HomeMy WebLinkAbout03/01/2021 - PacketPLANNING COMMISSION AGENDA – March 1, 2021
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City Tigard
Planning Commission Agenda
MEETING DATE: March 1, 2021 - 7:00 p.m.
MEETING LOCATION: Members Remote via Microsoft Teams
Link to virtual hearing online: https://www.tigard-
or.gov/city_hall/public_hearing_feed.php
Call-in number for public testimony: 503-966-4101
Public testimony call-in time is between 7:15 p.m. and 7:30 p.m.
1. CALL TO ORDER 7:00 p.m.
2. ROLL CALL 7:00 p.m.
3. COMMUNICATIONS 7:02 p.m.
4. CONSIDER MINUTES 7:04 p.m.
5. PUBLIC HEARING 7:05 p.m.
WESTON OAKS PLANNED DEVELOPMENT (PDR2020-00001/SUB2020-00004)
Staff: Associate Planner Monica Bilodeau
PROPOSAL: The applicant is proposing a 17-Lot Subdivision/Planned Development for single
detached houses on 1.77 acres. LOCATION: The site is located on the east side of SW 95th Avenue,
just south of SW Tangela Court. (WCTM 1S135DC10100)
6. OTHER BUSINESS 8:15 p.m.
7. ADJOURNMENT 8:30 p.m.
March 1, 2021 Page 1 of 8
CITY OF TIGARD
PLANNING COMMISSION
Minutes, March 1, 2021
Location: Members Remote via Microsoft Teams
Link to virtual hearing online:
Call-in number for public testimony: 503-966-4101
Public testimony call-in time was between 7:15 and 7:30 p.m.
CALL TO ORDER
President Hu called the meeting to order at 7:00 p.m.
ROLL CALL
Present: President Hu
Vice President Jackson
Commissioner Brook
Alt. Commissioner Dick
Alt. Commissioner Miranda
Commissioner Roberts
Commissioner Schuck
Commissioner (K7) Tiruvallur
Commissioner Watson
Commissioner Whitehurst
Absent: Commissioner Quinones
Staff Present: Tom McGuire, Assistant Community Development Director;
Doreen Laughlin, Executive Assistant; Monica Bilodeau, Associate Planner;
Jeremy Tamargo, Principal Engineer
COMMUNICATIONS
Vice President Jackson mentioned that he’d attended the River Terrace 2.0 CAC. He noted there
had been three competing concepts and that they’d settled on one of them ; they focused on a
Main Street concept but with a large commercial area along Scholls Ferry Road with some
connections down into the new King City Town Center that’s being developed. He said the
virtual open house is available on the City website through March 7th so if anyone wants to give
feedback, that’d be welcomed.
Commissioner Watson noted that she’d attended the Tigard Transportation Advisory Committee
meeting on February 8th. It was primarily focused on steps forward in terms of sidewalks and
March 1, 2021 Page 2 of 8
creating bikeable routes. She also noted that the public comment period for future transportation
needs closed on February 17th.
CONSIDER MINUTES
President Hu asked if there were any additions, deletions, or corrections to the February 25, 2021
minutes; there being none, President Hu declared the minutes approved as submitted.
PUBLIC HEARING
WESTON OAKS PLANNED DEVELOPMENT (PDR2020-00001/SUB2020-00004)
SUMMARY OF PROPOSAL
The applicant is proposing a 17-Lot Subdivision/Planned Development for single detached houses
on 1.77 acres.LOCATION:The site is located on the east side of SW 95th Avenue, just south of SW
Tangela Court.
HEARING STATEMENTS
President Hu read the required statements and procedural items from the hearing guide. There
were no abstentions; there were no challenges of the commissioners for bias or conflict of
interest. Ex-parte contacts: None. Site visitations: Commissioners Jackson and Whitehurst,
Alternate Commissioner Dick, Commissioner Watson, and Alternate Commissioner Miranda
STAFF REPORT
Associate Planner Monica Bilodeau introduced herself. She pulled up a short PowerPoint
(Exhibit A). She noted that the project is located on SW 95
th Avenue, just south of Greenburg
Road. The applicant is proposing a 17-unit detached development located on roughly 1.7 acres -
with lots that range from approximately 2,200 square feet to 4,400 square feet, and an average of
3,000 square foot lots. The project is proposing amenities including an open space area adjacent
to the water quality facility; additionally, off 95
th there are two large Oregon White Oaks and a
park like setting. It will feel large because of the open space area and the water quality facility
there. So, those are some of the amenities. In return, as part of the Planned Development
criteria,the applicant has requested some adjustments to the minimum lot size and setbacks.
Thosemodifications are all located on page 14 of the staff report. She noted that she’d received a
comment from a neighbor. The comment focused on density, so she went over the density
calculation, how that was made and how this project takes advantage of the 30% increase to the
maximum density. She noted that they are within the correct allowed range of density using the
Planned Development criteria standards.
STAFF RECOMMENDATION
Staff recommends the Planning Commission take two actions today:
•The first in favor of the proposed Concept Plan Map
•The second in favor of the proposed Detailed Planned Development Map and Subdivision
March 1, 2021 Page 3 of 8
QUESTIONS
Regarding the pedestrian connection to the east of the development that goes through
Greenburg Oaks, is an easement needed there for public access? Monica noted that staff
had made sure the applicant coordinated with the adjacent neighbor to ensure that that was a
good location for the connection, and as she understands it, it will connect right through. She
noted that yes, there is an easement, so it will be open to the public to use.
Under what conditions would the overhead lines along 95th ever be undergrounded?
Principal Engineer Jeremy Tamargo: “That would be assessed at the time of the PFI submittal
for the construction permits. Generally, undergrounding is required unless there is a reason not
to require it. In this case we have received the construction set-back from the applicant’s arborist
in terms of trying to save the trees along the frontage of the property. We would assess whether
or not to underground utilities at the time we get the construction documents. So, we’re going to
do all we can to try to save those trees – which is why you see the curb tight sidewalk design.”
The report said that the provision to stub a street is precluded by the pre-existing
development surrounding the site. I’m unsure as to under what conditions we do or don’t
stub a street.
Principal Engineer Jeremy Tamargo: “It’s really based on the existing conditions, I would say in
this case because of the existing apartment complex that’s been developed, it’s unlikely that that
would be redeveloped, so that’s why you’re seeing the pedestrian connection rather than a street
stub.”
What’s the difference between a cul-de-sac design and a hammerhead design? “A cul-de-
sac looks like kind of a circular bulb design, whereas the hammerhead kind of looks like a “T” –
like a hammerhead shark. Hammerheads are basically turnarounds for firetrucks, emergency
access – basically different designs serving the same purpose.”
In condition #26 it says the CC&R’s must have language to address the maintenance of
tracts and private accesses. I just want to confirm that the maintenance of tracts includes
the maintenance of the water run off facility. Jeremy Tamargo: “In this case, it’s a privately
owned and maintained facility. The Homeowner Association’s CC&R’s would have to address
the maintenance of the ponds.”
APPLICANT PRESENTATION
Wayne Hayson, Planning Manager with Pioneer Design – representing the applicant said
that Monica had done a good job in summarizing the application, so he didn’t want to go over it
again in too much detail. Instead he would go over the few slides he had with him (Exhibit B ).
He said they are presenting both the Concept Plan and the Detailed Plan for approval. He went
over the Preliminary Plat which contained the detailed plan. He said they provide a good number
of lot sizes from 2200 square feet up to a little over 4400 square feet as Monica had mentioned in
her opening. The application provides a good range of lot sizes. He noted that the site is accessed
via a private street from SW 95th Ave. That private street will have a 26-foot width with
March 1, 2021 Page 4 of 8
mountable curbs and curb tight sidewalk and will terminate with the hammerhead turnaround.
There will be parking available on one side of the east west portion of that street, so there is
going to be additional on-street parking provided by the application and then at the terminus of
that street. He said he believes the pedestrian path which will connect to Greenberg Oaks will
provide excellent connectivity between the site and 95 th Avenue and adjoining uses. Regarding
off-street parking, all but three of the units will have two car wide garages with two car driveways
- so four off-street spaces per lot. The other three units, like 7, 8 and 11 will have one car wide
garages which will also have a space in front – and there is also the option that those homes may
have tandem garages, so they will provide a minimum of two and at least three. So, with those
double wide double wide garages we are providing significant amounts of off-street parking as
well, and certainly greater than is required by the code. The Planned Development application is
requesting a reduction in minimum lot size, minimum lot width, the minimum front yard, street
side yard, minimum interior yard – a 30% increase in the maximum density as allowed through
the planned development standards and an increase in the garage frontage width for Lot 6, 9, 10
and 12. So only four of the 17 units. We believe the planned development allows us to create a
smooth step-down transition in those densities. The Water Quality Facility has split rail fencing
so that visually it becomes more of a passive part of the total open space area rather than just
utility value for stormwater facilities.
Matt Wellner was at the meeting on behalf of the applicant, ECH Investments. He said Wayne
Hayson had gone over some of what he’d planned on presenting , so he won’t go over that again .
He said they had four primary goals. The main one was preservation of the existing Oak trees –
not only the two Oaks that are along the front edge, but also the two Oaks that are along the
frontage of parcel one. He said, “We worked pretty hard to make sur e that not only are those
trees going to be retained in a healthy and stable for the future manner, but they’re also very
much an asset to the project. Building that park area around it and adding all the landscaping that
we’ve proposed – not only is it going to be a good buffer – but I think it’s going to be a nice
gathering space to, not only the people that live there, but also for other people that may find
their way there from the neighborhood. He noted they had the goals preservation of the two sets
of Oak Trees. They are an asset to the project – they are building a park area around it and will
have nice landscaping there as well. Parking was a big deal. I think the requirement is maybe two
off-street spaces per unit – something around there - and I think we’re actually going to have
about 70 spaces total throughout the project for the 17 units. Ideally, we would have liked to be
able to park on 95th Ave., but ultimately there’s a plan for a bike lane running along there which
would conflict with that parking. Still, we wanted to provide as much parking as absolutely
possible because we didn’t want cars from our neighborhood parking out into the remaining of
the neighborhood. Lastly, regarding the sizing of the pond- ultimately that pond area could have
been designed much smaller, but it would have been a deep hole in the ground with very large
retaining walls on at least three sides. We very much wanted to make it an aesthetic piece of the
park area that we were developing next to it, so we widened out the actual footprint of the pond
and added a lot of landscaping to it .”
QUESTIONS
If cars are able to park on both sides of the private road, can an emergency vehicle pass
through? As we designed it, there’s parking on one side of the street, so yes there’s enough of a
March 1, 2021 Page 5 of 8
travel way for emergency access vehicles. We are widening 95th to be able to accommodate
emergency vehicle access as well.
Are you putting in the fences between the homes and planting the trees? The landscaping
that you see in the Planning Set will all be provided as part of the project. Regarding fencing –
there will be perimeter fencing and the rear yards will be fenced to the back of the house.
Will the HOA have a restriction on putting fences between the homes with the 3 feet on
each side? I’m 90% sure a fence is not allowed between the homes - that’s just a six-foot area.
Regarding the park in the front – is it considered just for the HOA or is it a public space?
It’s going to be owned and maintained by the HOA. Can anyone sit at that park? I don’t think
anyone would run you off.
A question to the arborist regarding the white oak health. Those trees are substantial and
old, and there was a wicked windstorm recently. Tell me about the health of the trees and
their life cycle. Is it likely they will need to come down? Or are they likely to fall down
into the retention pond? Todd Prager, Project Arborist for Teragan answered: Regarding the
health of the Oaks – there are two Oaks on the Northern frontage which has the existing house
– those are 581 and 582. 582 is the northern most Oak; it’s in average health – not great – but
not poor. The one to the south of that is what I would characterize as “in decline.” I don’t think
it has a long lifespan ahead of it, but it’s not an immediate h azard. The owner wants to retain that
tree and that’s their prerogative and they will deal with the management of that oak as it goes
forward. The other two Oaks, 576 and 577, are in average health. They just haven’t had a lot of
maintenance in the past. They would benefit with some pruning and removing of dead wood.
They have a good life span ahead of them. Regarding the ice storm – Oaks were hit hard. I
haven’t been by the site since the ice storm. Since there will be an active use park at least under
the two trees – there should probably be some maintenance pruning done there.
What are the setbacks for lots 6 and 12 to the north and south respectively? The north side
yard set back is the standard city 5 feet for the zone, and the rear yard is 15 feet.
PUBLIC TESTIMONY
TESTIMONY IN FAVOR – None.
TESTIMONY NEUTRAL – None.
TESTIMONY IN OPPOSITION – Julia Good – 11865 SW 95th Avenue: Ms. Good owns
one of the two homes directly across SW 95th Avenue from the proposed development. She had
sent in written testimony earlier in the day, and it had been emailed to the commissioners
(Exhibit C ). Her main concerns were about the calculations, the congestion, and how there’s
only one way in and out of the properties. She was concerned about the apartments being
blocked from the west sun. She said she’s most interested in finding out why it comes up to 17
units and believes this will make a huge impact. She wants to know if there will be parking
allowed in the hammerhead. She doesn’t like the 30% extra bonus if they put certain things in.
March 1, 2021 Page 6 of 8
She believes the zoning should be kept as it was meant to be, and not changed because of
bonuses for people.
APPLICANT/STAFF RESPONSE
Associate Planner Monica Bilodeau said , “I can go over the calculations because the planned
development criteria does allow the 30% bonus that increased what is allowed in that range.” She
went on to explain in detail exactly how they ended up with the maximum density, and how the
code does give the authority when it’s a planned development to add this additional density – but
she noted that it’s very well designed to accommodate th e density.” Assistant CD Director Tom
McGuire added, “The maximum density is 13 under the R7, with the 30% adding the four
additional units to 17. So just to give a bit more perspective, it’s going from 13 to 17, and if they
did not do the planned development, they would not be able to get that density. But they would
also not get that open space tract. To maximize the number of units, then houses would be
coming basically right up to 96th to the street, and the trees would be taken out and you would
get a more traditional subdivision. So that’s the tr adeoff. The whole idea of a planned
development is to get some public benefit, and in return for a property owner applicant
providing some additional public benefit that normally wouldn’t be required – they can take
advantage of the density bonus.”
Wayne Hayson added, “There is no parking in the hammerhead turnaround to make allowances
for emergency vehicle access. The minimum parking requirement is one off-street vehicle
parking space per house. So, we really are going well over and above what the off-street parking
requirement would be.”
Matt Sprague from Pioneer Design Group added, “There was the comment regarding 70
parking spaces. I’d like to point out that the 70 parking spaces being provided by the project far
exceed the requirement. So, it doesn’t mean that there’s going to be 70 within the development
itself – it’ll be substantially less. But it will prevent outside visitors from having to park outside
the community itself. The second thing I wanted to mention was that the sun is primarily from
southeast to southwest on this project and so adjacent to the apartment area the sun won ’t be
blocked until extremely late in the afternoon in terms of the apartment areas, which I think in the
summer is ideal – when it gets really hot, they will actually benefit from a little bit of shading so
the sun won ’t be totally blocked from the apartment to the east.”
PUBLIC HEARING CLOSED
DELIBERATION
President Hu, “So commissioners, do you have any comments?”
Commissioner Watson said overall it makes sense - and within the boundaries of the 30%
increase and the way that it works – it looks well intentioned. From 95th she thinks the
development will be very pleasant. She has sympathy for the neighbors to the north and south of
lots 6 and 12 as there will be a 30’ tall wall that will suddenly appear 5 feet away from their fence
lines. She said she will likely vote for the application, but that she doesn’t like that border
between the three-story tall houses and the immediate neighbors. She thinks that might be a little
unpleasant.
March 1, 2021 Page 7 of 8
Alternate Commissioner Dick noted that in looking at the drawings they’re beautiful, but to
see it in reality – they’re very small. They’re not really family oriented because there’s no yard for
playing, etc. She believes the target market must be young families without children. She thinks
it’s very tight and dense. She wishes there were less homes to give more privacy. To her, it looks
to be geared for young adults without children.
Commissioner Whitehurst: Regarding the written submission by Julia Good – in the written
submission it was mentioned that when they were looking for a home, 10 or so years ago, they
were considering public safety, and lighting, and things of that nature. He thinks that this
development is a positive for that. For the infrastructure, sidewalks and lighting – he thinks it
makes the area safer. He thanked the applicant for all the information he was willing to provide
and also for acknowledging the fact that they are actually going under what was allowable for
density and also for parking.
Commissioner Roberts – agrees with just about all of what he’s heard. He agrees it’s tight but
it’s beautiful; it’s going to be frustrating for some; he’s happy to see the parking… and he wants
to see it reinforced.
MOTION FOR THE CONCEPT PLAN
Commissioner Roberts made the following motion, “I move for approval of the Concept
Plan for application PDR2020-00001, based on the staff report and the testimony received. The
motion was seconded by Commissioner Whitehurst.
VOTE FOR APPROVAL
Unanimously Passes 8-0.
MOTION FOR THE DETAILED PLAN
Commissioner Roberts made the following motion for the Detailed Plan: “I move for
approval of applications PDR2020-00001 and SUB2020-00004 and adoption of the findings and
conditions of approval contained in the staff report and based on the testimony received today.”
The motion was seconded by Commissioner Whitehurst
VOTE FOR APPROVAL
Unanimously Passes 8-0.
OTHER BUSINESS
Assistant Community Development Director Tom McGuire talked to the commissioners about
the rolling calendar, types of cases coming forward, briefings, and the upcoming schedule. Tom
took some questions from some of the newer commissioners regarding the case they’d heard,
March 1, 2021 Page 8 of 8
and concepts they weren’t familiar with. After a lengthy general discussion, President Hu
adjourned the meeting.
ADJOURNMENT
President Hu adjourned the meeting at 8:30 p.m.
_______________________________________
Doreen Laughlin, Planning Commission Secretary
__________________________________
ATTEST: President Yi-Kang Hu
C I T Y O F T I G A R DWeston OaksPlanning Commission Hearing Agenda Item #5Community Development March 1, 2021EXHIBIT A
C I T Y O F T I G A R DConcept Plan Detailed Plan
C I T Y O F T I G A R DProject Summary
C I T Y O F T I G A R DStaff Recommendation➢➢
C I T Y O F T I G A R DWeston OaksPlanning Commission Hearing Agenda Item #5Community Development March 1, 2021EXHIBIT B
Weston OaksA 17-Lot Planned Development for Single Family Detached DwellingsCity of Tigard Planning CommissionMarch 1, 2021Planned Development Review (PDR) PDR2020-00001Subdivision (SUB) SUB2020-00004
Preliminary Plat
Site Rendering
Site Rendering
Weston OaksA 17-Lot Planned Development for Single Family Detached DwellingsCity of Tigard Planning CommissionMarch 1, 2021Planned Development Review (PDR) PDR2020-00001Subdivision (SUB) SUB2020-00004
The decision made: In 2007 and 2008 when my husband and I were selecting our home, we
investigated the surrounding area. We learned about the Tigard Main Street development
plans, we drove the neighborhood multiple times during the days and nights observing pace,
lighting and safety, and informing ourselves about zoning. We finally purchased our home in a
neighborhood that reflects our values. Walkable streets, two lane streets (not like some part of
Portland where 1 vehicle has to pull over granting access to an oncoming vehicle), off street
parking for all housing vehicles, a railroad, mass transit nearby, a variety of socioeconomic
housing options. There are apartments nearby, duplexes, our backyard meets with a county
housing property, and some of our neighbors have R 4.5 and R 7 zoning for their undeveloped
land. We chose the mixed use, uncongested development zones of our neighborhood. We
realized our neighbor’s acreage might someday be developed to their zone prescription: R-4.5
and R-7.
Chapmans. I’ve known Sharon Chapman,
enjoy each other’s company use, it’s re
(5,000 square foot lot, lot 50’wide
“Storm
Facility” consider I suppose I understand it’s creation, but it modifies the
EXHIBIT C
291’ x 207’
–
This is extraordinarily inconsistent with the neighborhood of R-4.5 and R-7 zoning.
out. It’s overburdened.
It’s a congestion nightmare.
“stuff”
modes of RV’s, or even
Please don’t allow this to be what happens, what Tigard stands for –
change at the whim of an “investor”
PDR2020-00001 WESTON OAKS PD PAGE 1 OF 57
Agenda Item: 5
Hearing Date: March 1, 2021 Time: 7:00 PM
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
120 DAYS = 5/21/2021
SECTION I. APPLICATION SUMMARY
FILE NAME: WESTON OAKS PLANNED DEVELOPMENT
CASE NO.: PLANNED DEVELOPMENT REVIEW (PDR) PDR2020-00001
SUBDIVISION (SUB) SUB2020-00004
PROPOSAL: The applicant is proposing a 17-Lot Subdivision/Planned Development for
single detached houses on 1.77 acres.
APPLICANT: CTH Investments, LLC
Matt Wellner
14787 SW Millikan Way
Beaverton, Oregon 97003
OWNER: Chapman/Manson Family Trust
Attn: Wayne Chapman
6324 NW 32nd Place
Portland, OR 97211
APPLICANT’S
REPRESENTATIVE:
Pioneer Design Group
Matthew Sprague
9020 SW Washington Sq. Dr.,
Suite 170
Portland, Oregon 97223
LOCATION: The site is located on the east side of SW 95th Avenue, just south of SW
Tangela Court. (WCTM 1S135DC10100)
COMPREHENSIVE
PLAN
DESIGNATION: Residential
ZONE: R-7
PDR2020-00001 WESTON OAKS PD PAGE 2 OF 57
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.110, 18.210, 18.290, 18.410,
18.420, 18.710, 18.770, 18.830, 18.910, 18.920, and 18.930.
SECTION II. STAFF RECOMMENDATION
Staff recommends that Planning Commission find that the proposed Consolidated Planned
Development Plan and Subdivision will not adversely affect the health, safety, and welfare of the City
and meets the Approval Criteria as outlined in Section VI of this report. Therefore, Staff
recommends APPROVAL, subject to the following Conditions of Approval.
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT
SUBMITTAL:
1. Prior to permit submittal, the applicant must submit an Autocad file of proposed street names
and assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678
for the submission of the Autocad file. The address fee must be assessed in accordance with
the current Master Fee Schedule.
2. At time of building permit submittal Applicant will show compliance with 18.290.040
Residential Design Standards.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements to the PLANNING DIVISION, ATTN:
Monica Bilodeau (503)718-2421 or MonicaB@tigard-or.gov. The cover letter must clearly identify
where in the submittal the required information is found:
3. Prior to commencing any site work, the project arborist must perform a site inspection for tree
protection measures, document compliance/non-compliance with the Urban Forestry Plan, and
send written verification with a signature of approval directly to the project planner within one
week of the site inspection.
4. The project arborist must perform semimonthly (twice monthly) site inspections for tree
protection measures during periods of active site development and construction, document
compliance/non-compliance with the Urban Forestry Plan, and send written verification with a
signature of approval directly to the project planner within one week of the site inspection.
5. Prior to commencing any site work, the applicant must provide a fee to cover the city’s cost of
collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry
Manual, Section 11, Part 3). This fee amount will be for newly planted trees and preserved trees.
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements to the ENGINEERING DIVISION, ATTN:
PDR2020-00001 WESTON OAKS PD PAGE 3 OF 57
Jeremy Tamargo, Principal Engineer at (503) 718-2462 or JeremyT@tigard-or.gov.. The cover
letter must clearly identify where in the submittal the required information is found:
6. Improvements associated with public infrastructure including street and right-of-way
dedication, utilities, grading, water quality and quantity facilities, streetlights, easements,
easement locations, and utility connections must be designed in accordance with the following
codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• Tigard Community Development Codes, Municipal Codes
• Tualatin Valley Fire and Rescue (TVF&R) Fire Codes
• Other applicable County, State, and Federal Codes and Standard Guidelines
7. Improvements associated with public infrastructure including street and right-of-way
dedication, utilities, grading, water quality and quantity facilities, streetlights, easements,
easement locations, and utility connections for future utility extensions are subject to the City
Engineer’s review, modification, and approval.
8. Prior to commencing any site work, the applicant must submit a Public Facility Improvement
(PFI) Permit to cover all infrastructure work including stormwater Water Quality and Quantity
Facilities and any other work in the public right-of-way. Four (4) sets of detailed public
improvement plans must be submitted for review to the Engineering Department. An
Engineering cost estimate of improvements associated with public infrastructures including but
not limited to street, street grading, utilities, stormwater quality and water quantity facilities,
sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit
submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost
estimate of water improvement must be listed as a separate line item from the total cost
estimate. NOTE: these plans are in addition to any drawings required by the Building Division
and should only include sheets relevant to public improvements. Public Facility Improvement
Permit plans must conform to City of Tigard Public Improvement Design Standards, which are
available at City Hall and the City’s web page (www.tigard-or.gov).
9. Prior to commencing site improvements, the Applicant must submit plans showing the
following required street improvements to Engineering for review and approval:
SW 95th Avenue half-street improvements:
o 29’ right-of-way dedication from centerline
o 18’ pavement (12’ travel lane, 6’ bike lane)
▪ Pavement section must meet current public improvement design standards and details at time of application for PFI Permit.
o 0.5’ curb
o 5’ planter strip (back of sidewalk)
o 5’ curb tight sidewalk
▪ Sidewalk must be extended from the site to connect to existing sidewalk
located north of the proposed development.
o 0.5’ public access behind sidewalk
PDR2020-00001 WESTON OAKS PD PAGE 4 OF 57
o 8’ public utility easement
10. Prior to commencing any site work, the applicant must submit the exact legal name, address
and telephone number of the individual or corporate entity who will be designated as the
“Permittee”, and who will provide the financial assurance for the public improvements. Specify
if the entity is a corporation, limited partnership, LLC, etc. and the state within which the entity
is incorporated and provide the name of the corporate contact person. Failure to provide
accurate information will delay processing of project documents.
11. Prior to commencing any site work, the applicant must provide a construction vehicle access
and parking plan for approval by the City Engineer. The purpose of this plan is for parking and
traffic control during the public improvement construction phase. All construction vehicle
parking must be provided onsite. No construction vehicles or equipment will be permitted to
park on the adjoining residential public streets. Construction vehicles include the vehicles of
any contractor or subcontractor involved in the construction of site improvements or buildings
proposed by this application and must include the vehicles of all suppliers and employees
associated with the project.
12. Prior to commencing site improvements, the applicant must provide a photometric analysis for
the review and approval. The applicant must submit plans showing the location of streetlights
and the type and color of pole and light fixture for review and approval. Photometric analysis
will follow the recommended values and requirements described in ANSI/IESNA. All public
streetlights must be PGE Option B.
13. Prior to commencing any site work, the applicant must obtain all required approvals and
permits for construction from all necessary agencies.
14. Prior to commencing any site work, the applicant must submit site plans and a final storm
drainage report as part of the PFI Permit indicating how run-off generated by the development
will be collected, conveyed, treated and detained for review and approval. The storm drainage
report must be prepared and include a maintenance plan in accordance with CWS Design and
Construction Standards and the City of Tigard Standards.
15. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to
the City of Tigard for review. The City will forward plans to CWS after preliminary review.
16. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing the proposed sanitary sewer system and associated facilities to be designed and
constructed in accordance with the City of Tigard and CWS Design and Construction
Standards.
17. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing all proposed and/or extensions of public water lines, hydrants and water
services to be designed in accordance with the City of Tigard Standards for review and
approval.
PDR2020-00001 WESTON OAKS PD PAGE 5 OF 57
18. Prior to commencing any site work, the applicant must provide written approval from TVF&R
for fire flow, hydrant placement, and emergency vehicular access and turn around.
19. Prior to commencing any site work, the applicant must submit the joint access easement and
maintenance agreement for the proposed private street and for the proposed pedestrian access
path for review and approval.
20. Prior to commencing any site work, the applicant must submit an erosion control plan as part
of the PFI Permit. The plan must conform to the "CWS Erosion Prevention and Sediment
Control Design and Planning Manual” (current edition).
21. Prior to commencing any site work, the applicant must submit a final grading plan showing the
existing and proposed contours. The plan must detail the provisions for surface drainage of all
lots and show that they will be graded to ensure that surface drainage is directed to the street or
a public storm drainage system approved by the Engineering Division. The design engineer
must indicate, on the grading plan, which lots will have natural slopes between 10 percent and
20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information
will be necessary in determining if special grading inspections and/or permits will be necessary.
22. Prior to commencing any site work, the applicant must provide a performance bond for all
public improvements and private stormwater treatment facilities associated with the
development.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO FINAL PLAT APPROVAL:
The applicant must prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DIVISION,
ATTN: Jeremy Tamargo, Principal Engineer at (503) 718-2462 or JeremyT@tigard-or.gov.. The
cover letter must clearly identify where in the submittal the required information is found:
23. Prior to final plat approval, all improvements associated with public infrastructure including but
not limited to street improvement under the City of Tigard jurisdiction must be constructed,
completed and/or satisfied. The Applicant must obtain conditional acceptance from the City
and provide a two-year maintenance assurance for said improvements.
24. Prior to final plat approval, all public utility facilities including but not limited to storm drainage,
water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless
must be completed. Private storm water quality and quantity facilities must be provided with
two years of maintenance and entered into a stormwater maintenance agreement with the City.
25. Prior to final plat approval, the final plat must contain State Plane Coordinates on two
monuments with a tie to the City’s global positioning system geodetic control network (GC 22).
These monuments must be on the same line and must be of the same precision as required for
the subdivision plat boundary. Along with the coordinates, the plat must contain the scale
factor to convert ground measurements to grid measurements and the angle from north to grid
north. These coordinates can be established by; GPS tie networked to the City’s GPS survey or
by random traverse using conventional survey methods.
PDR2020-00001 WESTON OAKS PD PAGE 6 OF 57
26. Prior to final plat approval, the applicant must submit for City review four (4) paper copies of
the final plat prepared by a land surveyor licensed to practice in Oregon, pay the final plat fee,
and any other necessary data or narrative. The final plat and data or narrative must be drawn to
the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington
County, and by the City of Tigard. Final plat will include signature lines for the City Engineer
and Community Development Director. Note: Washington County will not begin their review
of the final plat until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the Applicant’s surveyor. After the
City and County have reviewed the final plat, the applicant must submit one copy of the final
plat, for City Engineer and Community Development Director signatures.
27. Prior to final plat approval, the applicant must record a joint access easement and maintenance
agreement with Washington County and provide a recorded copy to the City.
28. Prior to final plat approval, the applicant must submit the Final Intersection Sight Distance
Certification for review and approval.
29. Prior to final plat approval, the applicant must place all existing and proposed utilities
underground.
30. Prior to final plat approval, the applicant must provide evidence that the Homeowners
Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R)
document is in place with language in regard to the maintenance of tracts and private accesses.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO FINAL BUILDING INSPECTION:
The applicant must prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DIVISION,
ATTN: Jeremy Tamargo, Principal Engineer at (503) 718-2462 or JeremyT@tigard-or.gov. The
cover letter must clearly identify where in the submittal the required information is found:
31. Prior to final building inspection, all improvements associated with public infrastructures under
the City of Tigard jurisdiction must be constructed, completed and/or satisfied. The applicant
must obtain conditional acceptance from the City and provide a two-year maintenance
assurance for said improvements.
32. Prior to a final building inspection, the applicant shall call for a final planning inspection to ensure the project was completed according to the approved plan.
SECTION III. BACKGROUND INFORMATION
Proposal:
The applicant is requesting approval of a consolidated planned development review plan and subdivision.
The proposed development is for single detached houses on a variety of lot sizes, ranging from 2,223
square feet to 4,476 square feet and average of 3,212 square feet.
PDR2020-00001 WESTON OAKS PD PAGE 7 OF 57
The site will be accessed via a private street from SW 95th Avenue with 26 feet of pavement, mountable
curbs, a curb-tight sidewalk, and roadway illumination. The street will terminate with a hammerhead
turnaround, and parking will be available on one side of the east-west portion of the street. A pedestrian
path will connect the end of the hammerhead with sidewalks within the adjoining Greenburg Oaks
apartment complex to the east.
As part of the Planned Development Application, the applicant requests modification of the following
development standards:
- minimum lot size;
- minimum lot width;
- minimum front yard;
- minimum street side yard;
- minimum interior side yard;
- a 30 percent increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
The Planned Development proposes 17 lots for single detached houses. Lots 6-12 along the east side
adjacent to Greenburg Oaks are generally smaller in area and will support three-story units. Lots 1-5 and
13-17 are larger lots and will be two-story units, in order to provide an appropriate transition and screening
from the apartments to the east and the single detached development to the north and south. At the west
edge adjacent to SW 95th Avenue there is an existing detached home on the previously partitioned lot.
To the south of this house, the proposed development provides an open space (Tract D) and a storm
water quality facility (Tract E), which is designed to visually blend with the open space to provide a soft
visual transition and physical buffer from the street into the development.
A private street (Tract B) will provide access into the development from SW 95th Avenue. There will be
sidewalks on both sides of the private street, and a pedestrian connection (Tract C) at the east end of the
street connecting to the Greenberg Oaks Apartments, facilitating a reduced pedestrian block between SW
95th Avenue and SW 91st Avenue. With a 26-foot paved width, on street parking will be allowed on one
side of the private street, with eight spaces available within Tract B, and a further seven on-street spaces
available along the improved SW 95th Avenue frontages of the subject site and Tax Lot 10000.
For off-street parking, all but three of the units will have two-car wide garages, with two-car driveways,
providing four spaces per lot. The other three units, Lots 7, 8, and 11 will have one-car garages, providing
two off street spaces, with an option for tandem garages providing for three spaces. The provided on-
and off-street parking is significantly greater than that required by Code.
Open space within the development will be provided within the 3,620 square foot Tract D, which is
proposed to be landscaped with additional plantings, paving, and seating. Two large existing Oregon
white oaks will be retained in the south west corner of the Tract, maintaining the existing streetscape, and
screening the new homes. The perception of space within the area is enhanced by the location of the
water quality facility immediately adjacent to the open space, which will also be landscaped, to CWS
standards. Overall, the combination of the open space and water quality facility means the nearest home
within the development to SW 95th Avenue will be located approximately 110 feet from the street. The
proposed water quality facility has specifically been designed in a manner to minimize grading on the site,
and reduce the need for retaining walls.
PDR2020-00001 WESTON OAKS PD PAGE 8 OF 57
Site History:
The site was previously part of a 2.01-acre residential lot. Following the two-parcel partition of City of
Tigard Casefile MLP 2019-00002., the 1.77 acre site is vacant.
Vicinity Information:
The subject site abuts the east side of 95th Avenue. The surrounding neighborhood is predominantly
residential, with a variety of lot sizes.
Surrounding uses are as follows:
• To the north is SW Tangela Court, consisting of a subdivision with single detached houses.
• To the west across 95th Avenue are residential lots of various sizes.
• To the east is the Greenburg Oaks Apartments.
• To the south are single detached houses.
The subject site abuts the east side of 95th Avenue, which is designated as a Neighborhood Route. SW
95th Avenue connects with SW Greenburg Road north of the site, and SW Commercial Street to the
south.
Transit service is available on SW Greenburg Road via Tri Met’s 76 line, located approximatel y 1,000
feet north of the site. The number 12 line runs on 99W to the south. Both lines connect with the Tigard
Transit Center on SW Commercial Street, approximately 2,250 feet south east of the site, which also is
a stop for the WES commuter rail.
SECTION IV. PUBLIC COMMENTS
The Tigard Community Development Code requires that property owners within 500 feet of the subject
site be notified of the proposal and be given an opportunity to provide comments prior to a decision
being made. Staff mailed a Type III Notice of Public Hearing regarding this application to affected parties
on February 8, 2021 and posted the site on February 8, 2021. Staff did not receive any comments from
the public prior to the hearing.
SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA
The following summarizes the review criteria applicable to this decision, in the order in which they are
addressed:
Applicable Review Criteria
18.770 Planned Developments
18.830 Subdivisions
18.110 Residential Zones
18.210 Residential General Provisions
18.290 Single Detached Houses
18.410 Off-Street Parking and Loading
18.420 Landscaping and Screening
18.910 Improvement Standards
PDR2020-00001 WESTON OAKS PD PAGE 9 OF 57
18.920 Access, Egress and Circulation
18.930 Vision Clearance Areas
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
The following subsections address only the approval criteria applicable to this decision.
18.770 Planned Developments
18.770.020 Applicability
This chapter applies to all proposed or existing planned developments.
The applicant is proposing a planned development application. This chapter applies.
18.770.030 General Provisions
B. Planned development approval is required to establish a new planned development or to
substantially redevelop an existing planned development. Substantial redevelopment is
defined as a proposal that involves substantial changes to uses, structures, site
improvements, operating characteristics, or original findings of fact.
The applicant is requesting a planned development approval to establish a new planned development.
C. An applicant may choose to submit a single consolidated planned development
application or two consecutive planned development applications consisting of a concept
plan application and a detailed plan application.
The applicant is proposing a consolidated planned development.
D. The proposed development must comply with all applicable development standards and
requirements of this title, except as specifically adjusted through the planned
development approval process. Planned development review satisfies the requirements for
site development or conditional use review and a separate site development, conditional
use, or adjustment application is not required.
Compliance with the provisions of this chapter are addressed in the responses to the following
application sections.
E. If sensitive lands review is required, a sensitive lands application must be submitted
concurrently with a consolidated or detailed plan application. A sensitive lands application
may not be submitted concurrently with a concept plan application.
There are no sensitive lands associated with this property. This is a consolidated application
including Concept Plan, Conventional Plan for comparison, Detailed Plan, and Preliminary Plat.
F. If land division is proposed, a subdivision or land partition application must be submitted
concurrently with a consolidated or detailed plan application. A subdivision or land
partition application may not be submitted concurrently with a concept plan application.
PDR2020-00001 WESTON OAKS PD PAGE 10 OF 57
The applicant is proposing to subdivide the property. Therefore, a concurrent subdivision
application is included in this application packet, with the consolidated plan application.
G. If the proposed development has more than one base zone designation, density and floor
area standards are calculated for each base zone as provided by this title.
H. Density and floor area allocations and increases allowed with planned development
approval are as follows:
1. Minimum density and floor area may be allocated anywhere on the site regardless of
the underlying base zone designation.
2. Maximum density and floor area may be increased subject to the limitation of
Subparagraph 18.770.060.B.10.b.
There is only a single R-7 zoning applied to this property. Compliance with density standards is
addressed later herein, within the context of the flexibility allowed through the Planned
Development process.
The allowed density range for this property is 10 units minimum and 13 maximum units. A
Conventional Subdivision Plan example is included on Sheet 4, which reflects the allowed density,
without the benefit of the Planned Development provisions. Accordingly, a planned development
to reduce certain design standards is considered necessary to develop the site to accommodate
appropriate development of needing housing units. The existing parcel configuration does not
lend itself easily to the provision of regular lots following the design standards closely, while the
planned development approach allows for retention of the white oaks, provision of enhanced
pedestrian connectivity, and an appropriate transition in density from SW 95th Avenue through to
the Greenburg Oaks apartment complex to the east.
The applicant is proposing a Planned Development, which allows for an increase in density by 30
percent, which equals an additional four units for a total of 17 units (13.25 units x 1.3 = 17.26
units)
Therefore, the development complies with the allowed density.
I. Uses and housing types allowed with planned development approval are based on the
underlying zoning as follows:
1. Residential zones. All housing types and civic uses are allowed. Commercial uses not
allowed by the underlying base zone may be allowed where appropriately located,
designed, and scaled.
2. Commercial zones. Apartments and civic uses not allowed by the underlying base zone
may be allowed where appropriately located, designed, and scaled.
3. Industrial zones. No additional uses are allowed beyond what is allowed in the
applicable base zone.
The applicant is proposing a concurrent subdivision for single detached houses, consistent with
the R-7 zoning. No mixed-use or apartment developments are proposed.
J. The following development standards may not be adjusted with planned development
approval:
PDR2020-00001 WESTON OAKS PD PAGE 11 OF 57
1. Minimum density or minimum floor area ratio.
2. Maximum parking ratio.
3. Any development standard that contains an express prohibition.
The applicant is not seeking to adjust the minimum density, parking ratio, or any standard that
contains an express prohibition.
18.770.040 Required Analysis
In addition to the submittal requirements in Paragraph 18.710.030.C.3, a consolidated or concept
plan application must include the information listed below. The graphic illustrations must
adequately demonstrate the required information. Examples of graphic illustrations include, but
are not limited to, the following: maps, site plans, massing studies, elevation drawings, photo
simulations, and digitally created 3-dimensional drawings. Manually created artistic renderings
are usually not adequate on their own to illustrate the required information.
A. Proposal summary.
A written description and graphic illustration of the planned development proposal with
enough specificity to convey the overall land use pattern, development scale, circulation
network, and housing types and densities. The description must include a statement about
the planning objectives to be achieved by the proposal and why the applicant believes the
public benefits from the proposal are sufficient to warrant the type and amount of flexibility
requested.
The subject site and properties to the north and east are zoned R-7. However, much of the area is
developed with existing non-conforming residential units exceeding the densities prescribed by the
district. As such, this Planned Development serves an important role in providing a more harmonic
transition between the higher density non-conforming housing types adjacent to the site and the
existing conforming single detached developments than the Community Development Code
standards would otherwise allow.
To the north of the site, development consists of typical R-7 single detached houses, while to the east
there is higher density development with an apartment complex (Greenberg Oaks) abutting the east
boundary of the property. The properties to the south and west are zoned R-4.5, and developed
predominantly with single detached houses, on a mix of lot sizes, with the exception of the Dove
Court garden apartment complex located directly across SW 95 th from the subject site. Further south,
along the SW Commercial Street corridor, land use zones include R-25, and MU-CBD.
As described above, the applicant views the subject site as a transitional development providing for a
smooth step-down transition in densities. There are apartments to the east (Greenberg Oaks) and
single detached houses to the north, south, and west, across SW 95th Avenue. Lot sizes across the site
generally increase from east to west, with the open space area and water quality facility on the western
boundary softening the development from SW 95th Avenue.
The Planned Development provides for 17 lots of single detached houses. Lots 6-12 along the east
side adjacent to the apartments are generally smaller in area, and will support three-story units. Lots
1-5 and 13-17 are larger lots and will be two-story units, in order to provide an appropriate transition
and screening from the apartments to the east and the single detached development to the north and
south. At the west edge adjacent to SW 95th Avenue there is an existing detached home on a larger
lot. To the south of this house, the proposed development provides an open space (Tract D) and a
PDR2020-00001 WESTON OAKS PD PAGE 12 OF 57
storm water quality facility (Tract E), which is designed to visually blend with the open space to
provide a soft visual transition and physical buffer from the street into the development.
A private street (Tract B) will provide access into the development from SW 95 th Avenue. There will
be sidewalks on both sides of the private street, and a pedestrian connection (Tract C) at the east end
of the street connecting to the Greenberg Oaks Apartments, facilitating a reduced pedestrian block
between SW 95th Avenue and SW 91st Avenue. With a 26-foot paved width, on street parking will be
allowed on one side of the private street, with eight spaces available within Tract B, and a further
seven on-street spaces available along the improved SW 95th Avenue frontages of the subject site and
Tax Lot 10000.
For off-street parking, all but three of the units will have two-car wide garages, with two-car driveways,
providing four spaces per lot. The other three units, Lots 7, 8, and 11 will have one-car garages,
providing two off street spaces, with an option for tandem garages providing for three spaces.
Open space within the development will be provided within the 3,620 square foot Tract D, which is
proposed to be landscaped with additional plantings, paving, and seating. Two large existing Oregon
white oaks will be retained in the south west corner of the Tract, maintaining the existing streetscape,
and screening the new homes. In order to facilitate the successful retention of these trees, the applicant
has requested approval of curb-tight sidewalks along the SW 95th Avenue frontage, as supported by
the applicant’s Consulting Arborist in his memorandum dated Decemb er 14, 2020, and submitted
with this application. Retention of the white oak trees is important in maintaining the significance of
these trees to the established character of the neighborhood, and retaining a sense of continuity in the
community. The perception of space within the area is enhanced by the location of the water quality
facility immediately adjacent to the open space, which will also be landscaped, to CWS standards.
Overall, the combination of the open space and water quality facility means the nearest home within
the development to SW 95th Avenue will be located approximately 110 feet from the street. The
proposed water quality facility has specifically been designed in a manner to minimize grading on the
site, and reduce the need for retaining walls.
The applicant has provided architectural drawings of the proposed development. While the drawings
are indicative only, they do provide a comparable view of the pedestrian friendly design concept
proposed by the applicant, which promotes open space and significant vegetation along the frontage
of 95th Avenue; utilizes the storm water management facility to add to the sense of openness within
the development, and provides an aesthetically pleasing transition between the larger two story homes
closer to SW 95th and the smaller lot three story homes adjacent to the Greenburg Oaks apartment
complex. This transition, and the requested adjustments of the Planned Development, helps to blend
the differing housing types and densities within the surrounding area in a more cohesive and
appropriate fashion that typical land use standards would allow.
From the outset, the main objectives of the applicant were to provide a logical transition from the
higher density development in the east to the lower density development to the west, north, and south,
while supporting a blended, walkable neighborhood compatible in design, scale, and nature with the
intent of the R-7 district, and retaining the significant mature white oaks at the front of the property.
The applicant has used the opportunities afforded by the planned development standards of the
Community Development Code to create a variety of lot sizes and housing types, allowing for different
price points within the development and creating additional units of needed housing by combining
modifications to lot and setback standards with density bonus provisions. The transition from the
PDR2020-00001 WESTON OAKS PD PAGE 13 OF 57
existing apartment units to smaller lot three story homes, to larger lot two story homes allows for
opportunities for a greater socio-economic blending within the same community, and the provided
pedestrian connection serves to integrate the existing and proposed neighborhoods.
Further, the open space area at the west end of the site provides a neighborhood scale gathering and
passive recreational area, while serving to mitigate any impacts to the R-7 scale of the area by softening
the visual impact of the development from SW 95th Avenue, and preserving the sense of history and
community by providing an appropriate place and manner to retain the white oak trees on the
property. The location of the water quality facility adjacent to the open space area provides residents
and users of the area with a greater sense of openness within the development, and provides additional
buffering from the street for homeowners and park users alike. Use of the flexibility provided by the
Planned Development standards is key to achieving these objectives, and allowing for a more
compatible development that provides significant benefits to the community at large.
The written description of the proposed development herein, together with attached graphic
illustrations, provided enough specificity to convey the overall land use pattern, development scale,
circulation network, and housing types and densities.
B. Flexibility request.
A detailed written description of all proposed adjustments to development standards and the
reason for each proposed adjustment. The description must be accompanied by professional
studies or analyses as needed to adequately support the reason for each proposed adjustment.
The description must also include a table that lists each applicable development standard
and the associated proposed standard in a side-by-side column format.
The applicant is utilizing the Planned Development process to request modification to the following
development standards
- reduction in minimum lot size;
- reduction in minimum lot width;
- reduction in minimum front yard;
- reduction in minimum street side yard;
- reduction in minimum interior side yards;
- an increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
The proposed development is for single detached houses on a variety of lot sizes, ranging from 2,223
square feet to 4,476 square feet and average of 3,316 square feet. The following table compares the
R-7 code standard to the proposed planned development standards. Requested modifications are
identified in bold.
Minimum Lot Size 5,000 sq ft 2,200 sf
Minimum Lot Width 50 ft 26 ft
PDR2020-00001 WESTON OAKS PD PAGE 14 OF 57
Minimum Setbacks
- Front 15 ft 13.5 ft
- Street side 10 ft 8 ft
- Side 5 ft 3 ft interior
5 ft perimeter
- Rear 15 ft 15 ft
- Garage [3] 20 ft 20 ft
Maximum Height 35 ft 35 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area [4] 20% 20%
Minimum Density 80% of maximum density
Maximum Density Calculated using the method provided in 18.40.130
Minimum Parking 1 off-street vehicle parking space per house [5]
The above listed modifications allow the development of the site to urban standards consistent with
the surrounding residential development, while providing appropriate transitions in density from the
Greenburg Oaks apartment complex to the east, and SW 95 th Avenue to the west. The proposed
modifications also recognize and take advantage of the convenient access to multi-modal transit
options available from the site, with regular bus service to the north and the Tigard Transit Center
located within walking distance to the south.
In addition to the above, as part of the request for modifications within the Planned Development,
Lots 6, 9, 10, and 12, all homes within the development are proposed with 16-foot-wide garage doors,
on a ground floor street facing façade of 24 feet. As such these garage doors will be 66.7 percent of
the total width of the street-facing façade, exceeding the 60 percent maximum width. Sixty percent
of the applicable façade would be 14.4 feet, meaning the adjustment request is for an additional 1.6
feet. The applicant contends that this modification will be de minimis, as it will be practically
unnoticeable from the street, while providing significant neighborhood benefits through the provision
of two additional off-street parking spaces for these four lots. As shown on the house plans for Lots
6, 9, 10, and 12 submitted with this application, each of the four homes will include a minimum of
seven of the detailed design standards of Section 18.290.040.C.3. Improvements include, but are not
limited to covered porches, dormers, roof eaves, horizontal lap siding, accent building materials, gable
roof, hip roof, or gambrel roof designs, and fire-resistant roof materials. These standards will remain
applicable at the time of building permit review for all lots, and will be the responsibility of the
homeowner and/or builder to demonstrate compliance.
C. Public benefits proposal.
A detailed written description of all proposed public benefits. The description must be
accompanied by drawings, plans, or details as needed to convey the location, size, and
overall nature of each public benefit. Public benefits include features, amenities, or
protections that in some way exceed the minimum standards of this title to the benefit of
the general public or planned development users.
The proposed Planned Development provides a number of overall benefits in the form of a
transitional density development, together with preservation of existing trees, landscaped amenities in
the form of open space Tract D, and a pathway connection to the east, providing for non-auto
PDR2020-00001 WESTON OAKS PD PAGE 15 OF 57
connectivity with the Greenberg Oaks Apartment Complex and SW 91 st Avenue. Additionally, the
use of the planned development standards allows the applicant to provide public benefits such as the
open space within Tract D, while increasing the provision of needed housing within the site and the
provision of a range of housing types with anticipated differing price points attractive to a wider range
of the community.
Within the open space Tract D, there is 3,620 square feet of accessible passive recreation area. The
open space area will include the retention of two large existing Oregon white oaks, providing almost
10,000 square feet of existing tree canopy, providing screening from the street, and retaining the
existing natural streetscape components. Traditional development would typically see these trees being
required to be removed due to the impact of development on their root systems, either through the
development of homes, driveways and access streets, or construction of utility facilities such as
stormwater facilities. This is consistent with the concerns listed in the memorandum from the
applicant’s Consulting Arbor ist, dated December 12, 2020. However, the use of the planned
development standards within this development allows for the provision of open space in exchange
for reduced lot sizes and setbacks, which in turn allows the applicant to isolate these trees from the
impacts of development, and to provide greater opportunity for their continued health and
preservation. The retention of significant trees such as the white oaks within Tract D provides
significant environmental, health, and recreational benefits to residents and the community at large,
which is why the City places such a high value on their retention.
In addition to the retention of the white oaks, the open space will be augmented with native plantings,
a pedestrian path, accent boulders, a bench, picnic table and a variety of ground covers. The open
space location immediately adjacent to SW 95th Avenue provides for convenient public access and
interactive observation of the area. In addition, the pedestrian path at the east end of the street allows
convenient access to the area for residents of the Greenburg Oaks apartment complex, and furthers
the integration of the differing housing types within the development and surrounding neighborhood
through access to shared resources. The location of the open space adjacent to the water quality
facility allows the open space are to be developed with a greater sense of space, with the facility to be
planted to CWS facility standards. The applicant has worked with City Engineering staff to determine
that while typical chain link fencing will be required at the top of the retaining walls and along the
perimeter of the facility’s north, east, and west boundaries, a less obtrusive and more visually appealing
split rail fence will be provided along the southern boundary to enhance the open space area.
Educational signage describing the purpose of the facility will also be placed along the south boundary
of the facility, to inform visitors of the function and environmental benefits of the facility.
The successful integration of the two adjoining facilities, along with the creation of a pedestrian
friendly urban streetscape within the development, is illustrated in the provided architectural
sketching’s of the proposed development. While the sketching’s are indicative only, they do provide
a comparable view of the pedestrian friendly design concept proposed by the applicant, which
promotes open space and significant vegetation along the frontage of 95 th Avenue; utilizes the storm
water management facility to add to the sense of openness within the development, and provides an
aesthetically pleasing transition between the larger two story homes closer to SW 95 th and the smaller
lot three story homes adjacent to the Greenburg Oaks apartment complex. As shown, this approach
serves to provide the public benefit of integrating the surrounding higher density uses with the lower
density single-family nature of the R-7 District in a manner which mitigates potential noise, height,
and privacy issues from the location of adjoining differing housing types. This allows for a more
integrated sense of community within the adjoining developments.
PDR2020-00001 WESTON OAKS PD PAGE 16 OF 57
As noted, the site currently includes 12 trees, eight of which are ornamental fruit trees, and an existing
canopy area of 16,502 square feet. The applicant proposes to improve the site to support a minimum
of 36 significant trees. The addition of these trees results in an increase in canopy from the current
16,502 square feet to a mature canopy as measured in accordance with the UFM of 39,724 square feet,
or approximately 14 percent more than the required 40 percent. Much of this additional canopy
coverage is facilitated by the planned development modifications. The benefits of increased tree
canopy are well known in the urban environment, including energy conservation, water filtration and
retention, wildlife habitat, increased home values, screening and buffering, and noise attenuation.
The City of Tigard is considered a “severely rent burdened” city. A city is c onsidered severely rent
burdened if more than 25 percent of the renter households are rent burdened (https://www.tigard-
or.gov/city_hall/affordable_housing.php). As with home ownership, rental prices across the entire
Metro area are negatively impacted by a shortage in housing stock, and a shortage in housing variety.
“An adequate housing supply is a fundamental building block of a healthy community. …….. A housing supply that
meets community needs is one that offers people a range of different places to live, different community densities to choose
from, and does not overburden the financial resources of any group living there.” (Goal 10 – Housing –
https://www.oregon.gov /lcd/OP/Pages/Goal-10.aspx)
In addition to the benefits identified above, including the provisions of additional open space, tree
retention, and an appropriate transition between differing housing types and densities, by utilizing the
opportunities offered by the Planned Development standards, the applicant is able to provide
significant public benefits to the community through the provision of additional needed housing with
a variety of housing types. As described previously, the applicant has proposed the provision of
smaller lot three story homes adjacent to the Greenburg Oaks apartment complex, with larger lot two
story homes progressing towards the SW 95th Avenue street frontage. The applicant also proposes
the provision of 17 new homes under the planned development standards, which is a significant
benefit in terms of the provision of needed housing over the 10-13 units available under the typical
R-7 standards. This variety in housing types and the efficient use of the site to provide needed housing
is consistent with the objectives of Statewide Land Use Planning Goal 10, benefiting the residents of
the City of Tigard and the wider metro area through the provision of additional housing options.
As an extension to the provision of additional needed housing, and as a further public benefit, the
applicant is providing half street improvements along the SW 95th Avenue frontage of Tax Lot 10000
to the north of the site. Frontage improvements provide public safety benefits such as roadway
paving, improved street widths, sidewalks, and illumination; public convenience benefits such as on-
street parking; and public utility improvements such as water, storm and sanitary sewer extensions,
and dry utility provision. While the subject site was created out of Tax Lot 10000, Tax Lot 10000 is
not part of the subject application, and the additional area of frontage improvements serves to increase
the cost of development. However, the utilization of the Planned Development standards to increase
the provision of needed housing units allows these costs to be dispersed across a larger number of
units, reducing the additional cost per unit and ultimately home prices, while still allowing for the
additional public benefits listed above.
D. Environmental analysis.
A written description and graphic illustration of the relationship between the planned
development proposal and any existing natural features on the site. The description and
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illustration must explain how the proposal addresses any existing sensitive lands,
significant tree groves, land forms, or other natural features on the site.
There are no significant sensitive lands, significant tree groves, or landforms associated with this
property. However, there are natural features in the form of 12 trees located on the site, eight of
which are ornamental trees. Two of the remaining four trees are individual species isolated from other
mature trees and in average condition. The two predominant trees on the site are large existing Oregon
white oaks, providing almost 10,000 square feet of existing tree canopy, which constitute the most
significant natural features on the site. These two large oak trees are proposed to be retained and
protected and preserved within Tract D.
E. Compatibility analysis.
A written description and graphic illustration of the relationship between the planned
development proposal and the surrounding community. The description and illustration
must explain how the proposal integrates with and responds to existing development
patterns through a discussion about the arrangement, location, and massing of all
proposed buildings, uses, and site improvements, including streets and paths.
The subject site abuts the east side of 95 th Avenue. The surrounding neighborhood is predominantly
residential, with a mixture of single detached houses on a variety of lot sizes, and apartments.
Surrounding uses are as follows:
• To the north is SW Tangela Court, a single detached house subdivision.
• To the west across 95th Avenue are residential lots of various sizes and the Dove Court garden
apartment complex.
• To the east is the Greenburg Oaks Apartments.
• To the south are single detached houses.
The proposed development is for single detached houses on a variety of lot sizes, ranging from 2,223
square feet to 4,476 square feet and average of 3,329 square feet. This lot size and unit mix is very
compatible with the established residential character of the neighborhood, with lot sizes across the
site generally increasing from east to west, with the open space area and water quality facility on the
western boundary softening the development from SW 95th Avenue. At the east, three story homes
will screen the existing apartment complex from the rest of the development, transitioning to two
story homes adjacent to the single detached residences adjacent to the north and south. As noted, the
proposal keeps the standard 15-foot rear yard setback of the R-7, retaining the privacy and rear yards
adjacent to the existing development.
F. Land use analysis.
A detailed written description that demonstrates the need for or benefit of any civic or
commercial uses proposed in a residential zone or civic or residential uses proposed in a
commercial zone where not allowed in the underlying base zone. The description must
be accompanied by professional studies or analyses as needed to adequately support the
proposed land uses. The description must also include a table that lists each proposed
land use category by location.
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The applicant is not proposing any commercial or civic uses as part of this planned development.
This analysis is not required.
G. Impact identification.
A detailed written description of the impacts of the planned development proposal on
adjacent properties or the surrounding community that would not occur if the site
developed without a planned development approval. If impacts exist, the description must
include a detailed mitigation proposal where practicable.
The following provides a summary of the expected impacts for the proposed Weston Oaks 17-Lot
Planned Development.
It is specifically noted, that the proposed planned development is designed to create 17 lots for single
detached houses. Whereas, under a conventional R-7 subdivision only a maximum of 13 lots would be
allowed. Therefore, the actual impact of the proposed Planned Development is limited to the additional
four lots, not the entire 17 units.
Site Location
The site is located on the east side of SW 95th Avenue, just south of SW Tangela Court. The site and
surrounding neighborhood are zoned R-7 to the north and east, and R-4.5 to the south and west. The
site is currently vacant, and is predominantly in grasses and ornamental fruit trees.
Surrounding Land Uses: The subject site abuts the east side of 95th Avenue. The surrounding
neighborhood is predominantly residential, with a variety of lot sizes.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single detached house subdivision, zoned R-7.
• To the west across 95th Avenue are residential lots of various sizes, zoned R-4.5.
• To the east is the Greenburg Oaks Apartments, zoned R-7.
• To the south are single detached houses, zoned R-4.5.
Project Description - Modifications
• Density – The applicant is proposing a 30 percent increase in density to allow for 17 lots, four
lots more than the 13 lots allowed by the base R-7 zone.
• Lot size – With the increased density the applicant is proposing reduced lot sizes ranging from
2,223 square feet to 4,476 square feet and average of 3,312 square feet.
• Setbacks – With the reduced lot sizes the applicant is also proposing reduced setbacks for front
yards (13.5 feet) and side yards (three-foot interior side yards; and eight-foot street-side yards).
• Lot Width and Frontage – The applicant is also proposing reduced lot widths and street frontages
PDR2020-00001 WESTON OAKS PD PAGE 19 OF 57
of 26 feet.
• Increase in the garage frontage width for Lots 6, 9, 10, and 12. Each Lot will support a 24-foot
wide home with a 16-foot wide garage opening, at 66.7 percent of the façade, or 6.7 percent over
the 60 percent standard.
Potential Impacts
The maximum density allowed under the R-7 zoning for the site would allow up to 13 units. Potential
impacts of the proposed 30 percent increase in density, which is four additional units, will result in minor
increases in traffic and place minor additional demand on City services and facilities. These impacts, as
described below, will be offset by benefits such as: street improvements, improved pedestrian circulation,
localized improvements to sanitary sewer, water, and storm drainage systems, and additional open space
within the development.
Proposed modifications through the planned development request are summarized and compared to
traditional R-7 zoning above. It is also noted that the majority of modifications requested (lot width,
front yard setbacks, and interior side yard setbacks) are internalized within the development, with
perimeter rear and side yards maintained at standard R-7 setbacks. Additionally, the additional density is
located adjacent to the Greenburg Oaks apartment complex along the eastern property line of the site,
which allows for a compatible transition in density away from the apartment development to the single-
detached house development proposed, and therefore minimizing the impact of the additional density,
and complementing the surrounding land uses.
Water
The City of Tigard has now partnered with the City of Lake Oswego to develop a joint water system.
The new system was completed in 2016. With completion, Tigard has a 14 million gallon per day supply,
capable of serving a population of 58,000 people.
There is an eight-inch water line in SW 95th Avenue, which is adequate to serve the proposed
development. As noted, the proposed development, with modifications, will result in four additional
single detached houses over that allowed by the base R-7 zoning. Typical single detached residential water
usage is about 300 gallons per day per unit. The proposed additional four units will only result in an
increased water demand of 1,200 gallons per day. Therefore, there is adequate water capacity to serve the
proposed development. The remaining adjustments to development standards will not impact water
supply.
Sewer
There is an existing eight-inch sanitary sewer line available within the SW 95th Avenue right-of-way. There
is adequate capacity in this line to serve the development. The development will pay required SDC’s as
its proportional contribution towards general facility capacity.
The current wastewater treatment system for Tigard is part of the CWS regional system, which is designed
for capacity anticipated within the UGB and their service area. The system has ample capacity to serve
this proposed development.
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Storm Drainage
The applicant will be installing a storm drainage system including a water quality facility in Tract E, from
which storm water will then discharge to the public system in SW 95th Avenue. Both treatment and
detention are accommodated. Inlets are provided so that surface water is not carried across any
intersection or allowed to flood any street.
The on-site storm facilities have been sized and located to handle the runoff for the development on the
proposed site, as well as the abutting street improvements. The public storm drainage facilities will be
constructed concurrently with site construction. The development will pay required SDC’s, as its
proportional contribution towards general facility capacity.
The attached storm drainage report defines the impact of the proposed development. Storm run-off
from this development will be managed consistent with City and CWS standards and will not create any
significant off-site impact.
As an additional benefit, the retention of the two Oregon white oak trees at the west end of the site, plus
the additional street tree and lot tree plantings, will serve to decrease the amount of stormwater run-off
to the proposed and existing stormwater facilities, in addition to reducing surface temperatures on
adjacent roadways and impervious surfaces, helping to limit the impact of runoff on surrounding surface
water temperatures.
Franchise Utilities
Overhead utilities within SW 95th Avenue will be retained overhead, consistent with surrounding
developments. All new public utilities serving the individual lots will be delivered from these existing
utilities to each lot site via underground lines in the proposed street. The public utilities will be installed
prior to building construction.
Transportation
The subject site abuts the east side of 95th Avenue, which is designated as a Neighborhood Route. SW
95th Avenue connects with SW Greenburg Road north of the site, and SW Commercial Street to the
south.
Transit service is available on SW Greenburg Road via Tri Met’s 76 line. The number 12 line runs on
99W. Both lines connect with the Tigard Transit Center on SW Commercial Street, which also is a stop
for the WES commuter rail.
Street right-of-way and improvements will be provided in accordance with the applicable standards
identified in the pre-application conference notes, Table 18.660.9, and Figure 18.660.5. Sidewalks will be
constructed consistent with the City standards, and a pathway (Tract C) will be provided to accommodate
pedestrian connectivity through the adjacent apartment complex out to SW 91st Avenue.
The development will pay required TDT, as its proportional contribution towards general transportation
system capacity. The City has also adopted a street maintenance fee, which is a monthly user fee dedicated
to the maintenance of existing roadways and rights-of-way within Tigard. The fee was recommended by
a citizen task force, and was initially established by the City Council in 2003.
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New traffic generated from the four additional units will be approximately 9.52 trips per day per unit, or
approximately 38 additional average daily trips.
Accordingly, the development site is expected to generate no more than 162 average daily trips for all 17
units. Therefore, a Traffic Impact Analysis is not required for this development. This volume of traffic
is not expected to significantly affect the existing capacity of surrounding roads.
Fire Services
The City of Tigard is served by Tualatin Valley Fire and Rescue. The District’s closest stations are located
at:
• The CBOC - 11945 SW 70th Avenue;
• Station 51 – 8935 SW Burnham Road;
• Station 50 - 12617 SW Walnut Street; and
• Station 53 – 8480 SW Scholls Ferry Road.
The district has a goal of less than a six minute response for fire and medical calls. The district serves a
210 square mile area with a population of 418,000 citizens.
Police
The Tigard Police Department is a progressive and professional police organization. The department is
committed to a community policing philosophy and works very closely with the public providing a wide
range of programs and information. The department is composed of dedicated police professionals
committed to the community, sensitive to the needs of the citizens while holding themselves accountable
to the highest standards of excellence and achievement.
There are three divisions within the Police Department, including Operations, Support Services and
Administration.
• Operations is the uniform and traffic branch
• Administration includes the public information and crime prevention functions.
• Support Services consists of records, detectives, property control, commercial crimes unit, school
resource officers and training.
•
Therefore, the City has adequate police service capability to serve the proposed new homes.
Parks
From open green fields to fishing on the Tualatin River, parks in Tigard offer great outdoor opportunities.
With more than 452 acres of parks, greenways and natural areas, the City of Tigard provides a variety of
options for recreation, while protecting the area’s natural beauty and providin g valuable wildlife habitat.
The City has approximately 10.4 acres of parks per 1000 population which is a desirable standard.
In 2010, Tigard voters approved a $17 million bond measure to acquire, preserve and protect parks and
PDR2020-00001 WESTON OAKS PD PAGE 22 OF 57
open spaces. Using bond dollars and $6.05 million in contributions and grants from Metro, Oregon
Watershed Enhancement Board, Washington County, and CWS, more than 108 acres of park land and
open space have been preserved.
The proposed development is providing on-site recreational space, in the form of Tract D open space,
which contains 3,620 square feet, in addition to the provision of sidewalks through the development, and
an additional landscaped pedestrian connection at the terminus of the private street connecting to the
Greenburg Oaks apartment complex.
The open space is located adjacent to SW 95th Avenue, enhancing the existing streetscape and providing
an attractive area to be improved with a picnic table, bench, pedestrian paths, feature boulders, and
attractive plantings. In addition, the open space is located abutting the proposed large water quality
facility, further adding to the feeling of space, and buffering the street from the new homes. Further, it
provides increased privacy and tranquility to residents within the new development. The attractively
landscaped pedestrian pathway will be provided at the eastern terminus of the private street, providing
pedestrian access to and from the Greenburg Oaks apartment complex, reducing the pedestrian block
lengths between SW 95th Avenue and SW 91st Avenue, along with sidewalks along both sides of the private
street connection to SW 91st Avenue. The development will also pay required SDC’s, as its proportional
contribution towards facility capacity.
Noise
The proposed development is residential in nature, with no commercial mixed-use. The surrounding area
is also substantially residential in character. Therefore, noise generated from this development is expected
to be proportional to that generated in the surrounding neighborhood.
This residential development is not expected to result in any significantly different noise impacts than
other current surrounding residential uses. Initial noise impacts will be from construction activities, which
are monitored and regulated by the City as to hours of operations. Other than the interim construction
period, there is nothing unusual about this development that would result in any substantial increase in
noise over normal ambient residential levels. The major noise generation in the immediate area is and will
remain from traffic on the abutting streets.
18.770.050 Approval Process
A. A consolidated planned development application is processed through a Type III-PC
procedure as provided in Section 18.710.070.
The proposed application is a consolidated planned development application and requires a public
hearing before Planning Commission. The hearing is scheduled for March 1, 2021.
18.770.060 Approval Criteria
A. Consolidated planned development. The approval authority will approve or approve with
conditions a consolidated planned development application when all of the following
criteria are met.
1. All concept plan approval criteria listed in Subsection 18.770.060.B are met; and
These criteria are addressed adequately below, this criterion is met.
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2. Adequate public facilities are available to serve the proposed development at the time
of occupancy.
The applicant has elected to submit a single consolidated planned development application. Findings
for adequacy of public facilities are discussed later in this report and find that the supporting plans
and documents submitted by the applicant sufficiently demonstrate compliance with Sub-sections A.1.
and A2. This criterion is met.
B. Concept plan. The approval authority will approve or approve with conditions a concept
plan application when all of the following criteria are met:
1. The information and analysis required by Section 18.770.040 is sufficiently detailed and
of high enough quality to effectively evaluate the proposed development;
The information and analysis was written in sufficient detail and high-quality for staff to effectively
evaluate the proposed development as demonstrated in findings throughout this report. This criterion
is met.
2. The characteristics of the site are suitable for the proposed development considering
size, shape, location, topography, and natural features;
The characteristics of the site are suitable for the proposed development relative to size and shape.
The site has a moderate three percent slope from northeast to southwest. There is nothing unusual
in the site size, shape, or location and no significant defining topography or other natural features that
limit normal development of the site. This criterion is met.
3. The proposed development is reasonably compatible with and thoughtfully integrated
into the surrounding community;
The proposed development is at minimum reasonably compatible with and thoughtfully integrated
into the surrounding community. The surrounding neighborhood is predominantly residential, with
a mixture of single detached houses on a variety of lot sizes and apartments.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single detached home subdivision.
• To the west across 95th Avenue are residential lots of various sizes.
• To the east is the Greenburg Oaks Apartments.
• To the south are single detached houses.
As previously described, the proposed development is for single detached houses on a variety of lot
sizes, ranging from 2,223 square feet to 4,476 square feet and average of 3,312 square feet. This lot
size and unit mix is very compatible with the established residential character of the neighborhood,
with lot sizes across the site generally increasing from east to west, with the open space area and water
quality facility on the western boundary softening the development from SW 95th Avenue. At the
east, three story homes will screen the existing apartment complex from the rest of the development,
transitioning to two story homes adjacent to the single detached houses adjacent to the north and
PDR2020-00001 WESTON OAKS PD PAGE 24 OF 57
south. As noted, the proposal keeps the standard 15-foot rear yard setback of the R-7, retaining the
privacy and rear yards adjacent to the existing development. This criterion is met.
4. The proposed development includes features, amenities, or protections that exceed
the minimum standards of this title to the benefit of the general public or planned
development users, and the proposed benefits are sufficient to warrant the type and
amount of development flexibility requested;
The proposed Planned Development provides benefits in the form of a transitional density
development, together with preservation of existing trees, landscaped amenities in the form of the
3,620 square foot open space Tract D, and a pedestrian pathway connection to the east, providing for
non-auto connectivity with the Greenberg Oaks Apartment Complex and SW Greenberg Road. Tree
canopy provided will exceed the minimum 40 percent requirement by approximately 14 percent, which
is a significant increase in tree canopy.
The open space is located adjacent to SW 95 th Avenue, enhancing the existing streetscape and
providing an attractive area to be improved with a picnic table, bench, pedestrian paths, feature
boulders, and attractive native plantings. The open space is located abutting the proposed water
quality facility, which has specifically been designed in a manner to provide a larger area further adding
to the feeling of space, and buffering the street from the new homes. Further, it provides increased
privacy and tranquility to residents within the new development. The larger water quality facility will
minimize grading on the site, and reduce the need for retaining walls. The attractively landscaped
pedestrian pathway will be provided at the eastern terminus of the private street, providing pedestrian
access to and from the Greenburg Oaks apartment complex, reducing the pedestrian block lengths
between SW 95th Avenue and SW 91st Avenue, along with sidewalks along both sides of the private
street connection to SW 91st Avenue. The development will also pay required SDC’s, as its
proportional contribution towards facility capacity. This criterion is met.
5. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve existing, healthy, and noninvasive trees and tree
groves to the greatest extent possible;
There are no significant tree groves on this property. The streets, buildings, and site improvements
of the proposed development are designed and located to preserve existing, healthy trees to the
greatest extent possible. Two mature Oregon white oak trees will be preserved and incorporated into
a common open space area. This criterion is met.
6. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve all natural drainages to the greatest extent possible,
except where the applicant has demonstrated that modifying a natural drainage results
in the same or better environmental function as the existing drainage;
There are no natural drainage channels or streams associated with this property. The streets, buildings,
and site improvements of the proposed development are designed and located to preserve all-natural
drainage flows to the greatest extent possible. This criterion is met.
7. Any impacts from the proposed development are mitigated to the extent practicable;
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The majority of potential impacts from the planned development revolve around reduced setbacks, and
an increase in density. In order to mitigate for any potential impacts, the applicant has retained the
standard side and rear yards around the perimeter of the site, to maintain privacy and consistent
development standards for adjoining properties. Landscape plans submitted with the application show
trees located within the rear yards of lots, which further serves to provide increased levels of privacy to
surrounding developments. Significant on- and off-street parking over and above that required reduces
the impacts to surrounding neighborhoods, and the provision of open space at the front of the
development serves to buffer the development from the street, with the nearest home to SW 95th Avenue
located approximately 110 feet from the street.
On the east of the site, three story homes will screen the existing apartment complex from the rest of the
development, transitioning to two story homes adjacent to the single detached houses to the north and
south. This transition serves to blend the higher densities to the east, transitioning into the lower densities
to the north, west, and south, mitigating for the additional four units within the development. This
criterion is met.
8. The city engineer has determined that any adjustments to street or access standards do
not result in unsafe conditions;
The private street (Tract B) is proposed with 26 feet of paved travel lane compared to the standard 28-
foot public street. This width exceeds the minimum standard for private streets within the City of Tigard,
and does not constitute an adjustment or unsafe condition. This criterion does not apply.
9. The proposed development complies with all applicable development standards and
requirements of this title, except as adjusted through this approval process; and
As addressed within this report, the proposed development complies with all applicable development
standards and requirements of this title, except as adjusted through this approval process. This criterion
is met.
10. The proposed development is within the following limits:
a. Maximum building height may be increased by up to 50 percent,
b. Maximum density or floor area may be increased by up to 30 percent, and
c. Minimum landscape area may be reduced down to 10 percent.
The proposed development is designed so as to maintain compliance within the limits for maximum
building height and minimum landscape area. Density is proposed to be increased by 30 percent,
which is within the limit allowed through the planned development standards.
FINDING: Based on the above analysis, the planned development criteria for the Concept Plan
and Detailed Plan have been fully met.
18.830 Subdivisions
A. Approval criteria. The approval authority will approve or approve with conditions an
application for a preliminary plat when all of the following are met:
1. The proposed preliminary plat complies with the applicable zoning ordinance and
other applicable regulations;
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Full compliance with the applicable zoning and other regulations is addressed herein, and as amended
through the Planned Development request. The preliminary plat has been prepared in substantial
compliance with the applicable code provisions. This criterion is met.
2. The proposed lots must comply with the following:
a. All development standards are met. The development standards, including density
standards for residential and nonresidential development, are provided in the
applicable development standards chapter in 18.200 Residential Development
Standards or 18.300 Nonresidential Development Standards.
Full compliance with the applicable zoning and other regulations is addressed herein, as
amended by the Planned Development request. This criterion is met.
b. Each lot for quad, rowhouse, or single detached house development is rectilinear
in shape with straight side lot lines at right angles to front lot lines, and straight
rear lot lines parallel to front lot lines, except where not practicable due to location
along a street radius or because of existing natural features or lot lines. Side and
rear lot lines that are segmented may not contain cumulative lateral changes in
direction that exceed 10 percent of the distance between opposing lot corners, as
measured using the process of Subsection 18.40.060.C.
All 17 lots are designed to comply with this criterion. This criterion is met.
c. Each lot has a minimum of 40 feet of frontage on a public or private right-of-way,
except for the following types of lots:
i. Rowhouse lots have a minimum of 15 feet of frontage on a public or private
right-of-way;
ii. Lots with curved frontages along cul-de-sacs or eyebrows have a minimum of
20 feet of frontage on a public or private right-of-way as measured along the arc
of the front lot line; and
iii. Lots at the terminus of a private street have a minimum of 20 feet of frontage
on a private right-of-way.
Full compliance with the applicable zoning and other regulations is addressed herein, including
lot width at the street, as amended by the Planned Development request. Lots 6 and 12 each
have 22 feet of frontage at the terminus of the private street (Tract B). No flag lots are
proposed. These criteria are met.
d. Lots created using the density and dimensional standards for cottage cluster,
courtyard unit, quad, and rowhouse development must record a deed restriction
that prohibits any type of development other than the type proposed with the
subdivision application. This deed restriction cannot be removed except through
another land division process.
The applicant is not proposing cottage cluster, courtyard unit, quad, or rowhouses. Therefore,
this criterion is not applicable.
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3. The proposed plat name is not duplicative and satisfies the provisions of ORS Chapter
92;
The applicant has reserved the plat name “Weston Oaks” through Washington County,
confirming that the name is not duplicative. This criterion is met.
4. The streets and roads are laid out so as to conform to the plats of subdivisions and
partitions already approved for adjacent property as to width, general direction and in
all other respects unless the city determines it is in the public interest to modify the
street or road pattern; and
Access to this development is proposed via a private street (Tract B). There are no existing
streets from adjacent developments that are or could be stubbed to this property. Therefore,
the proposed private street will be a permanent dead-end. The applicant is not requesting to
modify the street or road pattern. This criterion is met.
5. An explanation has been provided for all common improvements.
Proposed common improvements will include the private street (Tract B), the storm facility
(Tract D), Open Space (Tracts E), and pedestrian pathways/sidewalks (Tracts A and C).
Explanations have been provided for each. This criterion is met.
B. Conditions of approval. The approval authority may attach conditions that are necessary
to carry out the comprehensive plan and other applicable ordinances and regulations and
may require reserve strips be granted to the city for the purpose of controlling access to
adjacent undeveloped properties.
FINDING: Based on the above analysis, the applicable subdivision criteria have been fully met.
18.110 Residential Zones
18.110.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in
residential zones is provided in Table 18.110.2. If a use category is not listed, see Section
18.60.030.
The applicant is proposing a 17-lot subdivision for single detached houses, which is a permitted use in
the R-7 zone. This subdivision is being proposed as a Planned Development, which is subject to the
requirements of Chapter 18.770. This standard is met.
B. Development standards. The standards for residential development in residential zones are
located in the applicable housing type chapter in 18.200 Residential Development
Standards. The standards for nonresidential development in residential zones are located in
Chapter 18.350, Residential Zone Development Standards, and the applicable plan district
chapter, if any
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The proposed development is residential. The applicable standards in Chapter 18.200, Residential
Development Standards, are described below.
FINDING: Based on the above analysis, all of the applicable residential zone standards have been
fully met.
18.210 Residential General Provisions
18.210.020 Fence and Wall Standards
Fences and walls may be located within required setbacks. Fences and walls located
within required setbacks are subject to the standards in this section. Fences and walls
located outside required setbacks are subject to the standards in the applicable housing
type chapter in 18.200 Residential Development Standards.
A. Fences and walls in a required front setback may be a maximum of 3 feet in
height where abutting a local or neighborhood street and a maximum of 6 feet
in height where abutting a collector or arterial street.
B. Fences and walls in a required side, street side, or rear setback may be a
maximum of 8 feet in height. Fences and walls 7 feet or more in height require
a building permit.
C. Fences and walls with barbed or razor wire are prohibited.
D. Fences and walls must meet vision clearance area requirements in Chapter
18.930, Vision Clearance Areas. (Ord. 18-28 §1)
The applicant is not proposing any fencing or walls in the front yards. Privacy/good neighbor fencing
will typically be provided along the perimeter of the site, at the time of individual lot/home construction.
No fencing will exceed six feet in height. This standard is met.
FINDING: Based on the above analysis, all of the applicable residential general provisions have
been fully met.
18.290 Single Detached Houses
18.290.030 Development Standards
Development standards for single detached houses are provided in Table 18.290.1.
Table 18.290.1
Development Standards for Single Detached Houses
Standard R-7 Proposed
Minimum Lot Size 5,000 sq ft 2,200 sf
Minimum Lot Width 50 ft 26ft
Minimum Setbacks
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- Front 15 ft 13.5 ft
- Street side 10 ft 8ft
- Side 5 ft 3 ft interior
5 ft perimeter
- Rear 15 ft 15 ft
- Garage [3] 20 ft 20 ft
Maximum Height 35 ft 30 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area 20% 20%
Minimum Parking 1 off-street vehicle parking space per house [5]
[3] The minimum garage setback applies to garages and carports. The minimum setback may be reduced to 0
feet where vehicle access is taken from an alley.
[5] The minimum parking standard may be met with an on-street parking credit. On-street parking credit
standards are provided in Section 18.410.090.
The subject site is zoned R-7. The proposed development has been designed to comply with the R-7 lot
standards identified in Table 18.290.1, to the extent practicable. Modifications to the applicable
Development Standards have been requested through the Planned Development review process and have
been reviewed and approved elsewhere in this report. Those modifications are identified above, including
minimum lot size; minimum lot width; minimum front yard; minimum street side yard; and minimum
interior side yards.
The proposed development is for single detached houses on a variety of lot sizes, ranging from 2,223
square feet to 4,476 square feet, with an average of 3,212 square feet. A minimum lot size of 2,200 sf is
requested, in order to allow for minor adjustments through the final engineering review process.
FINDING: Based on the above analysis, all of the applicable standards have not been fully met,
or are being met through the Planned Development process.
18.40.130 Residential Density
A. Calculating maximum number of residential units for apartment and single detached
house development. To calculate the maximum number of residential units per net acre, divide
the number of square feet in the net development area by the minimum number of square feet
required for each lot or dwelling unit in the applicable base zone.
B. Calculating minimum number of residential units for apartment and single detached
house development. The minimum number of residential units per net acre is calculated by
multiplying the maximum number of units determined in Subsection 18.40.130.A by 80 percent.
C. Residential density for other housing types. Minimum and maximum residential density
for cottage clusters, courtyard units, rowhouses, and quads are provided in the development
standards chapters for each housing type.
D. Fractions. When a density calculation results in a fraction, the result will be rounded
down to the nearest consecutive whole number. (Ord. 19-09 §1; Ord. 18-23 §2)
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RESPONSE: The subject site contains approximately 1.77 acres or 77,237 square feet. The
allowed density is calculated as follows:
Total Site Area 77,237 sf
Sensitive Land Area 0
Land Dedicated to Public Park/Streets 0
Land Dedicated to Private Streets 10,996 sf
Net Development Area 66,241 sf
Maximum Density \5,000 13.25 = 13
Minimum Density @ 80% 10.6 = 10
Density can be increased by 30% through the Planned Development Process
13.25 units x 1.3 = 17.26 = 17 units
The applicant is proposing a 17-Lot subdivision utilizing the Planned Development provisions.
18.290.040 Design Standards
A. Entrances. The main entrance must meet the following standards:
1. The entrance must be set back no further than 8 feet from the widest street-facing wall;
and
2. The entrance must be offset no more than 45 degrees from a line parallel to the front lot
line. If the front lot is curved, the offset is measured from a line tangent to the midpoint of the
front lot line.
With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any specific buildings at this
time. Elevations for the lots identified above are included with this application, and meet these
requirements. Specifically, regarding the elevations for Lots 6, 9, 10, and 12, the front entrance is located
parallel to the front lot lines, and three feet behind the adjoining building wall. These standards will
remain applicable at the time of building permit review for all lots, and will be the responsibility of the
homeowner and/or builder to demonstrate compliance. As conditioned this standard is met.
B. Windows. A minimum of 12 percent of the area of all street-facing facades, excluding
alley-facing facades, must include windows or doors. Door area is the portion of a door that
moves and does not include the frame. Garage doors designed for vehicle access may not be
used to meet this standard.
1. Windows in a garage door may be used to meet this standard.
2. A maximum of 2 percent of the required window area may be frosted glass.
With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any specific buildings at this
time. Elevations for the lots identified above are included with this application, and meet these
requirements with approximately 21 percent of the front façade (156 sq ft/755 sf = 20.7 percent)
containing windows and/or doors. These standards will remain applicable at the time of building permit
review for all lots, and will be the responsibility of the homeowner and/or builder to demonstrate
compliance. As conditioned this standard is met.
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C. Attached garages and carports. The purpose of these standards is to prevent garages and
carports from obscuring or dominating the street-facing facade of residential buildings.
An illustration of garage door width is shown in Figure 18.290.1. An attached garage or
carport must meet the following standards, except for garages or carports on flag lots or
where vehicle access is taken from an alley.
1. A garage door or carport entrance designed for vehicle access may not be closer to the
street property line than a facade that encloses living area along the same street frontage,
except as follows:
a. A garage door or carport entrance may extend up to 5 feet in front of a
facade that encloses living area if there is a covered front porch with no horizontal
dimension less than 5 feet and the garage door or carport entrance does not
extend beyond the roof of the porch, excluding gutters.
b. A garage door or carport entrance may extend up to 5 feet in front of a
facade that encloses living area if there is a second story above the garage that
includes a street-facing window with a minimum area of 12 square feet and a
horizontal offset of no more than two feet from the plane of the garage door.
With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any specific buildings at this
time. Elevations for the lots identified above are included with this application, and demonstrate
compliance with these requirements. It is noted that these elevations contain second floor habitable living
area along the same street frontage which extends seven feet beyond the garage door, in order to create
a streetscape which has the living areas of these lots as the primary focal point. These standards will
remain applicable at the time of building permit review for all lots, and will be the responsibility of the
homeowner and/or builder to demonstrate compliance. As conditioned this standard is met.
2. The total maximum width of all garage doors or carport entrances is 12 feet or 50 percent
of the total width of the street-facing facade, whichever is greater. The width of a garage
door is measured from inside the garage door frame. Where more than one garage door
is proposed, the width of each garage door is measured separately. See Figure 18.290.1.
It is anticipated that all lots within the development will have garage doors exceeding 50 percent of the
total width of the street-facing facade. Accordingly, the standards of Section 18.290.040.C.3. below are
applicable. Compliance with these standards will be applicable at the time of building permit review for
all lots, and will be the responsibility of the homeowner and/or builder to demonstrate compliance. As
conditioned this standard is met.
3. The total maximum width of all garage doors or carport entrances may be increased to
60 percent of the total width of the street-facing facade provided that a minimum of 7
detailed design elements from the list below are included on the street-facing facade with
the garage door or carport entrance.
a. Covered porch: a minimum depth of 5 feet, as measured horizontally from the face of the
building wall, and a minimum width of 5 feet.
b. Recessed entrance area: A minimum depth of 2 feet, as measured horizontally from the
face of the building wall, and a minimum width of 5 feet.
c. Wall offset: a minimum offset of 16 inches from one exterior wall surface to the other.
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d. Dormer: a minimum width of 4 feet that is integrated into the roof form.
e. Roof eave: a minimum projection of 12 inches from the intersection of the roof and the
building walls.
f. Roof offset: a minimum offset of 2 feet from the top surface of one roof to the top surface
of the other.
g. Roof shingles: tile or fire-resistant roofing material.
h. Roof design: gable roof, hip roof, or gambrel roof design.
i. Roof pitch: a roof pitch of at least 500 square feet in area that is sloped to face the southern
sky and has its eave line oriented within 30 degrees of the true north/south axis.
j. Horizontal lap siding: a minimum visible lap width of 3 to 7 inches once installed. The
siding material must be wood, fiber-cement, or vinyl to meet this standard.
k. Accent siding: brick, cedar shingles, stucco, or other accent material that covers a
minimum of 40 percent of the facade.
l. Window trim: a minimum width of 2.5 inches and a minimum depth of 5/8 inches around
all windows.
m. Window recess: a minimum depth of 3 inches, as measured horizontally from the face of
the building wall, for all windows except where a bay window is proposed that meets the
standard in Subparagraph 18.290.040.C.3.n.
n. Window projection (e.g., bay window): a minimum depth of 2 feet, as measured
horizontally from the face of the building wall, and a minimum width of 5 feet.
o. Balcony: a minimum depth of 3 feet and a minimum width of 5 feet that is accessible
from an interior room. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1)
With the exception of Lots 6, 9, 10, and 12, all homes within the development are proposed to comply
with the requirements of this section, with a garage door (typically 12 feet for single wide doors and 16
feet for double wide doors) between 50 percent and 60 percent of the total width of the street-facing
facade. Each home will include at least seven of the detailed design elements identified above on the
street facing façade. These standards will remain applicable at the time of building permit review for all
lots, and will be the responsibility of the homeowner and/or builder to demonstrate compliance.
As part of the request for adjustments within the Planned Development, Lots 6, 9, 10, and 12, are
proposed with 16-foot-wide garage doors on a ground floor street facing façade of 24 feet. As such these
garage doors will be 66.7 percent of the total width of the street-facing façade, exceeding the 60 percent
maximum width. Sixty percent of the applicable façade would equate to 14.4 feet, meaning the adjustment
request is for an additional 1.6 feet. Two of these homes, those on Lots 6 and 12, will be located on flag
lots at the terminus of each end of the hammerhead portion of the private street and will be largely
obscured from the street. The applicant contends that this modification will be de minimis, as it will be
practically unnoticeable from the street, while providing significant neighborhood benefits through the
provision of two additional off-street parking spaces for these four lots. Further, it is noted that by
receding the garage vehicle entrance behind the second-floor front façade, the proposed elevations serve
to make the habitable living spaces the predominant visual element of the home.
As shown on the house plans for Lots 6, 9, 10, and 12 submitted with this application, each of the four
homes will include a minimum of seven of the detailed design standards of Section 18.290.040.C.3.
Improvements as shown on each individual home may include but are not limited to wall offsets (3.c.),
roof eaves (3.e.), roof offsets (3.f.), roof shingles (3.g.), hip roof (3.h.), roof pitch (3.i.) horizontal lap siding
(3.j. – NW façade), accent siding materials (3.k. – Cottage and Farm façades), and window trim (3.l.),
which meets or exceeds this requirement. In addition, the submitted elevations include a balcony on each
PDR2020-00001 WESTON OAKS PD PAGE 33 OF 57
of the three front façades. However, balconies may or may not be included on the final façade designs,
and therefore the applicant has demonstrated compliance with these standards without relying on the
balconies of subsection 3.o.
As described above, the applicant reserves the ability to modify the elevations as necessary to best meet
market demand and materials availability at the time of construction. However, through this process the
applicant has demonstrated the ability to comply with these standards, as modified through the Planned
Development review process, and will maintain compliance with the provision of at least seven of the
required architectural elements on each home within the development. These standards will remain
applicable at the time of building permit review for all lots, and will be the responsibility of the
homeowner and/or builder to demonstrate compliance. As conditioned this standard is met.
18.410 Off-Street Parking and Loading
18.410.020 Applicability
The provisions of this chapter apply to all new development and all modifications to existing
development, including changes of use, unless stated otherwise.
The proposal is for a new development, this chapter applies.
18.410.030 General Provisions
A. Location. Required off-street parking must be located on the same lot as the use it serves,
except where an on-street credit has been granted through the provisions of Section
18.410.090.
The applicant is not proposing any development on the subject lots at this time. Accordingly, compliance
with this standard will be confirmed during the building permit submittal process for all future
development. This standard is met.
18.410.070 Off-Street Parking Quantity Standards
A. Off-street parking requirements. The ratios for providing minimum and maximum vehicle
parking spaces are provided in Table 18.410.3. If application of the maximum parking
standard results in less than 6 parking spaces for a development with less than 1,000 square
feet of floor area, the development is allowed up to 6 parking spaces. If application of the
maximum parking standard results in less than 10 vehicle parking spaces for a development
between 1,000 and 2,000 square feet, the development is allowed up to 10 vehicle parking
spaces.
The parking standards for single detached house developments are provided in Section 18.290.040. The
applicant is not proposing any development on the subject lots at this time. Accordingly, compliance with
this standard will be confirmed during the building permit submittal process for all future development.
This standard is met.
FINDING: Based on the above analysis, the applicable off-street parking and loading standards
have been fully met.
18.420 Landscaping and Screening
18.420.020 Applicability
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A. Landscaping standards. Landscaping standards apply to new and existing development
that must provide a minimum amount of landscape area as required by the applicable
development standards chapter.
The proposal is for a new development, this section applies. The subject site is located within the
City’s R-7 zone, and is required to provide a minimum of 20 percent site landscaping, in accordance
with the requirements of this section and Table 18.290.1. The landscaping standards are applicable,
and are met for the site as described below.
B. Screening standards. Screening standards apply to new and existing development with
uses or site improvements that must be screened from other uses or the street as required
by the applicable development standards chapter.
The landscaping for the stormwater facility (Tract D) is designed to visually blend with the landscaping
within the open space (Tract E) to provide a soft visual entry into the site, as well as a physical buffer
between the slightly higher density units (Lots 7 - 11) and surrounding lower density homes to the
north, south and west across SW 95th Avenue. This design promotes an appropriate transition in
density from SW 95th Avenue through to the Greenburg Oaks apartment complex to the east. No
other landscape screening is required for detached single family.
C. Tree canopy standards. Site and parking lot tree canopy standards apply to the following
types of new and existing development, except that parking lot tree canopy standards do
not apply to subdivisions or partitions:
1. Subdivisions and partitions;
2. Apartments;
3. Nonresidential development, including mixed-use developments;
4. Wireless communication facilities; and
5. Mobile home parks.
The Arborist’s Report addresses compliance with the Urban Forestry provisions including tree canopy
standards. The minimum required tree canopy is 40 percent. The Urban Forestry Plan provides 51.4
percent canopy cover.
18.420.060 Tree Canopy Standards
A. Site tree canopy standards, which are stated as a percentage of effective tree canopy cover
for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O. Parking lot tree
canopy standards are provided below.
B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree
canopy standards and must meet the requirements of UFM Sections 10 through 13. An urban
forestry plan must:
1. Be coordinated and approved by a project landscape architect or project arborist, i.e. a
person that is both a certified arborist and tree risk assessor, except that land partitions
may demonstrate compliance with effective tree canopy cover and soil volume
requirements by planting street trees in open soil volumes only;
2. Demonstrate compliance with UFM tree preservation and removal site plan standards
3. Demonstrate compliance with UFM tree canopy and supplemental report standards and
provide the minimum effective tree canopy cover;
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Compliance with the Urban Forestry standards are addressed in the Arborist’s Report and the
Landscaping Plan, originally prepared as part of Casefile MLP 2019-00002. A site visit and tree inventory
were undertaken on the site by Teragan & Associates, Inc. ISA Certified Arborist Todd Prager. A “11850
SW 95th Avenue Project Tree Inventory” was subsequently prepared by Teragan & Associates dated
2/28/2019. With regards to the subject parcel, a total of 12 on-site and 14 off-site trees were inventoried,
with Parcel 2 (Tax Lot 10100 including the following eight tree species:
Tree Common Name Number Present
Orchard Cherry 1
Orchard Pear 1
Orchard Apple 3
Orchard Plum 1
Oregon White Oak 2
Filbert 2
Silver Maple 1
Lombardy Poplar 1
According to the Teragan and Associates analysis, six trees (578, 579, 580, 585, 587, 589) are identified as
ornamental fruit trees, and a further two are filbert trees (not typically considered a tree – 583 and 584).
These trees, along with a silver maple (588) and a Lombardy poplar (588.5), are proposed to be removed
due to conflicts with street improvements, building and utility construction, and general consistency with
residential landscaping standards. The two trees to be retained, both Oregon white oaks, have a combined
canopy are of 9,843 sf (576 = 5,542 sf, 577 = 4,301 sf)
The subject parcel is in the R-7 zoning district which requires 40 percent effective canopy coverage. The
combined mature canopy of the trees to be retained on the site is 9,843 square feet, as described above.
Retained trees are eligible for 200 percent canopy credit, so the effective canopy provided by the existing
trees is 19,686 square feet.
The area of the subject site is 77,237 square feet. Therefore, 25.5 percent of the effective canopy coverage
is provided by the existing trees to be retained.
As shown on the submitted landscaping plans, an additional 1,832 square feet (1,466 sf x 1.25) of native
stand planting is located in the open space area within Tract D. Street trees make up an additional 9,328
square feet of new planting (15 eastern redbud = 7,365 sf (15 x 491 per UFM) and one Oregon white oak
= 1,963 (per UFM). Individual lot plantings add 8,878 square feet (3 Japanese tree lilac = 531 sf (per
UFM), and 17 kousa dogwood = 8,347 sf per UFM)). In total, existing and planted trees combine to
create 39,724 square feet of mature canopy, or 51.4 percent of the total site area, significantly exceeding
the required 40 percent minimum site tree canopy.
On an individual lot basis, 15 percent canopy coverage is required to be provided for each individual lot.
Compliance is determined as follows:
Lot
Number
Lot
Area Proposed Lot Trees Canopy (per
UFM) Total Canopy Canopy %
1 3,757 sf kousa dogwood
491 sf
1,227.5 sf 33%
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eastern redbud (x1.5) 736.5 sf
2 3,511 sf
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
3 3,508
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
4 3,505
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
5 4,476 kousa dogwood (x2) 982 sf 982 sf 22%
6 3,637 kousa dogwood (x2) 982 sf 982 sf 27%
7 2,223
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 55%
8 2,223
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 44%
9 2,736
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 45%
10 2,736
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 45%
11 2,223
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 55%
12 3,684
kousa dogwood (x2)
eastern redbud
982 sf
491 sf
1,473 sf 40%
13 3,899 kousa dogwood (x2) 982 sf 982 25%
14 3,077
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 32%
15 3,077
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 22%
16 3,077
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 22%
17 3,258
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 21%
As shown, the proposed canopy coverage provided for each individual lot exceeds the minimum for
detached single-family residences of 15 percent. This standard is met.
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4. Demonstrate compliance with parking lot tree canopy standards, where applicable, by
providing the minimum effective tree canopy cover of 30 percent for all parking areas,
including parking spaces and drive aisles. Only the percentage of tree canopy directly
above parking areas may count toward meeting this standard; and
The proposal is for a subdivision, a parking lot is not proposed. This standard does not apply.
5. Include street trees where right-of-way improvements are required by Chapter 18.910,
Improvement Standards.
a. The minimum number of required street trees is determined by dividing the length
in feet of the site’s street frontage by 40 feet. When the result is a fraction, the
minimum number of street trees is the nearest whole number. More than the
minimum number of street trees may be required along the site’s frontage depending
upon the stature of trees chosen and the specific spacing standards for the chosen
trees.
b. Street trees must be planted within the right-of-way wherever practicable. Street trees
may be planted a maximum of 6 feet from the right-of-way when planting within the
right-of-way is not practicable as determined by the City Engineer.
c. An existing tree may be used to meet the street tree standards provided that:
i. The largest percentage of the tree trunk immediately above the trunk flare or root
buttresses is either within the subject site or within the right-of-way immediately
adjacent to the subject site; and
ii. The tree would be permitted as a street tree in compliance with UFM street tree
planting and soil volume standards if it were newly planted.
As calculated by the site Landscape Architect (Sheet L1.2) a total of 14 street trees are required for the
site, after eliminating areas unsuitable for planting due to corner vision and existing tree canopy coverage.
The Landscape Plan (Sheetl1.0) shows a total of 16 street trees to be planted, including 15 Eastern Redbud
and one Oregon white oak. An additional three vine maple are proposed adjacent to the pedestrian path
in Tract C. Furthermore, the project arborist submitted an Urban Forestry Plan Supplemental Report,
which describes how the street trees will be maintained according to the Street Tree Planting Standards
and Street Tree Soil Volume Standards that are outlined in the Urban Forestry Manual. This standard is
met.
E. Urban forestry plan implementation.
1. Implementation of the urban forestry plan must be inspected, documented, and reported
by the project arborist or landscape architect in compliance with the inspection
requirements in UFM Section 11, Part 1, wherever an urban forestry plan is in effect. In
addition, no person may refuse entry or access to the Director for the purpose.
The urban forestry plan will be inspected, documented, and reported by the project arborist in compliance
with the inspection requirements in UFM Section 11, Part 1. This standard is met through conditions of
approval.
Prior to commencing any site work, the project arborist must perform a site inspection for tree protection
measures, document compliance/non-compliance with the Urban Forestry Plan, and send written
verification with a signature of approval directly to the project planner within one week of the site
inspection.
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The project arborist must perform semimonthly (twice monthly) site inspections for tree protection
measures during periods of active site development and construction, document compliance/non-
compliance with the Urban Forestry Plan, and send written verification with a signature of approval
directly to the project planner within one week of the site inspection.
2. The establishment of all trees shown to be planted in the tree canopy site plan and
supplemental report of a previously approved urban forestry plan must be guaranteed
and required in compliance with the tree establishment requirements in UFM Section 11,
Part 2.
Tree establishment bonds are not required for subdivisions. This standard does not apply.
3. Spatial and species-specific data must be collected in compliance with the urban forestry
inventory requirements in UFM Section 11, Part 3 for each open grown tree and area of
stand grown trees in the tree canopy site plan and supplemental report of a previously
approved urban forestry plan.
Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any site work, the
applicant must provide a fee to cover the city’s cost of collecting and processing the inventory data for
the entire Urban Forestry Plan. Therefore, a condition of approval is added to address this requirement.
This standard will be met
Prior to commencing any site work, the applicant must provide a fee to cover the city’s cost of collecting
and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11,
Part 3). This fee amount will be for preserved and newly planted trees.
FINDING: Based on the analysis above, all of the applicable landscaping and screening standards are
not fully met but can be through conditions of approval.
18.910 Improvement Standards
18.910.020 General Provisions
A. Applicability. Unless otherwise provided, construction, reconstruction or repair of streets,
sidewalks, curbs, and other public improvements shall occur in compliance with the
standards of this title. No development may occur and no land use application may be
approved unless the public facilities related to development comply with the public facility
requirements established in this chapter and adequate public facilities are available.
Applicants may be required to dedicate land and build required public improvements only
when the required exaction is directly related to and roughly proportional to the impact of
the development.
The proposal includes the construction of new structures, this chapter applies.
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to
a public street.
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2. No development shall occur unless streets within the development meet the standards of
this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if the
adjacent street does not meet the standards but half-street improvements meeting the
standards of this chapter are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall
meet the standards of this chapter.
As shown in the preliminary site plan, the proposed development has frontage on and seeks approved
access to SW 95th Avenue, classified as a neighborhood route. Access to this development is proposed
via a private internal street. The applicant has proposed a private street with 26-foot pavement and
curb-tight sidewalks.
As shown in the preliminary civil plans, street improvements, including additional street width, are
proposed along the applicant’s frontage on SW 95th Avenue in accordance with the standards of this
chapter.
The proposed frontage improvements will meet the standards of this section. Improvements must meet
the following minimum requirements:
SW 95th Avenue half-street improvements:
o 29’ right-of-way dedication from centerline
o 18’ pavement (12’ travel lane, 6’ bike lane)
▪ Pavement section must meet current public improvement design standards and details at time of application for PFI Permit.
o 0.5’ curb
o 5’ planter strip (back of sidewalk)
o 5’ curb-tight sidewalk
▪ Sidewalk must be extended from the site to connect to existing sidewalk
located north of the proposed development.
o 0.5’ public access behind sidewalk
o 8’ public utility easement
Through conditions of approval, this standard is met.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created
through the approval of a final plat; however, the council may approve the creation of a street
by acceptance of a deed, provided that such street is deemed essential by the council for the
purpose of general traffic circulation.
1. The council may approve the creation of a street by deed of dedication without full
compliance with the regulations applicable to subdivisions or partitions if any one or
more of the following conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential for
the purpose of general traffic circulation, and partitioning or subdivision of land has
an incidental effect rather than being the primary objective in establishing the road
or street for public use; or
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b. The tract in which the road or street is to be dedicated is an isolated ownership of 1
acre or less and such dedication is recommended by the commission to the council
based on a finding that the proposal is not an attempt to evade the provisions of this
title governing the control of subdivisions or partitions.
c. The street is located within the mixed use central business district (MU-CBD) zone
and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035
Transportation System Plan as a required connectivity improvement.
2. With each application for approval of a road or street right-of-way not in full
compliance with the regulations applicable to the standards, the proposed dedication
shall be made a condition of subdivision and partition approval.
a. The applicant shall submit such additional information and justification as may be
necessary to enable the commission in its review to determine whether or not a
recommendation for approval by the council shall be made.
b. The recommendation, if any, shall be based upon a finding that the proposal is not
in conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the council
may attach conditions which are necessary to preserve the standards of this title
3. All deeds of dedication shall be in a form prescribed by the city and shall name “the
public” as grantee.
The existing right-of-way for SW 95th Avenue is 30 feet to centerline. No additional right-of-way
dedication is required along SW 95th Avenue. Frontage improvements along SW 95th Avenue must be
constructed in full compliance with the regulations applicable to the standards.
C. Creation of access easements. The approval authority may approve an access easement
established by deed without full compliance with this title provided such an easement is the
only reasonable method by which a lot large enough to develop can be created.
1. Access easements shall be provided and maintained in accordance with the Uniform Fire
Code, Section 10.207.
2. Access shall be in accordance with 18.920.030.H and I.
Access to this development is proposed via a private internal street. The applicant has proposed a private
street with 26-foot pavement and curb-tight sidewalks. A reciprocal access and maintenance agreement
will be recorded with the plat.
D. Street location, width and grade. Except as noted below, the location, width and grade of
all streets shall conform to an approved street plan and shall be considered in their relation
to existing and planned streets, to topographic conditions, to public convenience and safety,
and in their appropriate relation to the proposed use of the land to be served by such streets:
1. Street grades shall be approved by the city engineer in compliance with Subsection
18.910.030.N; and
2. Where the location of a street is not shown in an approved street plan, the arrangement
of streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to
existing street patterns because of particular topographical or other existing
conditions of the land. Such a plan shall be based on the type of land use to be served,
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the volume of traffic, the capacity of adjoining streets and the need for public
convenience and safety.
The proposed development is adjacent to SW 95th Avenue, an existing street. The street grade will remain
unchanged. Access to this development is proposed via a private internal street. The street grades will be
approved by the engineer and will meet city requirements. This standard is met.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street
plan, or as needed to continue an existing improved street or within the Tigard Downtown
Plan District, street right-of-way and roadway widths shall not be less than the minimum
width described below. Where a range is indicated, the width shall be determined by the
decision-making authority based upon anticipated average daily traffic (ADT) on the new
street segment. (The city council may adopt by resolution, design standards for street
construction and other public improvements. The design standards will provide guidance
for determining improvement requirements within the specified ranges.) These are provided
in Table 18.910.1.
Right-of-way and roadway widths for SW 95th Avenue must meet the minimum widths specified in
18.910.3 for a neighborhood route. See findings in Section 18.910.030.A. The pavement width along SW
95th Avenue must meet minimum standards for access needs for emergency vehicles.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition. The plan shall show the pattern of existing and proposed future streets from
the boundaries of the proposed land division and shall include other parcels within
530 feet surrounding and adjacent to the proposed land division. At the applicant’s
request, the city may prepare a future streets proposal. Costs of the city preparing a
future streets proposal shall be reimbursed for the time involved. A street proposal
may be modified when subsequent subdivision proposals are submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle
routes and pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of adjoining land,
streets shall be extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered to
be cul-de-sac since they are intended to continue as through streets at such time as
the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners which
shall not be removed until authorized by the city engineer, the cost of which shall be
included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed
for stub street in excess of 150 feet in length.
The applicant has submitted a proposed circulation plan. The proposed development abuts developed
properties to the north, east and the south. There are no existing streets stubbed to the proposed
development site. The provision to stub a street to serve future development is precluded by the pre-
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existing development surrounding the proposed development site. The proposed hammerhead
turnaround must meet all requirements for emergency vehicle access and turnaround.
The proposed development will provide a pedestrian connection from the east end of the private street
to the Greenburg Oaks Apartment complex, located immediately east of the proposed development. A
public access easement must be provided for the proposed pedestrian connection shown in Tract C of
the preliminary civil plan set.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography, railroads, freeways, pre-
existing developments, lease provisions, easements, covenants or other restrictions
existing prior to May 1, 1995 which preclude street connections. A full street connection
may also be exempted due to a regulated water feature if regulations would not permit
construction.
2. All local, neighborhood routes and collector streets which abut a development site shall
be extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict
adherence to other standards in this code. A street connection or extension is considered
precluded when it is not possible to redesign or reconfigure the street pattern to provide
required extensions. Land is considered topographically constrained if the slope is
greater than 15 percent for a distance of 250 feet or more. In the case of environmental or
topographical constraints, the mere presence of a constraint is not sufficient to show that
a street connection is not possible. The applicant must show why the constraint
precludes some reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing
or planned transit stops, commercial services, and other neighborhood facilities, such as
schools, shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide
short, direct travel routes and minimize travel distances within the development.
Frontage improvements along SW 95 th Avenue, a neighborhood route, must be constructed in full
compliance with the regulations applicable to the standards. See Section 18.920.030.F for findings
regarding connectivity for the proposed internal private street.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right
angle as practicable, except where topography requires a lesser angle, but in no case shall
the angle be less than 75° unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection
unless topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet
along the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not
less than 20 feet.
The proposed private street has been designed to intersect the existing SW 95 th Avenue at a right
angle. The standard is met.
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J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of
less than standard width, additional rights-of-way shall be provided at the time of subdivision
or development.
The existing right-of-way for SW 95th Avenue is 30 feet to centerline. No additional right-of-way
dedication is required along SW 95 th Avenue. See findings in Section 18.910.030.A.
K. Partial street improvements. Partial street improvements resulting in a pavement width of
less than 20 feet, while generally not acceptable, may be approved where essential to
reasonable development when in conformity with the other requirements of these
regulations, and when it will be practical to require the improvement of the other half when
the adjoining property developed.
Partial street improvements are not proposed. As provided in the Preliminary Civil Plan Sheet P7.0, the
applicant has proposed a minimum of 20 feet of pavement width along the proposed development
frontage on SW 95th Avenue. The applicant has proposed street improvements in accordance with this
chapter.
L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to
greater than 20 dwelling units, and shall only be used when environmental or
topographical constraints, existing development pattern, or strict adherence to other
standards in this code preclude street extension and through circulation:
1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations
other than circular shall be approved by the City Engineer; and
2. The length of the cul-de-sac shall be measured from the centerline intersection point
of the 2 streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street
may be required to be provided and dedicated to the city.
A cul-de-sac is not proposed or deemed necessary.
M. Street names. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County, except for extensions of existing streets.
Street names and numbers shall conform to the established pattern in the surrounding area
and as approved by the City Engineer.
The applicant will provide a name for the private street at the time of the final plat, in accordance with
Washington County naming convention standards.
N. Grades and Curves.
1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12
percent on any other street (except that local or residential access streets may have
segments with grades up to 15 percent for distances of no greater than 250 feet); and
2. Centerline radii of curves shall be as determined by the city engineer.
The preliminary civil plans provided by the applicant meet City standards for grades and curves for streets.
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O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in compliance with standards
specified in this chapter and Section 15.04, Work in the Right-of-Way, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city
engineer approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
The narrative and preliminary civil plan set show intent to comply with this requirement.
P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or
is adjacent to a railroad right-of-way, provision shall be made for a street approximately
parallel to and on each side of such right-of-way at a distance suitable for the appropriate
use of the land. The distance shall be determined with due consideration at cross streets
or the minimum distance required for approach grades and to provide sufficient depth to
allow screen planting along the railroad right-of-way in nonindustrial areas.
The proposed development is not adjacent to an existing railroad right-of-way. This standard is not
applicable.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing
or proposed arterial or collector street, the development design shall provide adequate
protection for residential properties and shall separate residential access and through
traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The
design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering
with frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess
reservation along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to 2 streets with different classifications, primary access should be
from the lower classification street.
The proposed development is not adjacent to an arterial or collector. This standard is not applicable.
R. Alleys, public or private.
1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys
shall be provided unless other permanent provisions for access to off-street parking
and loading facilities are made.
2. While alley intersections and sharp changes in alignment shall be avoided, the corners
of necessary alley intersections shall have a radius of not less than 12 feet.
Alleys are not proposed or deemed necessary.
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S. Survey monuments. Upon completion of a street improvement and prior to acceptance by
the city, it shall be the responsibility of the developer’s registered professional land surveyor
to provide certification to the city that all boundary and interior monuments shall be
reestablished and protected.
All boundary, internal monuments, and street monuments must be protected in accordance with the
City’s and County’s requirements and standards.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
2. The city shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
3. Private streets serving more than 6 dwelling units are permitted only within planned
developments, mobile home parks, cottage cluster, courtyard units, and apartment
developments.
Access to this development is proposed via a private internal street. The applicant has proposed a
private street with 26-foot pavement and curb-tight sidewalks. A reciprocal access and maintenance
agreement must be recorded with the plat. The proposed hammerhead turnaround must meet all
applicable requirements for emergency vehicle access and turnaround. The private street serves more
than six dwelling units, which is permitted for a planned development application.
U. Railroad crossings. Where an adjacent development results in a need to install or improve
a railroad crossing, the cost for such improvements may be a condition of development
approval, or another equitable means of cost distribution shall be determined by the public
works director and approved by the commission.
The development is not adjacent to a railroad crossing. This standard is not applicable.
V. Street signs. The city shall install all street signs, relative to traffic control and street
names, as specified by the City Engineer for any development. The cost of signs shall be
the responsibility of the developer.
This standard will be met through the PFI permitting process.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with
each joint mailbox serving at least 2 dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or
development plan, and shall be approved by the City Engineer/U.S. Post Office prior
to final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the
City Engineer/U.S. Post Office prior to final approval.
This standard will be met through the PFI permitting process.
X. Traffic signals. The location of traffic signals shall be noted on approved street plans.
Where a proposed street intersection will result in an immediate need for a traffic signal,
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a signal meeting approved specifications shall be installed. The cost shall be included as
a condition of development.
New traffic signals are not proposed or deemed necessary.
Y. Street light standards. Street lights shall be installed in compliance with regulations
adopted by the city’s direction.
Prior to commencing any site work, the applicant must provide a photometric analysis of the proposed
development frontages for review and approval. Photometric analysis will follow the recommended
values and requirements described in ANSI/IESNA. The applicant must submit a plan showing the
location of streetlights. This standard can be met through a condition of approval.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs
and other signs may be required.
This standard will be met through the PFI permitting process.
AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and within
1 year of the conditional acceptance of the roadway unless otherwise approved by the City
Engineer. The final lift shall also be placed no later than when 90 percent of the structures
in the new development are completed or 3 years from the commencement of initial
construction of the development, whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new construction roadways prior to city final
acceptance of the roadway; however, not before 90 percent of the structures in the new
development are completed unless 3 years have elapsed since initiation of construction
in the development;
4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard
specifications; and
5. No lift shall be less than 1.5 inches in thickness.
The development will require frontage improvements along SW 95th Avenue. This section is applicable.
The standard will be met through the PFI permitting process.
BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development
will create a negative traffic condition on existing neighborhood streets, such as excessive
speeding, the developer may be required to provide traffic calming measures. These
measures may be required within the development or offsite as deemed appropriate. As
an alternative, the developer may be required to deposit funds with the city to help pay for
traffic calming measures that become necessary once the development is occupied and
the City Engineer determines that the additional traffic from the development has
triggered the need for traffic calming measures. The City Engineer will determine the
amount of funds required and will collect said funds from the developer prior to the
issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval
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of the final plat. The funds will be held by the city for a period of 5 years from the date of
issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat
approval. Any funds not used by the city within the 5-year time period will be refunded to
the developer.
Traffic calming is not proposed or deemed necessary.
CC. Traffic study.
1. A traffic study shall be required for all new or expanded uses or developments under
any of the following circumstances:
a. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
b. Trip generations from development onto the city street at the point of access and
the existing ADT fall within the following ranges:
Existing ADT ADT to be added by development
0-3000 vpd 2,000 vpd
3,001-6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
The proposed development is for a 17-lot planned development. The trip generation from the proposed
development is approximately 162 trips per day. Based on the proposed trip generation, a traffic study is
not required for this proposed development. This standard is met.
18.910.040 Blocks
A. Block design. The length, width and shape of blocks shall be designed with due regard to
providing adequate building sites for the use contemplated, consideration of needs for
convenient access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
B. Sizes.
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along
the centerline of the streets except:
a. Where street location is precluded by natural topography, wetlands, significant
habitat areas or bodies of water, or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or
railroads.
c. For nonresidential blocks in which internal public circulation provides equivalent
access.
2. Bicycle and pedestrian connections on public easements or rights-of-way shall be
provided when full street connection is exempted by Paragraph 18.910.040.B.1. Spacing
between connections shall be no more than 330 feet, except where precluded by
environmental or topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
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The proposed development abuts developed properties to the north, east, and the south. There are no
existing streets stubbed to the proposed development site. The provision to stub a street to serve future
development is precluded by the pre-existing development surrounding the proposed development site.
The proposed development will provide a pedestrian connection from the east end of the private street
to the Greenburg Oaks Apartment complex, located immediately east of the proposed development. A
public access easement must be provided for the proposed pedestrian connection shown in Tract C of
the preliminary civil plan set. This standard is met.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainageway, there shall be provided a
stormwater easement or drainage right-of-way conforming substantially with the lines of
the watercourse.
B. Utility easements. A property owner proposing a development shall make arrangements
with the city, the applicable district, and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
city’s standard width for public main line utility easements shall be 15 feet unless
otherwise specified by the utility company, applicable district, or City Engineer.
Easements for public utilities must be provided at the time of final plat. This standard is met.
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have
sidewalks meeting city standards along at least 1 side of the street. All other public and
private streets shall have sidewalks meeting city standards along both sides of the street. A
development may be approved if an adjoining street has sidewalks on the side adjoining the
development, even if no sidewalk exists on the other side of the street.
The preliminary site plan shows sidewalk improvements along the development frontage and the private
street. This standard is met.
B. Requirement of developers.
1. As part of any development proposal or change in use resulting in an additional 1,000
vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25
x the straight line distance) pedestrian routes within 0.50 miles of their site to all transit
facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition,
the developer may be required to participate in the removal of any gaps in the
pedestrian system off-site if justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development within
300 feet of a development site in either direction, the sidewalk shall be extended from
the site to meet the existing sidewalk, subject to rough proportionality (even if the
sidewalk does not serve a neighborhood activity center).
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The preliminary site plan shows sidewalk improvements along SW 95th Avenue extended from the site to
meet the existing sidewalk located to the north. There is no sidewalk within 300 feet of the proposed
development site to the south. This standard is met.
C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with the utilities; there are significant
natural features (large trees, water features, significant habitat areas, etc.) that would be
destroyed if the sidewalk were located as required; or where there are existing structures
in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1
specify otherwise. Additional consideration for exempting the planter strip requirement
may be given on a case-by-case basis if a property abuts more than one street frontage.
The preliminary site plan shows sidewalk improvements along SW 95 th Avenue that are located curb tight
due to the location of significant natural features (large trees). The applicant has provided a memorandum
from Teragan & Associates, Inc. (dated 12/14/2020) with the arborist recommendation for curb tight
sidewalk to minimize impacts to the existing trees. This standard is met.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
The property owner will take full responsibility for the maintenance of sidewalks, curbs, and planter strips.
This standard is met.
E. Application for permit and inspection. Separate street opening permits are required for
sidewalk segments that are not part of a current subdivision approval:
1. An occupancy permit shall not be issued for a development until the provisions of this
section are satisfied.
2. The City Engineer may issue a permit and certificate allowing temporary
noncompliance with the provisions of this section to the owner, builder or contractor
when, in his or her opinion, the construction of the sidewalk is impractical for one or
more of the following reasons:
a. Sidewalk grades have not and cannot be established for the property in question
within a reasonable length of time;
b. Forthcoming installation of public utilities or street paving would be likely to cause
severe damage to the new sidewalk;
c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of
the street; or
d. Topography or elevation of the sidewalk base area makes construction of a
sidewalk impractical or economically infeasible.
3. The City Engineer shall inspect the construction of sidewalks for compliance with the
provision set forth in the standard specifications manual.
Prior to commencing any site work, the applicant must obtain any and all permits necessary for the
development. This standard is met with conditions of approval.
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18.910.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in compliance with Clean Water Services
requirements and the comprehensive plan.
B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed
systems prior to issuance of development permits involving sewer service.
C. Over sizing. Proposed sewer systems shall include consideration of additional development
within the area as projected by the comprehensive plan.
D. Permits denied. Development permits may be restricted by the approval authority where a
deficiency exists in the existing sewer system or portion thereof which cannot be rectified
within the development and which if not rectified will result in a threat to public health or
safety, surcharging of existing mains, or violations of state or federal standards pertaining to
operation of the sewage treatment system.
The preliminary utility plan provided by the applicant shows connection to an existing eight-inch sanitary
sewer main located SW 95th Avenue.
Prior to commencing of site improvements, the applicant must submit site plans as part of the PFI Permit
showing the proposed sanitary sewer system and associated facilities to be designed and constructed in
accordance with the City of Tigard and CWS Design and Construction Standards.
Prior to final plat, the proposed sanitary sewer system and associated facilities must be constructed,
completed, and/or satisfied.
No oversizing of sanitary sewer is proposed deemed necessary. With conditions of approval, these
standards are met.
18.910.100 Storm Drainage
A. General provisions. The Director and City Engineer shall issue a development permit only
where adequate provisions for stormwater and floodwater runoff have been made, and:
1. The storm water drainage system shall be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel or
stream, there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of such watercourse and such further width as will
be adequate for conveyance and maintenance.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area, whether
inside or outside the development, and the City Engineer shall approve the necessary size
of the facility, based on Clean Water Services requirements.
D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the director and engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions
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have been made for storage of additional runoff caused by the development in compliance
with Clean Water Services requirements.
A preliminary storm drainage report was submitted as part of the land use submittal. A stormwater facility
showing preliminary compliance with CWS standards for water quality and water quantity is shown in
Tract E on the civil plan set. The preliminary utility plan provided by the applicant shows connection to
a proposed 12-inch storm sewer main to be constructed within SW 95th Avenue.
Prior to commencing any site work, the applicant must submit site plans and a final storm drainage
report as part of the PFI Permit indicating how run-off generated by the development will be collected,
conveyed, treated and detained for review and approval. The storm drainage report must be prepared
and include a maintenance plan in accordance with CWS Design and Construction Standards and the
City of Tigard Standards.
Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City
of Tigard for review. The City will forward plans to CWS after preliminary review.
Prior to commencing any site work, the applicant must provide a performance bond for all stormwater
treatment facilities associated with the development.
Prior to final plat, all public stormwater drainage systems, including water quality and detention
facilities, must be constructed, completed, and/or satisfied. As conditioned these standards are met.
18.910.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes and
where identified on the city’s adopted bicycle plan in the transportation system plan
(TSP). Bike lane requirements along collectors within the downtown urban renewal
district shall be determined by the City Engineer unless specified in Table 18.910.1.
2. Developments adjoining proposed bikeways identified on the city’s adopted
pedestrian/bikeway plan shall include provisions for the future extension of such
bikeways through the dedication of easements or rights-of-way, provided such
dedication is directly related to and roughly proportional to the impact of the
development.
3. Any new street improvement project shall include bicycle lanes as required in this
chapter and on the adopted bicycle plan.
B. Cost of construction. Development permits issued for planned developments, conditional
use permits, subdivisions and other developments which will principally benefit from such
bikeways shall be conditioned to include the cost or construction of bikeway
improvements in an amount roughly proportional to the impact of the development.
C. Minimum width.
1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane.
2. The minimum width for multi-use paths separated from the road and classified as
regional or community trails in the Greenway Trail System Master Plan is 10 feet. The
width may be reduced to 8 feet if there are environmental or other constraints.
3. The minimum width for off-street paths classified as neighborhood trails, according
to the Greenway Trail System Master Plan, is 3 feet.
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4. Design standards for bike and pedestrian-ways shall be determined by the City
Engineer.
The City’s TSP identifies bike lanes along SW 95th Avenue, consistent with the neighborhood route street
section. The required half street frontage improvements will include widening the pavement cross section
to provide a future bike lane.
18.910.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities shall
be placed underground, except for surface mounted transformers, surface mounted
connection boxes and meter cabinets which may be placed above ground, temporary
utility service facilities during construction, high capacity electric lines operating at 50,000
volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground utility
facilities, and
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the City Engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development
is proposed to take place on a street where existing utilities which are not underground
will serve the development and the approval authority determines that the cost and
technical difficulty of under-grounding the utilities outweighs the benefit of
undergrounding in conjunction with the development. The determination shall be on
a case-by-case basis. The most common, but not the only, such situation is a short
frontage development for which undergrounding would result in the placement of
additional poles, rather than the removal of above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground
and which are located across a public right-of-way from the applicant’s property sha ll
pay the fee in-lieu of undergrounding.
3. Properties within the MU-CBD zone shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing
utility lines. All new utility lines shall be placed underground.
D. Fee in-lieu of undergrounding.
1. The City Engineer shall establish utility service areas in the city. All development
which occurs within a utility service area shall pay a fee in-lieu of undergrounding for
PDR2020-00001 WESTON OAKS PD PAGE 53 OF 57
utilities if the development does not provide underground utilities, unless exempted
by this chapter.
2. The City Engineer shall establish the fee by utility service area which shall be
determined based upon the estimated cost to underground utilities within each service
area. The total estimated cost for undergrounding in a service area shall be allocated
on a front-foot basis to each party within the service area. The fee due from any
developer shall be calculated based on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the
undergrounding of existing overhead utilities. The City Engineer shall determine the
amount of the credit, after review of cost information submitted by the applicant with
the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities
within the city at large. The City Engineer shall prepare and maintain a list of proposed
undergrounding projects which may be funded with the fees collected by the city. The
list shall indicate the estimated timing and cost of each project. The list shall be
submitted to the city council for their review and approval annually.
Prior to final plat, all existing and proposed utilities must be placed underground. A fee-in-lieu of
undergrounding is not proposed.
18.910.130 Cash or Bond Required
A. Guarantee. All improvements installed by the developer shall be guaranteed as to
workmanship and material for a period of 1 year following acceptance by the city council.
B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the
amount of the value of the improvements as set by the City Engineer.
C. Compliance requirements. The cash or bond shall comply with the terms and conditions
of Section 18.830.070.
Prior to final plat, all improvements associated with public infrastructure including but not limited to
street improvement under the City of Tigard jurisdiction must be constructed, completed and/or
satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year
maintenance assurance for said improvements.
Prior to final plat, all public utility facilities including but not limited to storm drainage, water quality and
quantity, sanitary sewer, water, gas, electrical, communication, and wireless must be completed. Private
storm water quality and quantity facilities must be provided with two years of maintenance and entered
into a stormwater maintenance agreement with the City.
18.910.140 Monuments—Replacement Required
Any monuments that are disturbed before all improvements are completed by the subdivider
shall be replaced prior to final acceptance of the improvements.
This standard is met through the PFI permitting process.
FINDING: Based on the analysis above, all of the applicable improvement standards have not been
fully met but can be through conditions of approval.
18.920 Access, Egress and Circulation
PDR2020-00001 WESTON OAKS PD PAGE 54 OF 57
18.920.020 Applicability
A. Applicability. The provisions of this chapter apply to all development including the
construction of new structures, the remodeling of existing structures, and to a change of
use that increases the on-site parking or loading requirements or changes the access
requirements.
This application is for a four-lot subdivision, which is considered development. Accordingly, the
provisions of Chapter 18.920 Access, Egress and Circulation apply.
18.920.030 General Provisions
B. Access plan requirements. A plan demonstrating compliance with the access, egress, and
circulation requirements of this Chapter must be provided prior to any land use approval
or development permit issuance.
The applicant has submitted scaled plans that show how access, egress and circulation requirements are
to be fulfilled, in compliance with the standards outlined in this chapter. This standard is met.
D. Public street access. All vehicular access and egress as required in Subsections
18.920.030.H, I and J must connect directly with a public or private street approved by the
city for public use and must be maintained at the required standards on a continuous
basis.
As demonstrated on the applicant’s plans, all lots will be served by a private street that connects to SW
95th Avenue. This standard is met.
H. Access management.
1. An access report must be submitted with all new development that verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance, and
deceleration standards as set by ODOT, Washington County, the city, and AASHTO
(depending on jurisdiction of facility).
2. Driveways must not be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from
a collector or arterial street intersection is 150 feet, measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be
greater depending upon the influence area, as determined from City Engineer review
of a traffic impact report submitted by the applicant’s traffic engineer. In a case where
a development has less than 150 feet of street frontage, the applicant must explore any
option for shared access with the adjacent lot. If shared access is not possible or
practicable, the driveway must be placed as far from the intersection as possible.
3. The minimum spacing of driveways and streets along a collector is 200 feet. The
minimum spacing of driveways and streets along an arterial is 600 feet.
4. The minimum spacing of local streets along a local street is 125 feet.
Preliminary Civil Plans have been submitted by the applicant to demonstrate preliminary compliance with
the access, egress and circulation requirements of this chapter.
PDR2020-00001 WESTON OAKS PD PAGE 55 OF 57
Prior to final plat approval, the applicant must submit the Final Intersection Sight Distance Certification
for review and approval.
I. Minimum access requirements for residential uses.
1. Vehicular access and egress for residential uses must comply with the standards
provided in Table 18.920.1.
Table 18.920.1
Vehicular Access/Egress Requirements:
Residential Uses
Housing Type
Minimum
Driveways
Required
Minimum Access
Required Minimum Pavement Width
Single Detached Houses 1 10 ft 10 ft
The site plan shows all houses will have a 10-foot driveway. This standard is met.
FINDING: Based on the analysis above, all of the applicable access, egress and circulation standards
have not been fully met but can be through conditions of approval.
18.930 Vision Clearance Areas
18.930.020 Applicability
A. Applicability. The provisions of this chapter apply to all development, including the
construction of new structures, the remodeling of existing structures, and to a change of
use that increases the on-site parking or loading requirements or changes the access
requirements.
This application is for a four-lot subdivision, which is considered development. Accordingly, the
provisions of Chapter 18.930, Vision Clearance Areas apply.
18.930.030 Vision Clearance Requirements
A. At corners. Except within the MU-CBD zone, a vision clearance area must be maintained
on the corners of all property adjacent to the intersection of two streets, a street and a
railroad, or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area must be maintained free of vehicles, hedges,
plantings, fences, wall structures, and temporary or permanent obstructions (except for
an occasional utility pole or tree), exceeding 3 feet in height, measured from the top of the
curb, or where no curb exists, from the street center line grade. Trees exceeding 3 feet in
height may be located in this area, provided all branches below 8 feet are removed.
The clear vision triangles were shown on the site plan. The applicant is not proposing any development
on the subject lots at this time. Accordingly, compliance with vision clearance requirements will be
confirmed during the building permit submittal process for all future development. These standards are
met.
PDR2020-00001 WESTON OAKS PD PAGE 56 OF 57
FINDING: Based on the analysis above, all of the applicable vision clearance areas standards have
been fully met or can be met through conditions of approval.
ADDITIONAL CITY AND AGENCY REQUIREMENTS:
Public Utility Easements:
Prior to final building inspection, all public utility easements including for storm drainage, sanitary sewer,
and franchise utilities must be recorded.
Fire and Life Safety:
Prior to commencing any site work, emergency vehicle turn around, location of fire hydrants, and fire
flow must be reviewed and approved by TVF&R.
Public Water System:
The existing public water mains are under Tualatin Valley Water District jurisdiction.
Prior to commencing site improvements, the applicant submit site plans as part of the PFI Permit
showing all proposed and/or extensions of public water lines, hydrants and water services to be designed
in accordance with the City of Tigard Standards to Engineering for review and approval.
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design and
Construction which require the construction of on-site water quality facilities. In addition, a maintenance
plan must be submitted indicating the frequency and method to be used in keeping the facility maintained
through the year.
Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of
Tigard for review. The City will forward plans to CWS after preliminary review.
Grading and Erosion Control:
Clean Water Services (Design and Construction Standards also regulate erosion control to reduce the
amount of sediment and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, clearing, and any other activity which accelerates
erosion. Prior to commencing any site work, the applicant must submit an erosion control plan review
and approval.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control permit be issued for any development that will disturb one or more acre of land. Since
this site is over one acre, the developer will be required to obtain an NPDES permit from the City prior
to construction. This permit will be issued along with the site and/or building permit.
Prior to commencing and site work, the applicant must submit a final grading plan showing the
existing and proposed contours. The plan must detail the provisions for surface drainage of all lots,
and show that they will be graded to insure that surface drainage is directed to the street or a public
storm drainage system approved by the Engineering Department. For situations where the back
portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage
lines must be provided to sufficiently contain and convey runoff from each lot.
PDR2020-00001 WESTON OAKS PD PAGE 57 OF 57
The design engineer must also indicate, on the grading plan, which lots will have natural slopes
between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent.
This information will be necessary in determining if special grading inspections and/or permits will
be necessary when the lots develop.
Address Assignments:
The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels
within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718-2678 to ensure
new addresses are assigned. Prior to permit submittal, the applicant must Autocad file of proposed street
names and assignment of addresses and pay the address fee. The address fee must be assessed in
accordance with the current Master Fee Schedule.
SECTION VII. OTHER STAFF COMMENTS
The City of Tigard Police Department was sent a copy of the applicant’s proposal and stated they had
no objections to this proposal.
SECTION VIII. AGENCY COMMENTS
Clean Water Services issued a Service Provider Letter (CWS file 20-001427) stating the proposal will
not significantly impact the existing or potentially sensitive areas found near the site. The agency also
submitted written comments, dated February 11, 2021, stating that a storm water connection permit is
required. The decision has been conditioned to comply with CWS requirements.
Tualatin Valley Fire and Rescue was sent a copy of the applicant’s proposal. Tualatin Valley Fire and
Rescue predicated on criteria and conditions of approval regarding Fire Apparatus Access, Firefighting
Water Supplies, Fire Hydrants, and Building Access and Fire Service Features. A condition of approval
has been added that requires the applicant to comply with all TVF&R standards.
Attachments:
Attachment 1: Concept and Detailed Plan Set
Attachment 2: Zoning Map
Attachment 3: Agency Comments
February 22, 2021
PREPARED BY: Monica Bilodeau
Associate Planner
February 22, 2021
APPROVED BY: Tom McGuire
Assistant Community Development Director
TRACT DSTORMFACILITYTRACT EOPENSPACETRACT DSTORMFACILITYTRACT EOPENSPACETRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT C PED PATHSW 95TH AVENUE12345678910111213141516173757 SF3511 SF3508 SF 3505 SF4476 SF3258 SF3077 SF3077 SF3077 SF3899 SF3684 SF2736 SF1167 SF2736 SF2223 SF2223 SF3637 SF6105 SF3620 SF742 SF91'40'91'40'67'68'90'36'36'91'34'34'91'34'34'91'90'34'34'63'44'18'44'8'6'107'2223 SF10'21'44'107'32'26'86'26' 32'86'32'86'14'14' 32'86'32'26'86'26' 26'26'86'43'76'46'34'103'34'34'103'34'34'103'34'103'36'103'37'33'107'42'21'11'85'17'10996 SFHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_3.0plat.dwg 9/16/2020 2:29:11 PMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGWESTON OAKSSITE MAPSCALE: 1"=30' SUN & WIND = SOLAR ACCESS AVAILABLEDETACHEDNTSA 17 LOT PLANNED DEVELOPMENT ON TAX LOT 4100 TAX MAP 1S135DC11900 SW 95TH AVENUE, TIGARD, OREGON, 97223TAX MAP: 1S1 35DCTAX LOTS: 4100SITE ADDRESS: 11900 SW 95TH AVE.TIGARD, OREGON 97223SITE SIZE: 1.77 ACRESZONING: R-7SITE INFORMATIONPLANNING/ENGINEERING/SURVEYINGPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: MATT SPRAGUEVERTICAL DATUMELEVATIONS BASED ON STATION GC-022-053A 3-1/4" ALUMINUM DISK MARKING THE QUARTERCORNER COMMON TO SECTIONS 2 (T2S) & 35 (T1S),R1W, W.M AND LOCATED JUST SOUTHERNLY OFTHE SW 95TH AVENUE AND CENTER STREETINTERSECTIONELEVATION OF BENCHMARK=165.18' (NGVD 29VERTICAL DATUM)VICINITY MAPSITEFRONT BUILDING: 15 FT.FRONT GARAGE: 20 FT.SIDE YARD: 3 FT.STREET SIDE YARD: 8 FT.PERIMETER SIDE YARD: 5 FT.REAR BUILDING: 15 FT.SETBACKS REQUESTEDAPPLICANTCTH INVESTMENTS14787 SW MILLIKAN WAYBEAVERTON, OR 97003PHONE (503) 970-5699CONTACT: MATT WELLNERPROJECT ARBORISTTERAGAN & ASSOC.IATES3145 WESTVIEW CIRCLELAKE OSWEGO, OR 97034PHONE (971) 295-4835CONTACT: TODD PRAGERLANDSCAPE ARCHITECTPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: BEN HOLMES, PLAPRELIMINARY PLATP3.0OWNERCHAPMAN/MANSON FAMILY TRUST ANDSHARON R. CHAPMAN TRUST6324 NW 32ND PL.PORTLAND, OR 97211CONTACT: WAYNE CHAPMAN
5 DETACHED SINGLEFAMILY LOTS5 DETACHED SINGLEFAMILY LOTS3 DETACHED SINGLEFAMILY LOTS4 DETACHED SINGLEFAMILY LOTSEX. 12" STORMEX. 8" SAN.TRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATHSW 95TH AVENUEHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_2.0conc.dwg 10/1/2020 9:55:26 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGCONCEPT & PLANNED DEVELOPMENTPLANP2.0BOUNDARY LINEPROPOSED LOT LINEPROPOSED EASEMENT LINEPROPOSED RIGHT-OF-WAYPROPOSED CENTERLINEPROPOSED PAVEMENTPROPOSED STANDARD CURB AND GUTTERPROPOSED WEDGE CURBPROPOSED CONCRETE SIDEWALKLEGENDTREE TO BE REMOVEDTREE TO REMAINCONCRETEOPEN SPACENON-AUTO CIRCULATIONTRANSIT ACCESS TRIMET LINES: 76 - SW GREENBURG ROAD 12 - 99W WES COMMUTER RAIL- SW COMMERCIAL STREETNOTE:40% OPEN SPACE DENSITYDETACHEDNTS
Scale: 0.02 MilesCOMMUNITY DEVELOPMENT DEPARTMENTCity of Tigard13125 SW Hall BlvdTigard, OR 97223(503) 639-4171www.tigard-or.govCity of Tigard, OregonZoning MapGeneralized Zoning Categories02/04/2021Da ta i s d er iv e d f ro m m ul tip le sou rc e s. Th e C ity o f Ti ga rdm a k e s no wa r r an ty, r ep re se nta tio n, o r gu ar an te e as t oth e co nt ent, ac cur ac y, ti me li ne ss o r co m pl eten ess of anyo f the d a ta p ro vid e d he r e in . T h e Ci ty of Ti g ar d sh al la s sum e n o lia bi li ty fo r a n y er r or s, o m i ssi o ns , ori na ccu ra cie s in t he in fo r m a ti on p ro vi de d r e ga rd le s s o fh o w ca use d.Map Created: Subject SiteUnimproved Right of WayZoning ClassificationsR-1 Residential Low-DensityR-2 Residential Low-DensityR-3.5 Residential Low-DensityR-4.5 Residential Low-DensityR-7 Residential Medium-DensityR-12 Residential Medium-DensityR-25 Residential Medium-High-DensityR-40 Residential High-DensityMUR-1 Mixed Use Residential 1MUR-2 Mixed Use Residential 2MU-CBD Mixed Use Central Bus DistC-C Community CommercialC-G General CommercialC-N Neighborhood CommercialC-P Professional CommercialMUC Mixed Use Commercial
MEMORANDUM
DATE: February 3, 2021
TO: Monica Bilodeau, Associate Planner
FROM: Jeremy Tamargo, Principal Engineer
PROJECT: PDR2020-00001: Weston Oaks
FINDINGS OF FACT:
CHAPTER 18.910
IMPROVEMENT STANDARDS
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access
to a public street.
2. No development shall occur unless streets within the development meet the standards
of this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if
the adjacent street does not meet the standards but half-street improvements meeting
the standards of this chapter are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall
meet the standards of this chapter.
5. If the city could and would otherwise require the applicant to provide street
improvements, the City Engineer may accept a future improvements guarantee in lieu
of street improvements if one or more of the following conditions exist
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorists or
pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that
street improvements would be extended in the foreseeable future and the
improvement associated with the project under review does not, by itself, provide
a significant improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and the proposed land partition does not create any new streets; or
f. Additional planning work is required to define the appropriate design standards
for the street and the application is for a project which would contribute only a
minor portion of the anticipated future traffic on the street.
6. The standards of this chapter include the standard specifications adopted by the City
Engineer in compliance with Subsection 18.910.020.B.
7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the standards would result in an adverse impact on natural features
such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing
mature trees. The approval authority may also approve adjustments to the standards
of this chapter if compliance with the standards would have a substantial adverse
impact on existing development or would preclude development on the property where
the development is proposed. In approving an adjustment to the standards, the
approval authority shall balance the benefit of the adjustment with the impact on the
public interest represented by the standards. In evaluating the impact on the public
interest, the approval authority shall consider the criteria listed in Subsection
18.910.030.E. An adjustment to the standards may not be granted if the adjustment
would risk public safety.
As shown in the preliminary site plan, the proposed development has frontage on and seeks approved
access to SW 95th Avenue, classified as a neighborhood route. Access to this development is proposed
via a private internal street. The applicant has proposed a private street with 26’ pavement and curb-
tight sidewalks.
As shown in the preliminary civil plans, street improvements, including additional street width, are
proposed along the applicant’s frontage on SW 95th Avenue in accordance with the standards of this
chapter.
The proposed frontage improvements will meet the standards of this section. Improvements must
meet the following minimum requirements:
SW 95th Avenue half-street improvements:
o 29’ right-of-way dedication from centerline
o 18’ pavement (12’ travel lane, 6’ bike lane)
▪ Pavement section must meet current public improvement design standards and details at time of application for PFI Permit.
o 0.5’ curb
o 5’ planter strip (in back of sidewalk)
o 5’ curb-tight sidewalk
▪ Sidewalk must be extended from the site to connect to existing sidewalk
located north of the proposed development.
o 0.5’ public access behind sidewalk
o 8’ public utility easement
Through conditions of approval, this standard is met.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created
through the approval of a final plat; however, the council may approve the creation of a
street by acceptance of a deed, provided that such street is deemed essential by the council
for the purpose of general traffic circulation.
1. The council may approve the creation of a street by deed of dedication without full
compliance with the regulations applicable to subdivisions or partitions if any one or
more of the following conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential for
the purpose of general traffic circulation, and partitioning or subdivision of land
has an incidental effect rather than being the primary objective in establishing the
road or street for public use; or
b. The tract in which the road or street is to be dedicated is an isolated ownership of
1 acre or less and such dedication is recommended by the commission to the
council based on a finding that the proposal is not an attempt to evade the
provisions of this title governing the control of subdivisions or partitions
c. The street is located within the mixed use central business district (MU-CBD)
zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard
2035 Transportation System Plan as a required connectivity improvement.
2. With each application for approval of a road or street right-of-way not in full
compliance with the regulations applicable to the standards, the proposed dedication
shall be made a condition of subdivision and partition approval.
a. The applicant shall submit such additional information and justification as may be
necessary to enable the commission in its review to determine whether or not a
recommendation for approval by the council shall be made.
b. The recommendation, if any, shall be based upon a finding that the proposal is not
in conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the council
may attach conditions which are necessary to preserve the standards of this title.
3. All deeds of dedication shall be in a form prescribed by the city and shall name “the
public” as grantee.
The existing right-of-way for SW 95th Avenue is 30’ to centerline. No additional right -of-way
dedication is required along SW 95 th Avenue. Frontage improvements along SW 95th Avenue must
be constructed in full compliance with the regulations applicable to the standards.
C. Creation of access easements. The approval authority may approve an access easement
established by deed without full compliance with this chapter provided such an easement
is the only reasonable method by which a lot large enough to develop can be created.
1. Access easements shall be provided and maintained in compliance with the Oregon
Fire Code, Section 503.
2. Access shall be in compliance with Subsections 18.920.030.H, I, and J.
Access to this development is proposed via a private internal street. The applicant has proposed a private street
with 26’ pavement and curb -tight sidewalks. A reciprocal access and maintenance agreement will be
recorded with the plat.
D. Street location, width and grade. Except as noted below, the location, width and grade of
all streets shall conform to an approved street plan and shall be considered in their relation
to existing and planned streets, to topographic conditions, to public convenience and
safety, and in their appropriate relation to the proposed use of the land to be served by
such streets:
1. Street grades shall be approved by the City Engineer in compliance with Subsection
18.910.030.N; and
2. Where the location of a street is not shown in an approved street plan, the arrangement
of streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to
existing street patterns because of particular topographical or other existing
conditions of the land. Such a plan shall be based on the type of land use to be
served, the volume of traffic, the capacity of adjoining streets and the need for
public convenience and safety.
The proposed development is adjacent to SW 95th Avenue, an existing street. The street grade will
remain unchanged. Access to this development is proposed via a private internal street. The street
grades will be approved by the engineer and will meet city requirements. This standard is met.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved
street plan, or as needed to continue an existing improved street or within the Tigard
Downtown Plan District, street right-of-way and roadway widths shall not be less than the
minimum width described below. Where a range is indicated, the width shall be
determined by the decision-making authority based upon anticipated average daily traffic
(ADT) on the new street segment. (The city council may adopt by resolution, design
standards for street construction and other public improvements. The design standards
will provide guidance for determining improvement requirements within the specified
ranges.) These are provided in Table 18.910.1.
The approval authority shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or development after
consideration of the following:
1. The type of road as provided in the comprehensive plan transportation chapter -
functional street classification.
2. Anticipated traffic generation.
3. On-street parking needs.
4. Sidewalk and bikeway requirements.
5. Requirements for placement of utilities.
6. Street lighting.
7. Drainage and slope impacts.
8. Street tree location.
9. Planting and landscape areas.
10. Safety and comfort for motorists, bicyclists, and pedestrians.
11. Access needs for emergency vehicles.
Right-of-way and roadway widths for SW 95th Avenue must meet the minimum widths specified in
18.910.3 for a neighborhood route. See findings in Section 18.910.030.A. The pavement width along
SW 95th Avenue must meet minimum standards for access needs for emergency vehicles.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition. The plan shall show the pattern of existing and proposed future streets
from the boundaries of the proposed land division and shall include other lots
within 530 feet surrounding and adjacent to the proposed land division. At the
applicant’s request, the city may prepare a future streets proposal. Costs of the city
preparing a future streets proposal shall be reimbursed for the time involved. A
street proposal may be modified when subsequent subdivision proposals are
submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes
and pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of adjoining
land, streets shall be extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered
to be cul-de-sac since they are intended to continue as through streets at such time
as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the City Engineer, the cost of which
shall be included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub street in excess of 150 feet in length.
The applicant has submitted a proposed circulation plan. The proposed development abuts
developed properties to the north, east and the south. There are no existing streets stubbed to the
proposed development site. The provision to stub a street to serve future development is precluded
by the pre-existing development surrounding the proposed development site. The proposed
hammerhead turnaround must meet all requirements for emergency vehicle access and turnaround.
The proposed development will provide a pedestrian connection from the east end of the private
street to the Greenburg Oaks Apartment complex, located immediately east of the proposed
development. A public access easement must be provided for the proposed pedestrian connection
shown in Tract C of the preliminary civil plan set.
G. Street spacing and access management. Refer to 18.920.030.H.
Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and
Circulation.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is required
except where prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other restrictions existing prior to
May 1, 1995 which preclude street connections. A full street connection may also be exempted
due to a regulated water feature if regulations would not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circulation when not precluded by environmental
or topographical constraints, existing development patterns or strict adherence to other
standards in this code. A street connection or extension is considered precluded when it is not
possible to redesign or reconfigure the street pattern to provide required extensions. Land is
considered topographically constrained if the slope is greater than 15 percent for a distance of
250 feet or more. In the case of environmental or topographical constraints, the mere presence
of a constraint is not sufficient to show that a street connection is not possible. The applicant
must show why the constraint precludes some reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing or
planned transit stops, commercial services, and other neighborhood facilities, such as schools,
shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide
short, direct travel routes and minimize travel distances within the development.
Frontage improvements along SW 95 th Avenue, a neighborhood route, must be constructed in full
compliance with the regulations applicable to the standards. See Section 18.920.030.F for findings
regarding connectivity for the proposed internal private street.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right
angle as practicable, except where topography requires a lesser angle, but in no case shall
the angle be less than 75 o unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection
unless topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20
feet along the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not
less than 20 feet.
The proposed private street has been designed to intersect the existing SW 95 th Avenue at a right
angle. The standard is met.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are
of less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
The existing right-of-way for SW 95th Avenue is 30’ to centerline. No additional right -of-way
dedication is required along SW 95th Avenue. See findings in Section 18.910.030.A.
K. Partial street improvements. Partial street improvements resulting in a pavement width of
less than 20 feet, while generally not acceptable, may be approved where essential to
reasonable development when in conformity with the other requirements of these
regulations, and when it will be practical to require the improvement of the other half
when the adjoining property developed.
Partial street improvements are not proposed. As provided in the Preliminary Civil Plan Sheet P7.0,
the applicant has proposed a minimum of 20’ of pavement width along the proposed development
frontage on SW 95th Avenue. The applicant has proposed street improvements in accordance with
this chapter.
L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to
greater than 20 dwelling units, and shall only be used when environmental or
topographical constraints, existing development pattern, or strict adherence to other
standards in this code preclude street extension and through circulation:
1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations
other than circular shall be approved by the City Engineer; and
2. The length of the cul-de-sac shall be measured from the centerline intersection point
of the 2 streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street
may be required to be provided and dedicated to the city.
A cul-de-sac is not proposed or deemed necessary.
M. Street names. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County, except for extensions of existing streets.
Street names and numbers shall conform to the established pattern in the surrounding
area and as approved by the City Engineer.
The applicant will provide a name for the private street at the time of the final plat, in accordance
with Washington County naming convention standards.
N. Grades and curves.
1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12
percent on any other street (except that local or residential access streets may have
segments with grades up to 15 percent for distances of no greater than 250 feet); and
2. Centerline radii of curves shall be as determined by the City Engineer.
The preliminary civil plans provided by the applicant meet City standards for grades and curves for
streets.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in compliance with standards
specified in this chapter and Chapter 15.04, Work in the Right-of-Way, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with City
Engineer approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
The narrative and preliminary civil plan set show intent to comply with this requirement.
P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or
is adjacent to a railroad right-of-way, provision shall be made for a street approximately
parallel to and on each side of such right-of-way at a distance suitable for the appropriate
use of the land. The distance shall be determined with due consideration at cross streets
or the minimum distance required for approach grades and to provide sufficient depth to
allow screen planting along the railroad right-of-way in nonindustrial areas.
The proposed development is not adjacent to an existing railroad right-of-way. This standard is not
applicable.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing
or proposed arterial or collector street, the development design shall provide adequate
protection for residential properties and shall separate residential access and through
traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The
design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering
with frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess
reservation along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to 2 streets with different classifications, primary access should be
from the lower classification street.
The proposed development is not adjacent to an arterial or collector. This standard is not applicable.
R. Alleys, public or private.
1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys
shall be provided unless other permanent provisions for access to off-street parking
and loading facilities are made.
2. While alley intersections and sharp changes in alignment shall be avoided, the corners
of necessary alley intersections shall have a radius of not less than 12 feet.
Alleys are not proposed or deemed necessary.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance by
the city, it shall be the responsibility of the developer’s registered professional land
surveyor to provide certification to the city that all boundary and interior monuments shall
be reestablished and protected.
This standard will be met through the PFI permitting process.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
2. The city shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
3. Private streets serving more than 6 dwelling units are permitted only within planned
developments, mobile home parks, cottage cluster, courtyard units, and apartment
developments.
Access to this development is proposed via a private internal street. The applicant has proposed a
private street with 26’ pavement and curb-tight sidewalks. A reciprocal access and maintenance
agreement must be recorded with the plat. The proposed hammerhead turnaround must meet all
applicable requirements for emergency vehicle access and turnaround. The private street serves more
than 6 dwelling units, which is permitted for a planned development application.
U. Railroad crossings. Where an adjacent development results in a need to install or improve
a railroad crossing, the cost for such improvements may be a condition of development
approval, or another equitable means of cost distribution shall be determined by the public
works director and approved by the commission.
The development is not adjacent to a railroad crossing. This standard is not applicable.
V. Street signs. The city shall install all street signs, relative to traffic control and street
names, as specified by the City Engineer for any development. The cost of signs shall be
the responsibility of the developer.
This standard will be met through the PFI permitting process.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with
each joint mailbox serving at least 2 dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or
development plan, and shall be approved by the City Engineer/U.S. Post Office prior
to final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the
City Engineer/U.S. Post Office prior to final approval.
This standard will be met through the PFI permitting process.
X. Traffic signals. The location of traffic signals shall be noted on approved street plans.
Where a proposed street intersection will result in an immediate need for a traffic signal,
a signal meeting approved specifications shall be installed. The cost shall be included as
a condition of development.
New traffic signals are not proposed or deemed necessary.
Y. Street light standards. Street lights shall be installed in compliance with regulations
adopted by the city’s direction.
Prior to commencing site improvements, the applicant must provide a photometric analysis for the
review and approval. The applicant must submit plans showing the location of streetlights and the
type and color of pole and light fixture for review and approval. Photometric analysis will follow the
recommended values and requirements described in ANSI/IESNA. All public streetlights must be
PGE Option B. This standard can be met through a condition of approval.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs
and other signs may be required.
This standard will be met through the PFI permitting process.
AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and within
1 year of the conditional acceptance of the roadway unless otherwise approved by the City
Engineer. The final lift shall also be placed no later than when 90 percent of the structures
in the new development are completed or 3 years from the commencement of initial
construction of the development, whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new construction roadways prior to city final
acceptance of the roadway; however, not before 90 percent of the structures in the new
development are completed unless 3 years have elapsed since initiation of construction
in the development;
4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard
specifications; and
5. No lift shall be less than 1.5 inches in thickness.
The development will require frontage improvements along SW 95th Avenue. This section is
applicable. The standard will be met through the PFI permitting process.
BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development
will create a negative traffic condition on existing neighborhood streets, such as excessive
speeding, the developer may be required to provide traffic calming measures. These
measures may be required within the development or offsite as deemed appropriate. As
an alternative, the developer may be required to deposit funds with the city to help pay for
traffic calming measures that become necessary once the development is occupied and
the City Engineer determines that the additional traffic from the development has
triggered the need for traffic calming measures. The City Engineer will determine the
amount of funds required and will collect said funds from the developer prior to the
issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval
of the final plat. The funds will be held by the city for a period of 5 years from the date of
issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat
approval. Any funds not used by the city within the 5-year time period will be refunded to
the developer.
Traffic calming is not proposed or deemed necessary.
CC. Traffic study.
1. A traffic study shall be required for all new or expanded uses or developments under
any of the following circumstances:
a. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
b. Trip generations from development onto the city street at the point of access and
the existing ADT fall within the following ranges:
Existing ADT ADT to be added by development
0—3,000 vpd 2,000 vpd
3,001—6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
c. If any of the following issues become evident to the City Engineer:
i. High traffic volumes on the adjacent roadway that may affect movement into
or out of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed
access drive.
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or intersections
is a potential hazard.
v. The proposal requires a conditional use permit or involves a drive-through
operation.
vi. The proposed development may result in excessive traffic volumes on adjacent
local streets.
2. In addition, a traffic study may be required for all new or expanded uses or
developments under any of the following circumstances
a. When the site is within 500 feet of an ODOT facility; or
b. Trip generation from a development adds 300 or more vehicle trips per day to an
ODOT facility; or
c. Trip generation from a development adds 50 or more peak hour trips to an ODOT
facility.
The proposed development is for a 17-lot planned development. The trip generation from the
proposed development is approximately 162 trips per day. Based on the proposed trip generation, a
traffic study is not required for this proposed development.
18.910.040 Blocks
A. Block design. The length, width and shape of blocks shall be designed with due regard to
providing adequate building sites for the use contemplated, consideration of needs for
convenient access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
B. Sizes.
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along
the centerline of the streets except:
a. Where street location is precluded by natural topography, wetlands, significant
habitat areas or bodies of water, or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or
railroads.
c. For nonresidential blocks in which internal public circulation provides equivalent
access.
2. Bicycle and pedestrian connections on public easements or rights-of-way shall be
provided when full street connection is exempted by Paragraph 18.910.040.B.1. Spacing
between connections shall be no more than 330 feet, except where precluded by
environmental or topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
The proposed development abuts developed properties to the north, east and the south. There are
no existing streets stubbed to the proposed development site. The provision to stub a street to serve
future development is precluded by the pre-existing development surrounding the proposed
development site.
The proposed development will provide a pedestrian connection from the east end of the private
street to the Greenburg Oaks Apartment complex, located immediately east of the proposed
development. A public access easement must be provided for the proposed pedestrian connection
shown in Tract C of the preliminary civil plan set.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainageway, there shall be provided a
stormwater easement or drainage right-of-way conforming substantially with the lines of
the watercourse.
B. Utility easements. A property owner proposing a development shall make arrangements
with the city, the applicable district, and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
city’s standard width for public main line utility easements shall be 15 feet unless
otherwise specified by the utility company, applicable district, or City Engineer.
Easements for public utilities must be provided at the time of final plat.
18.910.060 Reserved
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall
have sidewalks meeting city standards along at least one side of the street. All other public
and private streets shall have sidewalks meeting city standards along both sides of the
street. A development may be approved if an adjoining street has sidewalks on the side
adjoining the development, even if no sidewalk exists on the other side of the street.
The preliminary site plan shows sidewalk improvements along the development frontage and the
private street.
B. Requirement of developers.
1. As part of any development proposal or change in use resulting in an additional 1,000
vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25
x the straight line distance) pedestrian routes within 0.50 miles of their site to all transit
facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition,
the developer may be required to participate in the removal of any gaps in the
pedestrian system off-site if justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development within
300 feet of a development site in either direction, the sidewalk shall be extended from
the site to meet the existing sidewalk, subject to rough proportionality (even if the
sidewalk does not serve a neighborhood activity center).
The preliminary site plan shows sidewalk improvements along SW 95th Avenue extended from the
site to meet the existing sidewalk located to the north. There is no sidewalk within 300 feet of the
proposed development site to the south.
C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with the utilities; there are significant
natural features (large trees, water features, significant habitat areas, etc.) that would be
destroyed if the sidewalk were located as required; or where there are existing structures
in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1
specify otherwise. Additional consideration for exempting the planter strip requirement
may be given on a case-by-case basis if a property abuts more than one street frontage.
The preliminary site plan shows sidewalk improvements along SW 95th Avenue that are located curb
tight due to the location of significant natural features (large trees). The applicant has provided a
memorandum from Teragan & Associates, Inc. (dated 12/14/2020) with the arborist
recommendation for curb tight sidewalk to minimize impacts to the existing trees.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
The property owner will take full responsibility for the maintenance of sidewalks, curbs, and planter
strips.
E. Application for permit and inspection. Separate street opening permits are required for
sidewalk segments that are not part of a current subdivision approval:
1. An occupancy permit shall not be issued for a development until the provisions of this
section are satisfied.
2. The City Engineer may issue a permit and certificate allowing temporary
noncompliance with the provisions of this section to the owner, builder or contractor
when, in his or her opinion, the construction of the sidewalk is impractical for one or
more of the following reasons:
a. Sidewalk grades have not and cannot be established for the property in question
within a reasonable length of time;
b. Forthcoming installation of public utilities or street paving would be likely to cause
severe damage to the new sidewalk;
c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of
the street; or
d. Topography or elevation of the sidewalk base area makes construction of a
sidewalk impractical or economically infeasible
3. The City Engineer shall inspect the construction of sidewalks for compliance with the
provision set forth in the standard specifications manual.
Prior to commencing any site work, the applicant must obtain any and all permits necessary for the
development.
F. Council initiation of construction. In the event one or more of the following situations are
found by the council to exist, the council may adopt a resolution to initiate construction
of a sidewalk in accordance with city ordinances:
1. A safety hazard exists for children walking to or from school and sidewalks are
necessary to eliminate the hazard;
2. A safety hazard exists for pedestrians walking to or from a public building, commercial
area, place of assembly or other general pedestrian traffic, and sidewalks are necessary
to eliminate the hazard;
3. Fifty percent or more of the area in a given block has been improved by the
construction of dwellings, multiple dwellings, commercial buildings or public
buildings or parks; and
4. A criterion which allowed noncompliance under this chapter no longer exists and a
sidewalk could be constructed in compliance with city standards.
The above described situations have not been found by the council to exist. This standard does not
apply.
18.910.080 Public Use Areas
A. Dedication requirements.
1. Where a proposed park, playground, or other public use shown in a development plan
adopted by the city is located in whole or in part in a subdivision, the commission may
require the dedication or reservation of such area within the subdivision, provided that
the reservation or dedication is roughly proportional to the impact of the subdivision
on the park system.
2. Where considered desirable by the commission in compliance with adopted
comprehensive plan policies, and where a development plan of the city does not
indicate proposed public use areas, the commission may require the dedication or
reservation of areas within the subdivision or sites of a character, extent and location
suitable for the development of parks or other public use, provided that the reservation
or dedication is roughly proportional to the impact of the subdivision on the park
system.
B. Acquisition by public agency. If the developer is required to reserve land area for a park,
playground, or other public use, such land shall be acquired by the appropriate public
agency within 18 months following plat approval, at a price agreed upon prior to approval
of the plat, or such reservation shall be released to the subdivider.
Public use areas are not proposed or deemed necessary.
18.910.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in compliance with Clean Water Services
requirements and the comprehensive plan.
B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and
proposed systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as projected by the comprehensive plan.
D. Permits denied. Development permits may be restricted by the approval authority where
a deficiency exists in the existing sewer system or portion thereof which cannot be
rectified within the development and which if not rectified will result in a threat to public
health or safety, surcharging of existing mains, or violations of state or federal standards
pertaining to operation of the sewage treatment system.
The preliminary utility plan provided by the applicant shows connection to an existing 8-inch
sanitary sewer main located SW 95th Avenue.
Prior to commencing of site improvements, the applicant must submit site plans as part of the PFI
Permit showing the proposed sanitary sewer system and associated facilities to be designed and
constructed in accordance with the City of Tigard and CWS Design and Construction Standards.
Prior to final plat, the proposed sanitary sewer system and associated facilities must be constructed,
completed, and/or satisfied.
No oversizing of sanitary sewer is proposed deemed necessary.
18.910.100 Storm Drainage
A. General provisions. The Director and City Engineer shall issue a development permit only
where adequate provisions for stormwater and floodwater runoff have been made, and:
1. The storm water drainage system shall be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel or
stream, there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of such watercourse and such further width as will
be adequate for conveyance and maintenance.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area, whether
inside or outside the development, and the City Engineer shall approve the necessary size
of the facility, based on Clean Water Services requirements.
D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the director and engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the development in compliance
with Clean Water Services requirements.
A preliminary storm drainage report was submitted as part of the land use submittal. A stormwater
facility showing preliminary compliance with CWS standards for water quality and water quantity is
shown in Tract E on the civil plan set. The preliminary utility plan provided by the applicant shows
connection to a proposed 12-inch storm sewer main to be constructed within SW 95th Avenue.
Prior to commencing any site work, the applicant must submit site plans and a final storm drainage
report as part of the PFI Permit indicating how run-off generated by the development will be collected,
conveyed, treated and detained for review and approval. The storm drainage report must be prepared
and include a maintenance plan in accordance with CWS Design and Construction Standards and the
City of Tigard Standards.
Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City
of Tigard for review. The City will forward plans to CWS after preliminary review.
Prior to commencing any site work, the applicant must provide a performance bond for all stormwater
treatment facilities associated with the development.
Prior to final plat, all public stormwater drainage systems, including water quality and detention
facilities, must be constructed, completed, and/or satisfied.
18.910.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes and
where identified on the city’s adopted bicycle plan in the transportation system plan
(TSP). Bike lane requirements along collectors within the downtown urban renewal
district shall be determined by the City Engineer unless specified in Table 18.910.1.
2. Developments adjoining proposed bikeways identified on the city’s adopted
pedestrian/bikeway plan shall include provisions for the future extension of such
bikeways through the dedication of easements or rights-of-way, provided such
dedication is directly related to and roughly proportional to the impact of the
development.
3. Any new street improvement project shall include bicycle lanes as required in this
chapter and on the adopted bicycle plan.
B. Cost of construction. Development permits issued for planned developments, conditional
use permits, subdivisions and other developments which will principally benefit from such
bikeways shall be conditioned to include the cost or construction of bikeway
improvements in an amount roughly proportional to the impact of the development.
C. Minimum width.
1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane.
2. The minimum width for multi-use paths separated from the road and classified as
regional or community trails in the Greenway Trail System Master Plan is 10 feet. The
width may be reduced to 8 feet if there are environmental or other constraints.
3. The minimum width for off-street paths classified as neighborhood trails, according
to the Greenway Trail System Master Plan, is 3 feet.
4. Design standards for bike and pedestrian-ways shall be determined by the City
Engineer.
The City’s TSP identifies bike lanes along SW 95th Avenue, consistent with the neighborhood route
street section. The required half street frontage improvements will include widening the pavement
cross section to provide a future bike lane.
18.910.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities shall
be placed underground, except for surface mounted transformers, surface mounted
connection boxes and meter cabinets which may be placed above ground, temporary
utility service facilities during construction, high capacity electric lines operating at 50,000
volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground utility
facilities, and
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the City Engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development
is proposed to take place on a street where existing utilities which are not underground
will serve the development and the approval authority determines that the cost and
technical difficulty of under-grounding the utilities outweighs the benefit of
undergrounding in conjunction with the development. The determination shall be on
a case-by-case basis. The most common, but not the only, such situation is a short
frontage development for which undergrounding would result in the placement of
additional poles, rather than the removal of above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground
and which are located across a public right-of-way from the applicant’s property shall
pay the fee in-lieu of undergrounding.
3. Properties within the MU-CBD zone shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing
utility lines. All new utility lines shall be placed underground.
D. Fee in-lieu of undergrounding.
1. The City Engineer shall establish utility service areas in the city. All development
which occurs within a utility service area shall pay a fee in-lieu of undergrounding for
utilities if the development does not provide underground utilities, unless exempted
by this chapter.
2. The City Engineer shall establish the fee by utility service area which shall be
determined based upon the estimated cost to underground utilities within each service
area. The total estimated cost for undergrounding in a service area shall be allocated
on a front-foot basis to each party within the service area. The fee due from any
developer shall be calculated based on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the
undergrounding of existing overhead utilities. The City Engineer shall determine the
amount of the credit, after review of cost information submitted by the applicant with
the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities
within the city at large. The City Engineer shall prepare and maintain a list of proposed
undergrounding projects which may be funded with the fees collected by the city. The
list shall indicate the estimated timing and cost of each project. The list shall be
submitted to the city council for their review and approval annually.
Prior to final plat, all existing and proposed utilities must be placed underground. A fee-in-lieu of
undergrounding is not proposed.
18.910.130 Cash or Bond Required
A. Guarantee. All improvements installed by the developer shall be guaranteed as to
workmanship and material for a period of 1 year following acceptance by the city council.
B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the
amount of the value of the improvements as set by the City Engineer.
C. Compliance requirements. The cash or bond shall comply with the terms and conditions
of Section 18.830.070.
Prior to final plat, all improvements associated with public infrastructure including but not limited to
street improvement under the City of Tigard jurisdiction must be constructed, completed and/or
satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year
maintenance assurance for said improvements.
Prior to final plat, all public utility facilities including but not limited to storm drainage, water quality
and quantity, sanitary sewer, water, gas, electrical, communication, and wireless must be completed.
Private storm water quality and quantity facilities must be provided with two years of maintenance
and entered into a stormwater maintenance agreement with the City.
18.910.140 Monuments—Replacement Required
Any monuments that are disturbed before all improvements are completed by the subdivider
shall be replaced prior to final acceptance of the improvements.
This standard is met through the PFI permitting process.
18.910.150 Installation Prerequisite
A. Approval required. No public improvements, including sanitary sewers, storm sewers,
streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after
the plans have been approved by the city, permit fee paid, and permit issued.
B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the city
for construction and other services in connection with the improvement. The permit fee
shall be set by council resolution.
This standard is met through the PFI permitting process.
18.910.160 Reserved
18.910.170 Plan Check
A. Submittal requirements. Work shall not begin until construction plans and construction
estimates have been submitted and checked for adequacy and approved by the City
Engineer in writing. The developer can obtain detailed information about submittal
requirements from the City Engineer.
B. Compliance. All such plans shall be prepared in compliance with requirements of the city.
This standard is met through the PFI permitting process.
18.910.180 Notice to City
A. Commencement. Work shall not begin until the city has been notified in advance.
B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city
is notified.
This standard is met through the PFI permitting process.
18.910.190 City Inspection of Improvements
Improvements shall be constructed under the inspection and to the satisfaction of the city.
The city may require changes in typical sections and details if unusual conditions arising
during construction warrant such changes in the public interest.
This standard is met through the PFI permitting process.
18.910.200 Engineer’s Written Certification Required
The developer’s engineer shall provide written certification of a form provided by the city
that all improvements, workmanship, and materials are in accord with current and standard
engineering and construction practices, and are of high grade, prior to city acceptance of
the subdivision’s improvements or any portion thereof for operation and maintenance.
This standard is met through the PFI permitting process.
CHAPTER 18.920
ACCESS, EGRESS, AND CIRCULATION
18.920.030 General Provisions
I. Access management.
1. An access report must be submitted with all new development that verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance, and
deceleration standards as set by ODOT, Washington County, the city, and AASHTO
(depending on jurisdiction of facility).
2. Driveways must not be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from
a collector or arterial street intersection is 150 feet, measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be
greater depending upon the influence area, as determined from City Engineer review
of a traffic impact report submitted by the applicant’s traffic engineer. In a case where
a development has less than 150 feet of street frontage, the applicant must explore any
option for shared access with the adjacent lot. If shared access is not possible or
practicable, the driveway must be placed as far from the intersection as possible.
3. The minimum spacing of driveways and streets along a collector is 200 feet. The
minimum spacing of driveways and streets along an arterial is 600 feet.
4. The minimum spacing of local streets along a local street is 125 feet.
Preliminary Civil Plans have been submitted by the applicant to demonstrate preliminary compliance
with the access, egress and circulation requirements of this chapter.
Prior to final plat approval, the applicant must submit the Final Intersection Sight Distance
Certification for review and approval.
ADDITIONAL CITY OR AGENCY COMMENTS:
Public Utility Easements:
Prior to issuance of building permits, the applicant must record all public utility easements including
for storm drainage, sanitary sewer, and franchise utilities and provide recorded copies to the city.
Fire and Life Safety:
Prior to commencing any site work, the applicant must provide written approval from TVF&R for
fire flow, hydrant placement, and emergency vehicular access and turn around.
Public Water System:
The existing public water mains surrounding the proposed development are under the jurisdiction of
Tualatin Valley Water District (TVWD). Prior to commencing any site work, the applicant must
obtain approvals and permits from TVWD prior to issuance of city permits.
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design
and Construction which require the construction of on-site water quality facilities. In addition, a
maintenance plan must be submitted indicating the frequency and method to be used in keeping the
facility maintained through the year.
Prior to commencing site improvements, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI permit. Plans must be submitted to the city
for review. The city will forward plans to CWS after preliminary review.
Grading and Erosion Control:
Clean Water Services Design and Construction Standards also regulate erosion control to reduce the
amount of sediment and other pollutants reaching the public storm and surface water system
resulting from development, construction, grading, excavating, clearing, and any other activity which
accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion
control plan for review and approval. The plan must comply to the "CWS Erosion Prevention and
Sediment Control Design and Planning Manual” (curren t edition).
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre
of land. The site is larger than one acre. Prior to commencing any site improvements, the applicant
must obtain a NPDES permit.
Prior to commencing any site improvements, the applicant must submit a final grading plan the existing
and proposed contours. The plan must detail the provisions for surface drainage of all lots and show
that they will be graded to ensure that surface drainage is directed to the street or a public storm
drainage system approved by the Engineering Department. For situations where the back portions of
lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines must
be provided to sufficiently contain and convey runoff from each lot.
The design engineer must also indicate, on the grading plan, which lots will have natural slopes
between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent.
This information will be necessary in determining if special grading inspections and permits will be
necessary when the lots develop.
Address Assignments:
The City of Tigard is responsible for the approval of new street names and assigning addresses for
parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718-
2678 to ensure new addresses are assigned. Prior to permit submittal, the applicant must pay the
addressing fee. The address fee will be assessed in accordance with the current Master Fee
Schedule.
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT
SUBMITTAL:
1. Prior to permit submittal, the applicant must submit an Autocad file of proposed street
names and assignment of addresses and pay the address fee. Contact Oscar Contreras at
503-718-2678 for the submission of the Autocad file. The address fee will be assessed in
accordance with the current Master Fee Schedule.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant must prepare a cover letter and submit it, along with any supporting
documents or plans that address the following requirements to the ENGINEERING
DIVISION, ATTN: Jeremy Tamargo, Principal Engineer at (971) 713-0281 or
JeremyT@tigard-or.gov. The cover letter must clearly identify where in the submittal the
required information is found:
2. Improvements associated with public infrastructure including street and right-of-way
dedication, utilities, grading, water quality and quantity facilities, streetlights, easements,
easement locations, and utility connections must be designed in accordance with the
following codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• Tigard Community Development Codes, Municipal Codes
• Tualatin Valley Fire and Rescue (TVF&R) Fire Codes
• Other applicable County, State, and Federal Codes and Standard Guidelines
3. Improvements associated with public infrastructure including street and right-of-way
dedication, utilities, grading, water quality and quantity facilities, streetlights, easements,
easement locations, and utility connections for future utility extensions are subject to the City
Engineer’s review, modification, and approval.
4. Prior to commencing any site work, the applicant must submit a Public Facility
Improvement (PFI) Permit to cover all infrastructure work including stormwater Water
Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets
of detailed public improvement plans must be submitted for review to the Engineering
Department. An Engineering cost estimate of improvements associated with public
infrastructures including but not limited to street, street grading, utilities, stormwater quality
and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at
the time of PFI Permit submittal. When the water system is under the City of Tigard
jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate
line item from the total cost estimate. NOTE: these plans are in addition to any drawings
required by the Building Division and should only include sheets relevant to public
improvements. Public Facility Improvement Permit plans must conform to City of Tigard
Public Improvement Design Standards, which are available at City Hall and the City’s web
page (www.tigard-or.gov).
5. Prior to commencing site improvements, the Applicant must submit plans showing the
following required street improvements to Engineering for review and approval:
SW 95th Avenue half-street improvements:
o 29’ right-of-way dedication from centerline
o 18’ pavement (12’ travel lane, 6’ bike lane)
▪ Pavement section must meet current public improvement design standards and details at time of application for PFI Permit.
o 0.5’ curb
o 5’ planter strip (in back of sidewalk)
o 5’ curb-tight sidewalk
o 5’ planter strip
o 5’ sidewalk
▪ Sidewalk must be extended from the site to connect to existing sidewalk
located north of the proposed development.
o 0.5’ public access behind sidewalk
o 8’ public utility easement
6. Prior to commencing any site work, the applicant must submit the exact legal name, address
and telephone number of the individual or corporate entity who will be designated as the
“Permittee”, and who will provide the financial assurance for the public improvements.
Specify if the entity is a corporation, limited partnership, LLC, etc. and the state within
which the entity is incorporated and provide the name of the corporate contact person.
Failure to provide accurate information will delay processing of project documents.
7. Prior to commencing any site work, the applicant must provide a construction vehicle access
and parking plan for approval by the City Engineer. The purpose of this plan is for parking
and traffic control during the public improvement construction phase. All construction
vehicle parking must be provided onsite. No construction vehicles or equipment will be
permitted to park on the adjoining residential public streets. Construction vehicles include
the vehicles of any contractor or subcontractor involved in the construction of site
improvements or buildings proposed by this application and must include the vehicles of all
suppliers and employees associated with the project.
8. Prior to commencing site improvements, the applicant must provide a photometric analysis for
the review and approval. The applicant must submit plans showing the location of streetlights
and the type and color of pole and light fixture for review and approval. Photometric analysis
will follow the recommended values and requirements described in ANSI/IESNA. All public
streetlights must be PGE Option B.
9. Prior to commencing any site work, the applicant must obtain all required approvals and
permits for construction from all necessary agencies.
10. Prior to commencing any site work, the applicant must submit site plans and a final storm
drainage report as part of the PFI Permit indicating how run-off generated by the development
will be collected, conveyed, treated and detained for review and approval. The storm drainage
report must be prepared and include a maintenance plan in accordance with CWS Design and
Construction Standards and the City of Tigard Standards.
11. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to
the City of Tigard for review. The City will forward plans to CWS after preliminary review.
12. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing the proposed sanitary sewer system and associated facilities to be designed and
constructed in accordance with the City of Tigard and CWS Design and Construction
Standards.
13. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing all proposed and/or extensions of public water lines, hydrants and water
services to be designed in accordance with the City of Tigard Standards for review and
approval.
14. Prior to commencing any site work, the applicant must provide written approval from
TVF&R for fire flow, hydrant placement, and emergency vehicular access and turn around.
15. Prior to commencing any site work, the applicant must submit the joint access easement and
maintenance agreement for the proposed private street and for the proposed pedestrian
access path for review and approval.
16. Prior to commencing any site work, the applicant must submit an erosion control plan as
part of the PFI Permit. The plan must conform to the "CWS Erosion Prevention and
Sediment Control Design and Planning Manual” (current edition).
17. Prior to commencing any site work, the applicant must submit a final grading plan showing
the existing and proposed contours. The plan must detail the provisions for surface drainage
of all lots and show that they will be graded to ensure that surface drainage is directed to the
street or a public storm drainage system approved by the Engineering Division. The design
engineer must indicate, on the grading plan, which lots will have natural slopes between 10
percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent.
This information will be necessary in determining if special grading inspections and/or
permits will be necessary.
18. Prior to commencing any site work, the applicant must provide a performance bond for all
public improvements and private stormwater treatment facilities associated with the
development.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO FINAL PLAT APPROVAL:
The applicant must prepare a cover letter and submit it, along with any supporting
documents or plans that address the following requirements to the ENGINEERING
DIVISION, ATTN: Jeremy Tamargo, Principal Engineer at (971) 713-0281 or
JeremyT@tigard-or.gov. The cover letter must clearly identify where in the submittal the
required information is found:
19. Prior to final plat approval, all improvements associated with public infrastructure including but
not limited to street improvement under the City of Tigard jurisdiction must be constructed,
completed and/or satisfied. The Applicant must obtain conditional acceptance from the City
and provide a two-year maintenance assurance for said improvements.
20. Prior to final plat approval, all public utility facilities including but not limited to storm drainage,
water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless
must be completed. Private storm water quality and quantity facilities must be provided with
two years of maintenance and entered into a stormwater maintenance agreement with the City.
21. Prior to final plat approval, the final plat must contain State Plane Coordinates on two
monuments with a tie to the City’s global positioning sys tem geodetic control network (GC
22). These monuments must be on the same line and must be of the same precision as
required for the subdivision plat boundary. Along with the coordinates, the plat must
contain the scale factor to convert ground measurements to grid measurements and the
angle from north to grid north. These coordinates can be established by; GPS tie networked
to the City’s GPS survey or by random traverse using conventional survey methods.
22. Prior to final plat approval, the applicant must submit for City review four (4) paper copies
of the final plat prepared by a land surveyor licensed to practice in Oregon, pay the final plat
fee, and any other necessary data or narrative. The final plat and data or narrative must be
drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard. Final plat will include signature lines for the
City Engineer and Community Development Director. Note: Washington County will not
begin their review of the final plat until they receive notice from the Engineering
Department indicating that the City has reviewed the final plat and submitted comments to
the Applicant’s surveyor. After the City and County have reviewed the final plat, the
applicant must submit one copy of the final plat, for City Engineer and Community
Development Director signatures.
23. Prior to final plat approval, the applicant must record a joint access easement and
maintenance agreement with Washington County and provide a recorded copy to the City.
24. Prior to final plat approval, the applicant must submit the Final Intersection Sight Distance
Certification for review and approval.
25. Prior to final plat approval, the applicant must place all existing and proposed utilities
underground.
26. Prior to final plat approval, the applicant must provide evidence that the Homeowners
Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R)
document is in place with language in regard to the maintenance of tracts and private
accesses.
P.O. Box 820 Sherwood, OR 97140
Phone: (503) 625-6177 Fax: (503) 625-6179
October 1, 2020
Geoff Mihalko
Senior Project Manager
Pioneer Design Group
9020 SW Washington Square Rd
Portland, OR 97223
Re: 11900 SW 95th Ave, Tigard
We have reviewed the site plan for the above-mentioned subdivision. We will be able to service
the lots as they’ve been laid out. Each resident will be responsible for placing their totes curbside
on collection day. The private street must be marked for no parking on one side of the street. If
the street is not marked for no parking on one side, each resident will be responsible for placing
their totes on the nearest public road, SW 95th Ave.
If you have any additional questions, feel free to contact me.
Sincerely,
Kristen Tabscott
Pride Disposal Company
ktabscott@pridedisposal.com
(503) 625-6177
M E M O R A N D U M
Date: February 11, 2021
To: Monica Bilodeau, Associate Planner, City of Tigard
From: Jackie Sue Humphreys, Clean Water Services (CWS)
Subject: Weston Oaks 17-Lot Subdivision, PDR2020-00001, SUB2020-00004, 1S135DC10100
Please include the following comments when writing your conditions of approval:
PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING
A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained
prior to plat approval and recordation. Application for CWS Permit Authorization must be in
accordance with the requirements of the Design and Construction Standards, Resolution and
Order No. 19-5 as amended by R&O 19-22, or prior standards as meeting the implementation
policy of R&O 18-28, and is to include:
a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.
b. Detailed grading and erosion control plan. An Erosion Control Permit will be required.
Area of Disturbance must be clearly identified on submitted construction plans. If site
area and any offsite improvements required for this development exceed one-acre of
disturbance, project will require a 1200-CN Erosion Control Permit.
c. Detailed plans showing each lot within the development having direct access by gravity
to public storm and sanitary sewer.
d. Provisions for water quality in accordance with the requirements of the above named
design standards. Water Quality is required for all new development and redevelopment
areas per R&O 19-5, Section 4.04. Access shall be provided for maintenance of facility
per R&O 19-5, Section 4.07.6.
e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be
clearly identified on plans, showing its location, condition, capacity to treat this site and,
any additional improvements and/or upgrades that may be needed to utilize that facility.
f. If private lot LIDA systems proposed, must comply with the current CWS Design and
Construction Standards. A private maintenance agreement, for the proposed private lot
LIDA systems, needs to be provided to the City for review and acceptance.
g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary
sewer, and water quality related easements must be granted to the City.
h. Any proposed offsite construction activities will require an update or amendment to the
current Service Provider Letter for this project.
CONCLUSION
This Land Use Review does not constitute CWS approval of storm or sanitary sewer compliance
to the NPDES permit held by CWS. CWS, prior to issuance of any connection permits, must
approve final construction plans and drainage calculations.
February 18, 2021
Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon 97223
Re: Weston Oaks PDR2020-00001/SUB2020-00004
Tax Lot I.D: 1S135DC10100 SW 95th Ave
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. These notes are provided in regards to the plans received February 2021. There may be more or less
requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse
this proposal predicated on the following criteria and conditions of approval.
FIRE APPARATUS ACCESS:
1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDINGS AND FACILITIES: Access roads shall be within
150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the
exterior of the building or facility. An approved turnaround is required if the remaining distance to an approved
intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1)
2. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have
an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an
unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1)
3. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and
20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway and
in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above
grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective
background. (OFC D103.6)
4. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width – no parking on either side of roadway
2. 26-32 feet road width – parking is allowed on one side
3. Greater than 32 feet road width – parking is not restricted
5. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and
marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by
six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3)
–
6. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant.
(OFC D103.1)
7. TURNOUTS: Where access roads are less than 20 feet and exceed 400 feet in length, turnouts 10 feet wide and 30
feet long may be required and will be determined on a case by case basis. (OFC 503.2.2)
8. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3)
9. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point. (OFC 503.2.4 & D103.3)
10. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 15%.
11. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a
maximum of 5% grade with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2)
12. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6):
1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width).
2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width.
3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved.
4. Electric gates shall be equipped with a means for operation by fire department personnel
5. Electric automatic gates shall comply with ASTM F 2200 and UL 325.
13. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall
also be provided during construction. (OFC 3309 and 3310.1)
14. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC
503.4.1). Traffic calming measures linked here: http://www.tvfr.com/DocumentCenter/View/1578
FIREFIGHTING WATER SUPPLIES:
15. FIREFIGHTING WATER SUPPLY FOR INDIVIDUAL ONE- AND TWO-FAMILY DWELLINGS: The minimum available
fire flow for one and two-family dwellings served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to OFC Appendix
B. (OFC B105.2)
16. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor
area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or
600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no
adverse modifications have been made to the supply system. Water availability information may not be required to be
submitted for every project. (OFC Appendix B)
17. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply,
approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage
of combustible materials on the site. (OFC 3312.1)
–
FIRE HYDRANTS:
18. FIRE HYDRANTS – ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where the most remote
portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved
route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1)
19. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a
building shall not be less than that listed in Table C 105.1. (OFC Appendix C)
20. FIRE HYDRANT(S) PLACEMENT: (OFC C104)
• Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that
are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may
contribute to the required number of hydrants. (OFC 507.5.1)
• Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number
of hydrants unless approved by the Fire Marshal.
• Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the
required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire
Marshal.
• Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants
only if approved by the Fire Marshal.
21. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire
hydrants within the City of Tualatin shall be yellow in color. (OFC 507)
22. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from
an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1)
23. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective
markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant
is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly.
(OFC 507)
24. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or
other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312)
25. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
BUILDING ACCESS AND FIRE SERVICE FEATURES
26. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers
or approved building identification placed in a position that is plainly legible and visible from the street or road fronting
the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a
minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1)
If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please
feel free to contact me at 503-259-1504.
Sincerely,
–
John Wolff
Deputy Fire Marshal II
John.wolff@tvfr.com
Cc:
A full copy of the New Construction Fire Code Applications Guide for Residential Development is available at
http://www.tvfr.com/DocumentCenter/View/1438
City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2
Case #: ___________________
_________________________ City of Tigard
COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application
LAND USE APPLICATION TYPE
Accessory Dwelling Unit (ADU)
Adjustment
Annexation
Comprehensive Plan Map Amendment
Conditional Use
Downtown Development Review:
Type I Type II
Adjustment
Home Occupation – Type II
Land Partition
Lot Line Adjustment/Lot Consolidation
Marijuana Facility Permit
Miscellaneous: __________________________
Type II Type III
Modification: Type I Type II
Planned Development:
Consolidated Plan
Concept Plan
Detailed Plan
Sensitive Lands Review:
Type I Type II Type III
Site Development Review: Type I Type II
Subdivision
Temporary Use Permit
Urban Forestry Plan:
Modification Discretionary Review
Zoning Map Amendment
PROJECT INFORMATION
Project name:
Brief description of project: ___________________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________
SITE INFORMATION
Location (address if available): ________________________________________________________________
Tax map and tax lot number(s): _______________________________________________________________
Site size: ______________________________________ Zone: ______________________________________
APPLICANT INFORMATION
Name: ___________________________________________________________________________________
Mailing address: ________________________________ City/State: _________________ Zip: ____________
Phone: ____________________________ Email: _________________________________________________
Applicant’s representative: __________________________________________________________________________________
Phone: ____________________________ Email: _________________________________________________
SW 95th Avenue Subdivision
A 17 Lot Planned Development Subdivision for Single-Family Detached
Development includes reductions in lot area; lot width; interior side yards; and street side yards, and
Residential Dwellings, with an approximately 3,600 square foot open space area. The Planned
minimally wider garage facades for 4 homes
1.77 acres R-7
CTH Investments, LLC Attn: Matt Wellner
9700314787 SW Millikan Way Beaverton, OR
503-970-5699 matt@crandallgroup.com
Pioneer Design Group, Attn: Matthew Sprague
503-643-8286 msprague@pd-grp.com
No address assigned (previously part of 11900 SW 95th Ave, Tigard)
1S135DC10100 (previously part of 1S135DC04100)
PDR2020-00001
SUB2020-00004
PDR2020-00001 $12248 MB 10/13/20
SUB2020-00004
LAND USE APPLICATION
CITY OF TIGARD
Weston Oaks
17-Lot Planned Development for Single
Family Detached Dwellings
October 12, 2020
APPLICANT:
CTH Investments, LLC
14787 SW Millikan Way
Beaverton, Oregon 97003
Attn: Matt Wellner
Phone: 503-970-5699
Email: matt@crandallgroup.com
OWNER:
Chapman/Manson Family Trust and Sharon R. Chapman Trust
Attn: Wayne Chapman
6324 NW 32nd Place
Portland, OR 97211
APPLICANT’S REPRESENTATIVES:
Pioneer Design Group
9020 SW Washington Sq. Dr., Suite 170
Portland, Oregon 97223
Contact: Matthew L. Sprague
Phone: 503-643-8286
Email: msprague@pd-grp.com
11900 SW 95th Avenue – 17-Lot PD Page - 2 -
October 12, 2020
PDG 141-033
FACT SHEET
Project Name: Weston Oaks Planned Development
Proposed Actions: 17-Lot Subdivision/Planned Development
Tax Maps/Lots: 1S1 35DC Lot 10100
Site Size: 1.77 Acres, 77,237 (square feet)
Addresses: No Address Assigned
Location: The site is located on the east side of SW 95th Avenue, just south of
SW Tangela Court.
Zoning: R-7
Applicant: Owner:
CTH Investments, LLC Chapman/Manson Family Trust and
14787 SW Millikan Way Sharon R. Chapman Trust
Beaverton, Oregon 97003 Attn: Wayne Chapman
Attn: Matt Wellner 6324 NE 32nd Place
Phone: 503-970-5699 Portland, OR 97211
Email: matt@crandallgroup.com
Design Team:
Planning/Civil/Survey/Landscape
Pioneer Design Group
9020 SW Washington Sq. Dr., Suite 170
Portland, Oregon 97223
Contact: Matthew L. Sprague
Phone: 503-643-8286
Email: msprague@pd-grp.com
Arborist
Teragan & Associates, INC
3145 Westview Circle
Lake Oswego, Oregon 97034
Contact: Christine Johnson
Phone: 503-697-1975
E-mail: info@teragan.com
11900 SW 95th Avenue – 17-Lot PD Page - 3 -
October 12, 2020
PDG 141-033
GENERAL INFORMATION
The applicant is proposing a 17-Lot Subdivision/Planned Development for detached single family
homes. The application is being submitted as a single consolidated planned development
application, including both a concept plan and a detailed plan.
The subject site is 1.77 acres in size, and is specifically identified as Tax Lot 10100, Map 1S1
35DC. The property is zoned R-7.
The site was previously part of a larger 2.01-acre lot, which was recently partitioned into parcels
under City of Tigard Casefile MLP 2019-00002L, and platted as Partition Plat No. 2020-016 with
the Washington County Surveyor. Parcel 1 (Tax Lot 10000), which is approximately 0.24 acres
and contains the existing dwelling, is not part of this application. Parcel, 2, the subject site, is 1.77
acres and is currently vacant except for residential type landscaping. An Arborist’s Report has
been prepared to address the Urban Forestry requirements.
VICINITY & SITE INFORMATION
Site Location: The site is located on the east side of SW 95th Avenue, approximately 180 feet
south of SW Tangela Court.
Existing Uses: As described above, the site was previously part of a 2.01-acre residential lot.
Following the 2-parcel partition of City of Tigard Casefile MLP 2019-00002L, the site is vacant.
Topography: The site has a moderate downhill 3% slope from the northeast corner at 187 feet to
the southwest at SW 95th Avenue at 174 feet.
Vegetation: The Arborist’s Report prepared for City of Tigard Casefile MLP 2019-00002L
inventoried 12 existing trees on the property within Parcel 2 (the subject site, Tax Lot 10100), 9
trees on Parcel 1 (the adjoining Tax Lot 10000) and an additional 4 trees off-site. The on-site trees
(Tax Lot 10100) consist of Oregon white oak (2), Orchard Cherry (1), Orchard pear (1), Orchard
apple (3), Orchard plum (1), Filbert (2), Silver Maple (1), and Lombardy poplar (1).
Of the inventoried trees within Tax Lot 10100, 8 are considered to be in average condition; 2 are
described as being in declining condition; and the remaining 2 filbert trees are not assessed. The
remaining areas of the site are in residential planting such as shrubs and lawn.
Surrounding Land Uses: The subject site abuts the east side of 95th Avenue. The surrounding
neighborhood is predominantly residential, with a variety of lot sizes.
Surrounding uses are as follows:
• To the north is SW Tangela Court, consisting of a single-family subdivision.
• To the west across 95th Avenue are residential lots of various sizes.
• To the east is the Greenburg Oaks Apartments.
• To the south are single-family homes.
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October 12, 2020
PDG 141-033
Transportation: The subject site abuts the east side of 95th Avenue, which is designated as a
Neighborhood Route. SW 95th Avenue connects with SW Greenburg Road north of the site, and
SW Commercial Street to the south.
The nearest bus line is located approximately 1,000 feet to the north on SW Greenburg Road,
while to the south, the Tigard Transit Center is located approximately 2,250 feet from the site,
providing bus and WES service.
Transit service is available on SW Greenburg Road via Tri Met’s 76 line, located approximately
1,000 feet north of the site. The number 12 line runs on 99W to the south. Both lines connect
with the Tigard Transit Center on SW Commercial Street, approximately 2,250 feet south east of
the site, which also is a stop for the WES commuter rail.
APPLICATION DESCRIPTION
The proposed development includes the following land use actions:
1. Preliminary Plat
2. Planned Development
a. Concept Plan
b. Detailed Development Plan
3. Urban Forestry Plan
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet and average of 3,212 square feet. The development
will provide frontage improvements, including along the frontage of Tax Lot 10000 under
Conditions of Approval for City of Tigard Casefile MLP 2019-00002L, but no dedication of
additional right-of-way is required for SW 95th Avenue.
The site will be accessed via a private street from SW 95th Avenue with 26 feet of pavement,
mountable curbs, and a curb-tight sidewalk. The street will terminate with a hammerhead
turnaround, and parking will be available on one side of the east-west portion of the street. A
pedestrian path will connect the end of the hammerhead with the adjoining Greenburg Oaks
apartment complex
As part of the Planned Development Application, the applicant requests adjustments to the
following development standards:
- minimum lot size;
- minimum lot width;
- minimum front yard;
- minimum street side yard;
- minimum interior side yard;
- a 30% increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
11900 SW 95th Avenue – 17-Lot PD Page - 5 -
October 12, 2020
PDG 141-033
The Planned Development works to allow for a smooth step-down transition in densities. There
are apartments to the east (Greenberg Oaks) and single family detached homes to the north, south
and west, across SW 95th Avenue. Lot sizes across the site generally increase from east to west,
with the open space area and water quality facility on the western boundary softening the
development from SW 95th Avenue.
The Planned Development provides for 17 lots for detached single family homes. Lots 6-12
along the east side adjacent to Greenburg Oaks are generally smaller in area, and will support 3-
story units. These units appropriately transition from the higher intensity multi-family attached
units, to single family detached units. Lots 1-5 and 13-17 are larger lots and will be 2-story units,
in order to provide an appropriate transition and screening from the apartments to the east and the
single-family development to the north and south. At the west edge adjacent to SW 95th Avenue
there is an existing detached home on the previously partitioned lot. To the south of this house,
the proposed development provides an open space (Tract D) and a storm water quality facility
(Tract E), which is designed to visually blend with the open space to provide a soft visual
transition and physical buffer from the street into the development.
A private street (Tract B) will provide access into the development from SW 95th Avenue. There
will be sidewalks on both sides of the private street, and a pedestrian connection (Tract C) at the
east end of the street connecting to the Greenberg Oaks Apartments, facilitating a reduced
pedestrian block between SW 95th Avenue and SW 91st Avenue. With a 26-foot paved width, on
street parking will be allowed on one side of the private street, with 8 spaces available within
Tract B, and a further 7 on-street spaces available along the improved SW 95th Avenue frontages
of the subject site and Tax Lot 10000.
For off-street parking, all but 3 of the units will have 2-car wide garages, with 2-car driveways,
providing 4 spaces per lot. The other 3 units, Lots 7, 8, and 11 will have 1-car garages, providing
2 off street spaces, with an option for tandem garages providing for 3 spaces. The provided on-
and off-street parking is significantly greater than that required by Code.
Open space within the development will be provided within the 3,620 square foot Tract D, which
is proposed to be landscaped with additional plantings, paving, and seating. Two large existing
Oregon white oaks will be retained in the south west corner of the Tract, maintaining the existing
streetscape, and screening the new homes. The perception of space within the area is enhanced by
the location of the water quality facility immediately adjacent to the open space, which will also be
landscaped, to CWS standards. Overall, the combination of the open space and water quality
facility means the nearest home within the development to SW 95th Avenue will be located
approximately 110 feet from the street. The proposed water quality facility has specifically been
designed in a manner to minimize grading on the site, and reduce the need for retaining walls.
11900 SW 95th Avenue – 17-Lot PD Page - 6 -
October 12, 2020
PDG 141-033
CONFORMANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE
(Title 18)
This section of the narrative includes discussions and findings of how the proposed development
conforms to the City of Tigard Community Development Code. Only Code provisions that
contain applicable criteria or that otherwise require Findings related to the proposed development
have been included. The Code sections are in Italics to distinguish them from the narrative
discussion and proposed findings.
The following Findings are generally presented in the numerical order in which they appear in the
Code. However, where they affect other code sections, it is necessary to address some issues out
of order. Where a particular section is cross-referenced, the referenced section is listed to aid
continuity and clarity.
18.100 Base Zones
Chapter 18.110 Residential Zones
18.110.010 Purpose
18.110.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses
in residential zones is provided in Table 18.110.2. If a use category is not listed,
see Section 18.60.030.
1. Allowed (A). Uses that are allowed, subject to all of the applicable
provisions of this title.
2. Restricted (R). Uses that are allowed provided they are in compliance with
special requirements, exceptions, or restrictions.
3. Conditional (C). Uses that require the approval of the Hearings Officer
using discretionary criteria. The approval process and criteria are
provided in Chapter 18.740, Conditional Use.
4. Prohibited (P). Uses that are not allowed under any circumstance.
RESPONSE: The applicant is proposing a 17-Lot subdivision for single family homes, which is
a permitted use in the R-7 zone. This subdivision is being proposed as a Planned Development,
which is a Conditional Use, subject to the requirements of Chapter 18.770.
B. Development standards. The standards for residential development in
residential zones are located in the applicable housing type chapter in 18.200
Residential Development Standards. The standards for nonresidential
development in residential zones are located in Chapter 18.350, Residential
11900 SW 95th Avenue – 17-Lot PD Page - 7 -
October 12, 2020
PDG 141-033
Zone Development Standards, and the applicable plan district chapter, if any.
(Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
18.200 Residential Development Standards
18.210.010 Purpose
The purpose of this chapter is to provide standards that are broadly applicable to all
residential development in residential and commercial zones. (Ord. 18-28 §1; Ord. 18-23 §2)
18.210.020 Fence and Wall Standards
Fences and walls may be located within required setbacks. Fences and walls located
within required setbacks are subject to the standards in this section. Fences and walls
located outside required setbacks are subject to the standards in the applicable housing
type chapter in 18.200 Residential Development Standards.
A. Fences and walls in a required front setback may be a maximum of 3 feet in
height where abutting a local or neighborhood street and a maximum of 6 feet
in height where abutting a collector or arterial street.
B. Fences and walls in a required side, street side, or rear setback may be a
maximum of 8 feet in height. Fences and walls 7 feet or more in height require a
building permit.
C. Fences and walls with barbed or razor wire are prohibited.
D. Fences and walls must meet vision clearance area requirements in Chapter
18.930, Vision Clearance Areas. (Ord. 18-28 §1)
RESPONSE: The applicant is not proposing any fencing or walls in the front yards.
privacy/good neighbor Fencing will typically be provided along the perimeter of the site, at the
time of individual lot/home construction. No fencing will exceed 6 feet in height.
18.210.030 Exceptions to Setback and Height Standards
A. Additional setbacks. Increased or different setbacks apply in the following situations:
1. Where the ultimate right-of-way width, as shown in the Transportation
System Plan, is wider than the current right-of-way width, required setbacks
are measured from the ultimate right-of-way width.
2. Where freestanding private communication and utility facilities that are
accessory to a residential use and not subject to the provisions of Chapter
18.450, Wireless Communication Facilities, are proposed, such facilities
must be set back from all property lines a distance equal to or greater than
11900 SW 95th Avenue – 17-Lot PD Page - 8 -
October 12, 2020
PDG 141-033
the height of the facility. Freestanding communication and utility facilities
include, but are not limited to, wind turbines and communication towers,
antennas, and receivers.
RESPONSE: The applicant is not requesting any exceptions to setbacks or height standards
based on future right-of-way dedication, as existing right-of-way is consistent with TSP
requirements. This application does not involve any freestanding communication facilities.
Therefore, these criteria are not applicable.
Chapter 18.290 SINGLE DETACHED HOUSES
18.290.010 Purpose
Single detached house development is intended to provide a desired housing type for
individual households. It is one piece of a diverse housing strategy and integrates well
with other housing types of similar scale. (Ord. 18-28 §1; Ord. 18-23 §2)
18.290.020 Applicability
The standards of this chapter apply to single detached houses in residential zones and to
primary dwelling units on lots with accessory dwelling units. (Ord. 18-23 §2)
18.290.030 Development Standards
Development standards for single detached houses are provided in Table 18.290.1.
Table 18.290.1
Development Standards for Single Detached Houses
Standard R-7 Proposed Planned Development
Minimum Lot Size 5,000 sq ft 2,200 sf
Minimum Lot Width 50 ft 26 ft
Minimum Setbacks
- Front 15 ft 13.5 ft
- Street side 10 ft 8 ft
- Side 5 ft 3 ft interior
5 ft perimeter
- Rear 15 ft 15 ft
- Garage [3] 20 ft 20 ft
Maximum Height 35 ft 35 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area [4] 20% 20%
Minimum Density 80% of maximum density
Maximum Density Calculated using the method provided in 18.40.130
Minimum Parking 1 off-street vehicle parking space per house [5]
11900 SW 95th Avenue – 17-Lot PD Page - 9 -
October 12, 2020
PDG 141-033
RESPONSE: The subject site is zoned R-7. The proposed development has been designed to
comply with the R-7 lot standards identified in Table 18.290.1, to the extent practicable.
Modifications to the applicable Development Standards are identified above, including minimum
lot size; minimum lot width; minimum front yard; minimum street side yard; and minimum
interior side yards.
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet, with an average of 3,212 square feet. A minimum lot
size of 2,200 sf is requested, in order to allow for minor adjustments through the final engineering
review process.
18.40.130 Residential Density
A. Calculating maximum number of residential units for apartment and single detached
house development. To calculate the maximum number of residential units per net acre,
divide the number of square feet in the net development area by the minimum number of
square feet required for each lot or dwelling unit in the applicable base zone.
B. Calculating minimum number of residential units for apartment and single detached
house development. The minimum number of residential units per net acre is
calculated by multiplying the maximum number of units determined in Subsection
18.40.130.A by 80 percent.
C. Residential density for other housing types. Minimum and maximum residential
density for cottage clusters, courtyard units, rowhouses, and quads are provided in
the development standards chapters for each housing type.
D. Fractions. When a density calculation results in a fraction, the result will be rounded
down to the nearest consecutive whole number. (Ord. 19-09 §1; Ord. 18-23 §2)
RESPONSE: The subject site contains approximately 1.77 acres or 77,237 square feet. The
allowed density is calculated as follows:
Total Site Area 77,237 sf
Sensitive Land Area 0
Land Dedicated to Public Park 0
Land Dedicated to Public Streets 0
Land Dedicated to Private Streets 10,996 sf
Net Development Area 66,241 sf
Maximum Density \5,000 13.25 = 13
Minimum Density @ 80% 10.6 = 10
Density can be increased by 30% through the Planned Development Process
13.25 units x 1.3 = 17.26 = 17 units
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PDG 141-033
The applicant is proposing a 17-Lot subdivision utilizing the Planned Development provisions.
See response to Section 18.770 for further information.
18.290.040 Design Standards
A. Entrances. The main entrance must meet the following standards:
1. The entrance must be set back no further than 8 feet from the widest street-facing
wall; and
2. The entrance must be offset no more than 45 degrees from a line parallel to the
front lot line. If the front lot is curved, the offset is measured from a line tangent to
the midpoint of the front lot line.
RESPONSE: With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any
specific buildings at this time. Elevations for the lots identified above are included with this
application, and meet these requirements. These standards will remain applicable at the time of
building permit review for all lots, and will be the responsibility of the homeowner and/or builder
to demonstrate compliance.
B. Windows. A minimum of 12 percent of the area of all street-facing facades, excluding
alley-facing facades, must include windows or doors. Door area is the portion of a
door that moves and does not include the frame. Garage doors designed for vehicle
access may not be used to meet this standard.
1. Windows in a garage door may be used to meet this standard.
2. A maximum of 2 percent of the required window area may be frosted glass.
RESPONSE: With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any
specific buildings at this time. Elevations for the lots identified above are included with this
application, and meet these requirements. These standards will remain applicable at the time of
building permit review for all lots, and will be the responsibility of the homeowner and/or builder
to demonstrate compliance.
C. Attached garages and carports. The purpose of these standards is to prevent garages
and carports from obscuring or dominating the street-facing facade of residential
buildings. An illustration of garage door width is shown in Figure 18.290.1. An
attached garage or carport must meet the following standards, except for garages or
carports on flag lots or where vehicle access is taken from an alley.
1. A garage door or carport entrance designed for vehicle access may not be closer
to the street property line than a facade that encloses living area along the same
street frontage, except as follows:
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a. A garage door or carport entrance may extend up to 5 feet in front of a facade
that encloses living area if there is a covered front porch with no horizontal
dimension less than 5 feet and the garage door or carport entrance does not
extend beyond the roof of the porch, excluding gutters.
b. A garage door or carport entrance may extend up to 5 feet in front of a facade
that encloses living area if there is a second story above the garage that
includes a street-facing window with a minimum area of 12 square feet and a
horizontal offset of no more than two feet from the plane of the garage door.
RESPONSE: With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any
specific buildings at this time. Elevations for the lots identified above are included with this
application, and demonstrate compliance with these requirements. These standards will remain
applicable at the time of building permit review for all lots, and will be the responsibility of the
homeowner and/or builder to demonstrate compliance.
2. The total maximum width of all garage doors or carport entrances is 12 feet or 50
percent of the total width of the street-facing facade, whichever is greater. The
width of a garage door is measured from inside the garage door frame. Where
more than one garage door is proposed, the width of each garage door is
measured separately. See Figure 18.290.1.
Figure 18.290.1
Garage Door Width
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PDG 141-033
RESPONSE: It is anticipated that all lots within the development will have garage doors
exceeding 50% of the total width of the street-facing facade. Accordingly, the standards of
Section 18.290.040.C.3. below. Compliance with these standards will be applicable at the time of
building permit review for all lots, and will be the responsibility of the homeowner and/or builder
to demonstrate compliance.
3. The total maximum width of all garage doors or carport entrances may be
increased to 60 percent of the total width of the street-facing facade provided that
a minimum of 7 detailed design elements from the list below are included on the
street-facing facade with the garage door or carport entrance.
a. Covered porch: a minimum depth of 5 feet, as measured horizontally from the
face of the building wall, and a minimum width of 5 feet.
b. Recessed entrance area: A minimum depth of 2 feet, as measured horizontally
from the face of the building wall, and a minimum width of 5 feet.
c. Wall offset: a minimum offset of 16 inches from one exterior wall surface to the
other.
d. Dormer: a minimum width of 4 feet that is integrated into the roof form.
e. Roof eave: a minimum projection of 12 inches from the intersection of the roof
and the building walls.
f. Roof offset: a minimum offset of 2 feet from the top surface of one roof to the
top surface of the other.
g. Roof shingles: tile or fire-resistant roofing material.
h. Roof design: gable roof, hip roof, or gambrel roof design.
i. Roof pitch: a roof pitch of at least 500 square feet in area that is sloped to face
the southern sky and has its eave line oriented within 30 degrees of the true
north/south axis.
j. Horizontal lap siding: a minimum visible lap width of 3 to 7 inches once
installed. The siding material must be wood, fiber-cement, or vinyl to meet this
standard.
k. Accent siding: brick, cedar shingles, stucco, or other accent material that
covers a minimum of 40 percent of the facade.
l. Window trim: a minimum width of 2.5 inches and a minimum depth of 5/8
inches around all windows.
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m. Window recess: a minimum depth of 3 inches, as measured horizontally from
the face of the building wall, for all windows except where a bay window is
proposed that meets the standard in Subparagraph 18.290.040.C.3.n.
n. Window projection (e.g., bay window): a minimum depth of 2 feet, as measured
horizontally from the face of the building wall, and a minimum width of 5 feet.
o. Balcony: a minimum depth of 3 feet and a minimum width of 5 feet that is
accessible from an interior room. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1)
RESPONSE: With the exception of Lots 6, 9, 10, and 12, all homes within the development are
proposed to comply with the requirements of this section, with a garage door (typically 12 feet for
single wide doors and 16 feet for double wide doors) between 50% and 60% of the total width of
the street-facing facade. Each home will include at least 7 of the detailed design elements
identified above on the street facing façade. These standards will remain applicable at the time of
building permit review for all lots, and will be the responsibility of the homeowner and/or builder
to demonstrate compliance.
As part of the request for adjustments within the Planned Development, Lots 6, 9, 10, and 12, all
homes within the development are proposed with 16-foot-wide garage doors, on a ground floor
street facing façade of 24 feet. As such these garage doors will be 66.7% of the total width of the
street-facing façade, exceeding the 60% maximum width. Sixty percent of the applicable façade
would be 14.4 feet, meaning the adjustment request is for an additional 1.6 feet. The applicant
contends that this modification will be de minimis, as it will be practically unnoticeable from the
street, while providing significant neighborhood benefits through the provision of 2 additional
off-street parking spaces for these 4 lots. As shown on the house plans for Lots 6, 9, 10, and 12
submitted with this application, each of the 4 homes will include a minimum of 7 of the detailed
design standards of Section 18.290.040.C.3. Improvements include, but are not limited to
covered porches, dormers, roof eaves, horizontal lap siding, accent building materials, gable roof,
hip roof, or gambrel roof designs, fire-resistant roof materials, and/or. These standards will
remain applicable at the time of building permit review for all lots, and will be the responsibility
of the homeowner and/or builder to demonstrate compliance.
18.290.050 Accessory Structures
Accessory structures are allowed on all lots with single detached houses subject to the
following standards:
A. The maximum size of accessory structures is 528 square feet on lots less than 2.5
acres and 1,000 square feet on lots 2.5 acres or larger;
B. The maximum height of accessory structures is 15 feet;
C. Accessory structures may not cause the lot to exceed the maximum lot coverage
allowed in the base zone;
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D. Accessory structures are prohibited in the required front setback; and
E. Accessory structures may be located in the required side, street side, or rear setback
provided they are a minimum of 5 feet from the side, street side, and rear property
lines, except for garages and carports, which are subject to specific setback
standards for the side of the structure designed for vehicle access. (Ord. 18-28 §1;
Ord. 18-23 §2) ■
RESPONSE: The applicant is not proposing any accessory structures. Any future
accessory structures proposed by home owners will be subject to these standards.
Chapter 18.410 OFF-STREET PARKING AND LOADING
18.410.010 Purpose
The purpose of this chapter is to ensure the provision of vehicle parking areas that:
A. Have adequate capacity,
B. Are appropriately located in close proximity to the various uses for residents,
customers, and employees, and
C. Maintain the traffic-carrying capacity of nearby streets to minimize hazardous
conditions. (Ord. 18-23 §2; Ord. 17-22 §2)
18.410.020 Applicability
The provisions of this chapter apply to all new development and all modifications to
existing development, including changes of use, unless stated otherwise. (Ord. 18-23 §2;
Ord. 17-22 §2)
18.410.030 General Provisions
A. Location. Required off-street parking must be located on the same lot as the use it
serves, except where an on-street credit has been granted through the provisions of
Section 18.410.090…
RESPONSE: This development is for detached single family homes. Off-street parking will be
provided within driveways and garages for each unit. Units 1-6, 9, 10, and 12-17 will have
double car garages and 2-car driveways, while Units 7, 8, and 11 will have single car garages
(with an option for single width tandem garages), with 1-car driveways, as reflected on Plan Sheet
P7.0. Provided off-street parking will exceed the minimum 1 space per house as required under
Table 18.290.1.
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Chapter 18.420 LANDSCAPING AND SCREENING
18.420.010 Purpose
This chapter establishes minimum standards for landscaping, screening, and tree canopy.
A. The purposes of landscaping standards are to:
1. Enhance the aesthetic and economic value of development and the community as a
whole;
2. Unify new development with existing neighborhoods and establish a more pleasant
community character; and
3. Reduce stormwater runoff by providing permeable surfaces.
B. The purposes of screening standards are to:
1. Soften and screen large-scale structures, parking lots, and other unsightly features
from view, especially from the street frontage to create a more pleasant pedestrian
experience; and
2. Reduce visual impacts and provide privacy between residential and nonresidential
uses.
C. The purposes of tree canopy standards are to:
1. Maximize the aesthetic, environmental, and economic benefits that trees provide
by preserving, managing, and enhancing existing trees and requiring planting of
new trees; and
2. Implement the comprehensive plan goals and policies related to urban forestry.
(Ord. 18-28 §1)
RESPONSE: The applicant has provided an Arborist’s Report, which inventories and assesses
existing trees on and adjacent to the property. The applicant has also provided a Preliminary
Landscaping Plan for the development, which has been designed consistent with these code
provisions.
18.420.020 Applicability
A. Landscaping standards. Landscaping standards apply to new and existing
development that must provide a minimum amount of landscape area as required by
the applicable development standards chapter.
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RESPONSE: The subject site is located within the City ’s R-7 zone, and is required to provide a
minimum of 20% site landscaping, in accordance with the requirements of this section and Table
18.290.1. The landscaping standards are applicable, and are met for the site as described below.
B. Screening standards. Screening standards apply to new and existing development with
uses or site improvements that must be screened from other uses or the street as
required by the applicable development standards chapter.
RESPONSE: The landscaping for the stormwater facility (Tract D) is designed to visually blend
with the landscaping within the open space (Tract E) to provide a soft visual entry into the site, as
well as a physical buffer between the slightly higher density units (Lots 7 - 11) and surrounding
lower density homes to the north, south and west across SW 95th Avenue. This design promotes
an appropriate transition in density from SW 95th Avenue through to the Greenburg Oaks
apartment complex to the east. No other landscape screening is required for detached single
family.
C. Tree canopy standards. Site and parking lot tree canopy standards apply to the
following types of new and existing development, except that parking lot tree canopy
standards do not apply to subdivisions or partitions:
1. Subdivisions and partitions;
2. Apartments;
3. Nonresidential development, including mixed-use developments;
4. Wireless communication facilities; and
5. Mobile home parks. (Ord. 18-28 §1)
RESPONSE: The Arborist’s Report addresses compliance with the Urban Forestry provisions
including tree canopy standards. The minimum required tree canopy is 40%. The Urban Forestry
Plan provides 51.4% canopy cover.
18.420.030 General Provisions
A. All required trees must meet t he city’s Urban Forestry Manual (UFM) standards as
follows:
1. Street trees must meet the street tree planting and maintenance standards in UFM
Section 2 and street tree soil volume standards in UFM Section 12;
2. Parking lot trees must meet the parking lot tree canopy standards in UFM Section
13; and
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3. All other trees must meet the tree canopy site plan requirements in UFM Section
10, Part 2.
RESPONSE: The Landscaping Plan provides the minimum required 20% landscaping, including
screening and street trees consistent with code standards. This development does not have a
parking lot, as all off-street parking is provided within driveways and garages for each unit. All
other proposed trees combine to meet the tree canopy requirement of the Urban Forestry
provisions.
B. Trees proposed to be preserved must be protected in a manner that meets the tree
protection standards in UFM Section 10, Part 3.
RESPONSE: All existing trees to be preserved are identified on the Preliminary Grading Plans
submitted with this application, and will be protected during construction by tree protection
fencing. Of the 12 trees located on the site, only the two Oregon white oak located within the
Open Space area of tract E are proposed to be retained. Of the trees to be removed, 8 are
ornamental fruit/nut species, while the final 2 trees, a silver maple which has been previously
topped and a Lombardy poplar, are considered only average in condition and presentation.
C. Plants that are less than 18 inches in height at maturity, except lawn, are considered
groundcover. Minimum container size at planting is either 4 inches or 1 gallon, and
maximum plant spacing is either 1 foot or 2 feet on center, respectively.
D. Plants that are more than 18 inches in height but less than six feet in height at
maturity are considered small or medium shrubs. Minimum container size at planting
is 1 gallon, and maximum plant spacing is 3 feet on center.
E. Plants, excluding trees, that are more than six feet in height at maturity are considered
large shrubs. Minimum container size at planting is 2 gallons, and maximum plant
spacing is 7 feet on center.
F. Plants listed as invasive or noxious on the Portland Plant List are prohibited. Trees
listed on the UFM Nuisance Tree List are prohibited.
G. All landscaping required by this chapter, including landscaping used to meet
screening or tree canopy standards, must be maintained to applicable industry
standards in perpetuity as provided in the most current version of the American
National Standards Institute A300 Standards for Tree Care Operations.
H. All trees required by this chapter are subject to the city’s urban forestry requirements
regarding planting, maintenance, and removal of trees as provided in Title 8 of the
Tigard Municipal Code. (Ord. 18-28 §1)
RESPONSE: The Landscaping Plan provides for street trees consistent with code standards. All
landscaping on-site will meet the requirements of this section for materials and maintenance. See
Sheets L1.0 – L1.3 for further details.
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18.420.040 Landscaping Standards
A. Landscaping standards are provided in Table 18.420.1.
B. Landscaping or other areas used to meet the minimum landscape area standard must
be provided on the development site and may be met by any combination of the
following:
1. Landscaping, including parking lot landscaping, that meets the L-1 or L-2
landscaping standard;
2. Landscaping that meets the S-2, S-3, or S-4 screening standard as provided in
Table 18.420.2 where required by the applicable development standards chapter;
3. Any required above-ground vegetated stormwater facility; or
4. Other areas as specified by the applicable development standards chapter.
C. Landscaping in excess of the minimum landscape area standard does not have to meet
the L-1 or L-2 landscaping standard.
RESPONSE: In accordance with Table 18.290.1, a minimum of 20% of the site is required to be
landscaped. The applicant has provided a Landscaping Plan, which demonstrates compliance with
the applicable code standards. The landscaping for the stormwater facility (Tract D, 6,105 sf) is
designed to visually blend with the landscaping within the open space (Tract E, 3,620 sf) to
provide a soft visual entry into the site, as well as a physical buffer between the slightly higher
density units (Lots 7 - 11) and surrounding lower density homes to the north, south and west
across SW 95th Avenue. The path within Tract C (1,167 sf) provides additional landscaping
consistent with Section 18.420.040, in addition to providing pedestrian circulation through the
site. In total, these areas make up 10,892 sf, or 14.10% of the site. Within the individual lots, the
applicant has maintained a 15-foot rear yard setback to maintain separation from existing uses.
These rear yard areas will be individually landscaped by home owners using typical residential
materials, consistent with the L-1 landscaping standard. Combined, these rear yard areas total
approximately 8,295 sf, or 10.74 % of the site area. Accordingly, it is considered that a minimum
of 24.84% of the total site area will be landscaped meeting the requirements of this section.
18.420.060 Tree Canopy Standards
A. Site tree canopy standards, which are stated as a percentage of effective tree canopy
cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O.
Parking lot tree canopy standards are provided below.
RESPONSE: Compliance with the tree canopy standards are addressed in full in the Arborist’s
Report, and are summarized in response below.
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B. An urban forestry plan is required to demonstrate compliance with site and parking lot
tree canopy standards and must meet the requirements of UFM Sections 10 through
13. An urban forestry plan must:
1. Be coordinated and approved by a project landscape architect or project arborist,
i.e. a person that is both a certified arborist and tree risk assessor, except that land
partitions may demonstrate compliance with effective tree canopy cover and soil
volume requirements by planting street trees in open soil volumes only;
2. Demonstrate compliance with UFM tree preservation and removal site plan
standards;
3. Demonstrate compliance with UFM tree canopy and supplemental report
standards and provide the minimum effective tree canopy cover;
4. Demonstrate compliance with parking lot tree canopy standards, where
applicable, by providing the minimum effective tree canopy cover of 30 percent for
all parking areas, including parking spaces and drive aisles. Only the percentage
of tree canopy directly above parking areas may count toward meeting this
standard; and
5. Include street trees where right-of-way improvements are required by Chapter
18.910, Improvement Standards.
a. The minimum number of required street trees is determined by dividing the
length in feet of the site’s street frontage by 40 feet. When the result is a
fraction, the minimum number of street trees is the nearest whole number.
More than the minimum number of street trees may be required along the site’s
frontage depending upon the stature of trees chosen and the specific spacing
standards for the chosen trees.
b. Street trees must be planted within the right-of-way wherever practicable.
Street trees may be planted a maximum of 6 feet from the right-of-way when
planting within the right-of-way is not practicable as determined by the City
Engineer.
c. An existing tree may be used to meet the street tree standards provided that:
i. The largest percentage of the tree trunk immediately above the trunk flare
or root buttresses is either within the subject site or within the right-of-way
immediately adjacent to the subject site; and
ii. The tree would be permitted as a street tree in compliance with UFM street
tree planting and soil volume standards if it were newly planted.
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RESPONSE: Compliance with the Urban Forestry standards are addressed in the Arborist’s
Report, Preliminary Grading Plan (Sheet P6.0) and the Landscaping Plans (Sheets L1 – L3). Of
the 12 trees located on the site, only the two Oregon white oak located within the Open Space
area of tract E are proposed to be retained.
As calculated by the site Landscape Architect (Sheet L1.2) a total of 14 street trees are required
for the site, after eliminating areas unsuitable for planting due to corner vision and existing tree
canopy coverage. The Landscape Plan (Sheetl1.0) shows a total of 16 street trees to be planted,
including 15 Eastern Redbud and 1 Oregon white oak. An additional 3 vine maple are proposed
adjacent to the pedestrian path in Tract C.
C. Fee in lieu of planting.
1. The applicant may choose to provide a fee-in-lieu when the tree canopy
requirement is not met in compliance with UFM Section 10, Part 4.
2. If it is not practicable to provide the minimum number of required street trees then
the applicant must pay a fee to the city for tree planting and early establishment in
an amount equivalent to the city’s cost to plant and maintain a street tree for 3
years for each tree below the minimum required.
3. Tree canopy fees provided to the city will be deposited into the urban forestry fund
and used as approved by City Council through a resolution.
RESPONSE: The applicant is not proposing fee in lieu.
D. Urban forestry plan discretionary review. In lieu of providing payment of a tree
canopy fee when less than the standard effective tree canopy cover will be provided,
an applicant may apply for a discretionary urban forestry plan review. The
discretionary urban forestry plan review cannot be used to modify an already
approved urban forestry plan, any tree preservation or tree planting requirements
established as part of another land use approval, or any tree preservation or tree
planting requirements required by another chapter in this title.
1. Approval process. Discretionary urban forestry plan reviews will be processed
through a Type III procedure, as provided in Section 18.710.070, using approval
criteria in Paragraph 18.420.060.D.2. When a discretionary urban forestry plan
review is submitted for concurrent review with a land use application that requires
a Type III review, the approval authority will be the one designated for the land
use application. If the discretionary urban forestry plan review is not concurrent
with a land use application that requires a Type III review, then the approval
authority will be the Hearings Officer.
2. Approval criteria. A discretionary urban forestry plan review application will be
approved when the approval authority finds that the applicable approval criteria
are met. The applicant must demonstrate that the proposed plan will equally or
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better replace the environmental functions and values that would otherwise be
provided through payment of a tree canopy fee in lieu of tree planting or
preservation. Preference will be given to projects that will receive certifications by
third parties for various combinations of proposed alternatives such as:
a. Techniques that minimize hydrological impacts beyond regulatory
requirements such as those detailed in Clean Water Services Low Impact
Development Approaches (LIDA) Handbook, including, but not limited to,
porous pavement, green roofs, infiltration planters/rain gardens, flow through
planters, LIDA swales, vegetated filter strips, vegetated swales, extended dry
basins, and constructed water quality wetlands;
b. Techniques that minimize reliance on fossil fuels and production of greenhouse
gases beyond regulatory requirements through the use of energy efficient
building technologies and on-site energy production technologies; and
c. Techniques that preserve and enhance wildlife habitat beyond regulatory
requirements, including, but not limited to, the use of native plant species in
landscape design, removal of invasive plant species, and restoration of native
habitat and preservation of habitat through the use of conservation easements
or other protective instruments.
3. Decision. The discretionary urban forestry plan review decision will be
incorporated into the decision of the land use application. The discretionary urban
forestry plan approved in this section will supersede and replace any conflicting
requirements in this chapter; however, all of the non-conflicting requirements in
this chapter continue to apply.
RESPONSE: Compliance with the Urban Forestry standards are addressed in the Arborist’s
Report and the Landscaping Plan, originally prepared as part of Casefile MLP 2019-00002L. A
site visit and tree inventory were undertaken on the site by Teragan & Associates, Inc. ISA
Certified Arborist Todd Prager. A “11850 SW 95th Avenue Project Tree Inventory” was
subsequently prepared by Teragan & Associates dated 2/28/2019. With regards to the subject
parcel, a total of 12 on-site and 14 off-site trees were inventoried, with Parcel 2 (Tax Lot 10100
including the following 8 tree species:
Tree Common Name Number Present
Orchard Cherry 1
Orchard Pear 1
Orchard Apple 3
Orchard Plum 1
Oregon White Oak 2
Filbert 2
Silver Maple 1
Lombardy Poplar 1
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Per Teragan and Associates analysis, 6 trees (578, 579, 580, 585, 587, 589) are identified as
ornamental fruit trees, and a further 2 are filbert trees (not typically considered a tree – 583 and
584). These trees, along with a silver maple (588) and a Lombardy poplar (588.5), are proposed
to be removed due to conflicts with street improvements, building and utility construction, and
general consistency with residential landscaping standards. The two trees to be retained, both
Oregon white oaks, have a combined canopy are of 9,843 sf (576 = 5,542 sf, 577 = 4,301 sf)
The subject parcel is in the R-7 zoning district which requires 40% effective
canopy coverage. The combined mature canopy of the trees to be retained on the site is 9,843
square feet, as described above. Retained trees are eligible for 200% canopy credit, so the
effective canopy provided by the existing trees is 19,686 square feet.
The area of the subject site is 77,237 square feet. Therefore, 25.5% of the effective canopy
coverage is provided by the existing trees to be retained.
As shown on the submitted landscaping plans, an additional 1,832 square feet (1,466 sf x 1.25) of
native stand planting is located in the open space area within Tract D. Street trees make up an
additional 9,328 square feet of new planting (15 eastern redbud = 7,365 sf (15 x 491 per UFM)
and 1 Oregon white oak = 1,963 (per UFM). Individual lot plantings add 8,878 square feet (3
Japanese tree lilac = 531 sf (per UFM), and 17 kousa dogwood = 8,347 sf per UFM)). In total,
existing and planted trees combine to create 39,724 square feet of mature canopy, or 51.4% of the
total site area, significantly exceeding the required 40% minimum site tree canopy.
On an individual lot basis, 15% canopy coverage is required to be provided for each individual
lot. Compliance is determined as follows:
Lot
Number
Lot
Area Proposed Lot Trees Canopy (per
UFM) Total Canopy Canopy %
1 3,757 sf
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 33%
2 3,511 sf
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
3 3,508
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
4 3,505
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
5 4,476 kousa dogwood (x2) 982 sf 982 sf 22%
6 3,637 kousa dogwo od (x2) 982 sf 982 sf 27%
7 2,223
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 55%
8 2,223 kousa dogwood 491 sf 982 sf 44%
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eastern redbud
491 sf
9 2,736
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 45%
10 2,736
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 45%
11 2,223
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 55%
12 3,684
kousa dogwood (x2)
eastern redbud
982 sf
491 sf
1,473 sf 40%
13 3,899 kousa dogwood (x2) 982 sf 982 25%
14 3,077
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 32%
15 3,077
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 22%
16 3,077
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 22%
17 3,258
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 21%
As shown, the proposed canopy coverage provided for each individual lot exceeds the minimum
for detached single-family residences of 15%.
E. Urban forestry plan implementation.
1. Implementation of the urban forestry plan must be inspected, documented, and
reported by the project arborist or landscape architect in compliance with the
inspection requirements in UFM Section 11, Part 1, wherever an urban forestry
plan is in effect. In addition, no person may refuse entry or access to the Director
for the purpose.
2. The establishment of all trees shown to be planted in the tree canopy site plan and
supplemental report of a previously approved urban forestry plan must be
guaranteed and required in compliance with the tree establishment requirements
in UFM Section 11, Part 2.
3. Spatial and species-specific data must be collected in compliance with the urban
forestry inventory requirements in UFM Section 11, Part 3 for each open grown
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tree and area of stand grown trees in the tree canopy site plan and supplemental
report of a previously approved urban forestry plan.
4. An urban forestry plan will be in effect from the point of land use approval until
the Director determines all applicable urban forestry plan conditions of approval
and code requirements have been met.
RESPONSE: The project Arborist will monitor site development as required once the project
has been approved and Site Development Permits issued.
Chapter 18.770 PLANNED DEVELOPMENTS
18.770.010 Purpose
The purpose of this chapter is to provide an appropriate review process for evaluating and
establishing planned developments. Planned developments are typically large-scale
developments or smaller developments on constrained sites that desire or need more
flexibility than available through the adjustment process. The benefits of flexibility to a
planned development may take many forms, including but not limited to the transfer of
density across internal zone boundaries, greater diversity of housing types and uses,
increased building height, or increased density.
The planned development review process provides an opportunity for innovative, creative,
and well-designed developments that may be more intense than otherwise allowed by this
title in exchange for developments that are thoughtfully integrated into the surrounding
community and include features that benefit the public above and beyond what is generally
required by this title. The benefits to the public from a planned development may take many
forms, including but not limited to enhanced walkability or accessibility, increased housing
options, increased open space, protection of significant tree groves, enhanced sensitive lands
protection or restoration, enhanced outdoor recreational opportunities, enhanced public
spaces or furnishings, pedestrian-scale architectural features, affordable housing, or
sustainable features.
A planned development approval does not constitute a zone change and is subject to any
modifications, conditions, or restrictions deemed appropriate by the approval authority.
(Ord. 18-28 §1)
18.770.020 Applicability
This chapter applies to all proposed or existing planned developments. (Ord. 18-28 §1)
RESPONSE: The applicant is proposing a Planned Development providing for a 17-Lot single
family development. As part of the Planned Development Application, the applicant requests
adjustments to the following development standards:
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- minimum lot size;
- minimum lot width;
- minimum front yard;
- minimum street side yard;
- minimum interior side yard;
- a 30% increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
As part of the planned development, the applicant proposes to retain the 2 large Oregon white oak
on the site within an open space area, Tract D. The open space is located adjacent to SW 95th
Avenue, enhancing the existing streetscape and providing an attractive area to be improved with a
picnic table, bench, pedestrian paths, and attractive plantings. In addition, the open space is
located abutting the proposed large water quality facility, further adding to the feeling of space,
and buffering the street from the new homes. In addition, it provides increased privacy and
tranquility to residents within the new development. The proposed water quality facility has
specifically been designed in a manner to provide a larger area, further adding to the feeling of
space within the new development. The larger water quality facility will minimize grading on the
site, and reduce the need for retaining walls.
An attractively landscaped pedestrian pathway will also be provided at the eastern terminus of the
private street, providing pedestrian access to and from the Greenburg Oaks apartment complex,
reducing the pedestrian block lengths between SW 95th Avenue and SW 91st Avenue, along with
sidewalks along both sides of the private street connection to SW 91st Avenue.
Therefore, this chapter is applicable.
18.770.030 General Provisions
A. Planned development review is a voluntary process.
B. Planned development approval is required to establish a new planned development or
to substantially redevelop an existing planned development. Substantial redevelopment
is defined as a proposal that involves substantial changes to uses, structures, site
improvements, operating characteristics, or original findings of fact.
C. An applicant may choose to submit a single consolidated planned development
application or two consecutive planned development applications consisting of a
concept plan application and a detailed plan application.
RESPONSE: The applicant has elected to submit a single consolidated planned development
application, in accordance with C above.
D. The proposed development must comply with all applicable development standards
and requirements of this title, except as specifically adjusted through the planned
development approval process. Planned development review satisfies the requirements
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PDG 141-033
for site development or conditional use review and a separate site development,
conditional use, or adjustment application is not required.
RESPONSE: Compliance with the provisions of this chapter are addressed in the responses to
the following application sections.
E. If sensitive lands review is required, a sensitive lands application must be submitted
concurrently with a consolidated or detailed plan application. A sensitive lands
application may not be submitted concurrently with a concept plan application.
RESPONSE: There are no sensitive lands associated with this property. This is a consolidated
application including Concept Plan, Conventional Plan for comparison, Detailed Plan and
Preliminary Plat.
F. If land division is proposed, a subdivision or land partition application must be
submitted concurrently with a consolidated or detailed plan application. A subdivision
or land partition application may not be submitted concurrently with a concept plan
application.
RESPONSE: The applicant is proposing to subdivide the property. Therefore, a concurrent
subdivision application is included in this application packet, with the consolidated plan application.
G. If the proposed development has more than one base zone designation, density and
floor area standards are calculated for each base zone as provided by this title.
H. Density and floor area allocations and increases allowed with planned development
approval are as follows:
1. Minimum density and floor area may be allocated anywhere on the site regardless
of the underlying base zone designation.
2. Maximum density and floor area may be increased subject to the limitation of
Subparagraph 18.770.060.B.10.b.
RESPONSE: There is only a single R-7 zoning applied to this property. Compliance with
density standards is addressed later herein, within the context of the flexibility allowed through
the Planned Development process.
Conventional Development
The allowed density range for this property is 10 units minimum (10.6 units) and 13 maximum
units 13.25 units). A Conventional Subdivision Plan is included which reflects the allowed
density, without the benefit of the Planned Development provisions. It is noted that the
Conventional Plan provides for 8 lots consistent with the 5,000 square foot lot standard for the R-
7 zone, which is less than the required minimum density for the district. Accordingly, a planned
development to reduce certain design standards is considered necessary to develop the site to
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PDG 141-033
accommodate appropriate development of needing housing units. The existing parcel
configuration does not lend itself easily to the provision of regular lots following the design
standards closely, while the planned development approach allows for retention of the white oaks,
provision of enhanced pedestrian connectivity, and an appropriate transition in density from SW
95th Avenue through to the Greenburg Oaks apartment complex to the east.
Planned Development
The applicant is proposing a Planned Development, which allows for an increase in density by
30%, which equals 17 units (13.25 units x 1.3 = 17.26 units)
The proposed PD Plan creates 17 lots for detached single family homes on a variety of lot
sizes, ranging from 2,223 square feet to 4,476 square feet and average of 3,212 square feet.
Therefore, the development complies with the allowed density.
I. Uses and housing types allowed with planned development approval are based on the
underlying zoning as follows:
1.Residential zones. All housing types and civic uses are allowed. Commercial uses
not allowed by the underlying base zone may be allowed where appropriately
located, designed, and scaled.
2.Commercial zones. Apartments and civic uses not allowed by the underlying base
zone may be allowed where appropriately located, designed, and scaled.
3.Industrial zones. No additional uses are allowed beyond what is allowed in the
applicable base zone.
RESPONSE: The applicant is proposing a concurrent subdivision for single family detached
units, consistent with the R-7 zoning. No mixed-use or multi-family developments are proposed.
J. The following development standards may not be adjusted with planned development
approval:
1.Minimum density or minimum floor area ratio.
2.Maximum parking ratio.
3.Any development standard that contains an express prohibition.
K. Planned development approvals may not adjust the items listed in Paragraph
18.715.020.B.2 through 6.
L. Planned development approvals may be modified as allowed by Chapter 18.765,
Modifications. (Ord. 18-28 §1)
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RESPONSE: The applicant is not seeking to adjust the minimum density, parking ratio or any
standard that contains an express prohibition.
18.770.040 Required Analysis
In addition to the submittal requirements in Paragraph 18.710.030.C.3, a consolidated or
concept plan application must include the information listed below. The graphic illustrations
must adequately demonstrate the required information. Examples of graphic illustrations
include, but are not limited to, the following: maps, site plans, massing studies, elevation
drawings, photo simulations, and digitally created 3-dimensional drawings. Manually
created artistic renderings are usually not adequate on their own to illustrate the required
information.
A. Proposal summary. A written description and graphic illustration of the planned
development proposal with enough specificity to convey the overall land use pattern,
development scale, circulation network, and housing types and densities. The
description must include a statement about the planning objectives to be achieved by
the proposal and why the applicant believes the public benefits from the proposal are
sufficient to warrant the type and amount of flexibility requested.
RESPONSE: The subject site and properties to the north and east are zoned R-7. To the north,
development consists of typical R-7 detached single family residential dwellings, while to the east
there is higher density development with an apartment complex (Greenberg Oaks) abutting the
east boundary of the property. The properties to the south and west are zoned R-4.5, and
developed predominantly with detached single-family residences, on a mix of lot sizes, with the
exception of the Dove Court garden apartment complex located directly across SW 95th from the
subject site. Further south, along the SW Commercial Street corridor, land use zones include R-
25, and MU-CBD.
The applicant views the subject site as a transitional development providing for a smooth step-
down transition in densities. There are apartments to the east (Greenberg Oaks) and single family
detached homes to the north, south and west, across SW 95th Avenue. Lot sizes across the site
generally increase from east to west, with the open space area and water quality facility on the
western boundary softening the development from SW 95th Avenue.
The Planned Development provides for 17 lots for detached single family homes. Lots 6-12
along the east side adjacent to the apartments are generally smaller in area, and will support 3-
story units. Lots 1-5 and 13-17 are larger lots and will be 2-story units, in order to provide an
appropriate transition and screening from the apartments to the east and the single-family
development to the north and south. At the west edge adjacent to SW 95th Avenue there is an
existing detached home on a larger lot. To the south of this house, the proposed development
provides an open space (Tract D) and a storm water quality facility (Tract E), which is designed to
visually blend with the open space to provide a soft visual transition and physical buffer from the
street into the development.
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A private street (Tract B) will provide access into the development from SW 95th Avenue. There
will be sidewalks on both sides of the private street, and a pedestrian connection (Tract C) at the
east end of the street connecting to the Greenberg Oaks Apartments, facilitating a reduced
pedestrian block between SW 95th Avenue and SW 91st Avenue. With a 26-foot paved width, on
street parking will be allowed on one side of the private street, with 8 spaces available within
Tract B, and a further 7 on-street spaces available along the improved SW 95th Avenue frontages
of the subject site and Tax Lot 10000.
For off-street parking, all but 3 of the units will have 2-car wide garages, with 2-car driveways,
providing 4 spaces per lot. The other 3 units, Lots 7, 8, and 11 will have 1-car garages, providing
2 off street spaces, with an option for tandem garages providing for 3 spaces.
Open space within the development will be provided within the 3,620 square foot Tract D, which
is proposed to be landscaped with additional plantings, paving, and seating. Two large existing
Oregon white oaks will be retained in the south west corner of the Tract, maintaining the existing
streetscape, and screening the new homes. The perception of space within the area is enhanced by
the location of the water quality facility immediately adjacent to the open space, which will also be
landscaped, to CWS standards. Overall, the combination of the open space and water quality
facility means the nearest home within the development to SW 95th Avenue will be located
approximately 110 feet from the street. The proposed water quality facility has specifically been
designed in a manner to minimize grading on the site, and reduce the need for retaining walls.
The written description of the proposed development herein, together with attached graphic
illustrations provided enough specificity to convey the overall land use pattern, development
scale, circulation network, and housing types and densities.
B. Flexibility request. A detailed written description of all proposed adjustments to
development standards and the reason for each proposed adjustment. The description
must be accompanied by professional studies or analyses as needed to adequately
support the reason for each proposed adjustment. The description must also include a
table that lists each applicable development standard and the associated proposed
standard in a side-by-side column format.
RESPONSE: The applicant is utilizing the Planned Development process to request a reduction
in the following development standards
- minimum lot size;
- minimum lot width;
- minimum front yard;
- minimum street side yard;
- minimum interior side yards;
- an increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet and average of 3,316 square feet. The following table
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compares the R-7 code standard to the proposed PD standards. Requested modifications are
identified in bold.
Table 18.290.1
Development Standards for Single Detached Houses
Standard R-7 Proposed Planned Development
Minimum Lot Size 5,000 sq ft 2,200 sf
Minimum Lot Width 50 ft 26 ft
Minimum Setbacks
- Front 15 ft 13.5 ft
- Street side 10 ft 8 ft
- Side 5 ft 3 ft interior
5 ft perimeter
- Rear 15 ft 15 ft
- Garage [3] 20 ft 20 ft
Maximum Height 35 ft 35 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area [4] 20% 20%
Minimum Density 80% of maximum density
Maximum Density Calculated using the method provided in 18.40.130
Minimum Parking 1 off-street vehicle parking space per house [5]
The above listed modifications allow the development of the site to urban standards consistent
with the surrounding residential development, while providing appropriate transitions in density
from the Greenburg Oaks apartment complex to the east, and SW 95th Avenue to the west. The
proposed modifications also recognize and take advantage of the convenient access to multi-
modal transit options available from the site, with regular bus service to the north and the Tigard
Transit Center located within walking distance to the south.
In addition to the above, as part of the request for adjustments within the Planned Development,
Lots 6, 9, 10, and 12, all homes within the development are proposed with 16-foot-wide garage
doors, on a ground floor street facing façade of 24 feet. As such these garage doors will be 66.7%
of the total width of the street-facing façade, exceeding the 60% maximum width. Sixty percent
of the applicable façade would be 14.4 feet, meaning the adjustment request is for an additional
1.6 feet. The applicant contends that this modification will be de minimis, as it will be practically
unnoticeable from the street, while providing significant neighborhood benefits through the
provision of 2 additional off-street parking spaces for these 4 lots. As shown on the house plans
for Lots 6, 9, 10, and 12 submitted with this application, each of the 4 homes will include a
minimum of 7 of the detailed design standards of Section 18.290.040.C.3. Improvements include,
but are not limited to covered porches, dormers, roof eaves, horizontal lap siding, accent building
materials, gable roof, hip roof, or gambrel roof designs, fire-resistant roof materials, and/or. These
standards will remain applicable at the time of building permit review for all lots, and will be the
responsibility of the homeowner and/or builder to demonstrate compliance.
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C. Public benefits proposal. A detailed written description of all proposed public benefits.
The description must be accompanied by drawings, plans, or details as needed to
convey the location, size, and overall nature of each public benefit. Public benefits
include features, amenities, or protections that in some way exceed the minimum
standards of this title to the benefit of the general public or planned development users.
RESPONSE: The proposed Planned Development provides a number of overall benefits in the
form of a transitional density development, together with preservation of existing trees,
landscaped amenities in the form of open space Tract D, and a pathway connection to the east,
providing for non-auto connectivity with the Greenberg Oaks Apartment Complex and SW 91st
Avenue.
Within the open space Tract D, 3,620 square feet of accessible passive recreation area. The open
space area will include the retention of 2 large existing Oregon white oaks, providing almost
10,000 square feet of existing tree canopy, providing screening from the street, and retaining the
existing natural streetscape components. In addition to the retention of the white oaks, the open
space will be augmented with native plantings, a pedestrian path, accent boulders, a bench, picnic
table and a variety of ground covers. The open space location immediately adjacent to SW 95th
Avenue provides for convenient public access and interactive observation of the area. In addition,
the pedestrian path at the east end of the street allows convenient access to the area for residents
of the Greenburg Oaks apartment complex. The location of the open space adjacent to the water
quality facility allows the open space are to be developed with a greater sense of space, with the
facility to be planted to CWS facility standards.
As noted, the site currently includes 12 trees, 8 of which are ornamental fruit trees, and an
existing canopy area of 16,502 square feet. The applicant proposes to improve the site to support
a minimum of 36 significant trees. The addition of these trees results in an increase in canopy
from the current 16,502 square feet to a mature canopy as measured in accordance with the UFM
of 39,724 square feet, or approximately 14% more than required 40%. Much of this additional
canopy coverage is facilitated by the planned development modifications. The benefits of
increased tree canopy are well known in the urban environment, including energy conservation,
water filtration and retention, wildlife habitat increased home values, screening and buffering, and
noise attenuation.
D. Environmental analysis. A written description and graphic illustration of the
relationship between the planned development proposal and any existing natural
features on the site. The description and illustration must explain how the proposal
addresses any existing sensitive lands, significant tree groves, land forms, or other
natural features on the site.
RESPONSE: There are no significant sensitive lands, significant tree groves, land forms, or
other natural features associated with this property. However, it is noted that of the 12 trees
located on the site, 8 are ornamental trees, while two are individual species isolated from other
mature trees and in average condition. The two predominant trees on the site are large existing
Oregon white oaks, providing almost 10,000 square feet of existing tree canopy. These trees are
proposed to be retained and protected and preserved within Tract D.
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E. Compatibility analysis. A written description and graphic illustration of the
relationship between the planned development proposal and the surrounding
community. The description and illustration must explain how the proposal integrates
with and responds to existing development patterns through a discussion about the
arrangement, location, and massing of all proposed buildings, uses, and site
improvements, including streets and paths.
RESPONSE: The subject site abuts the east side of 95th Avenue. The surrounding neighborhood
is predominantly residential, with a mixture of single-family homes on a variety of lot sizes, and
apartments.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single-family subdivision.
• To the west across 95th Avenue are residential lots of various sizes, and the Dove Court
garden apartment complex.
• To the east is the Greenburg Oaks Apartments.
• To the south are single-family homes.
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet and average of 3,329 square feet. This lot size and
unit mix is very compatible with the established residential character of the neighborhood, with
lot sizes across the site generally increasing from east to west, with the open space area and water
quality facility on the western boundary softening the development from SW 95th Avenue. At the
east, 3 story homes will screen the existing apartment complex from the rest of the development,
transitioning to 2 story homes adjacent to the single-family residences adjacent to the north and
south. As noted, the proposal keeps the standard 15-foot rear yard setback of the R-7, retaining
the privacy and rear yards adjacent to the existing development.
F. Land use analysis. A detailed written description that demonstrates the need for or
benefit of any civic or commercial uses proposed in a residential zone or civic or
residential uses proposed in a commercial zone where not allowed in the underlying
base zone. The description must be accompanied by professional studies or analyses
as needed to adequately support the proposed land uses. The description must also
include a table that lists each proposed land use category by location.
RESPONSE: The applicant is not proposing any commercial or civic uses as part of this planned
development.
G. Impact identification. A detailed written description of the impacts of the planned
development proposal on adjacent properties or the surrounding community that
would not occur if the site developed without a planned development approval. If
impacts exist, the description must include a detailed mitigation proposal where
practicable. (Ord. 18-28 §1)
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RESPONSE: The following provides a summary of the expected Impacts for the proposed
Weston Oaks 17-Lot Planned Development.
It is specifically noted, that the proposed planned development is designed to create 17 lots for
detached single family homes. Whereas, under a conventional R-7 subdivision only a maximum
of 13 lots would be allowed. Therefore, the actual impact of the proposed Planned Development
is limited to the additional 4 lots, not the entire 17 units.
Site Location
The site is located on the east side of SW 95th Avenue, just south of SW Tangela Court. The site
and surrounding neighborhood are zoned R-7 to the north and east, and R-4.5 to the south and
west. The site is currently vacant, and is predominantly in grasses and ornamental fruit trees.
Surrounding Land Uses: The subject site abuts the east side of 95th Avenue. The surrounding
neighborhood is predominantly residential, with a variety of lot sizes.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single-family subdivision, zoned R-7.
• To the west across 95th Avenue are residential lots of various, zoned R-4.5.
• To the east is the Greenburg Oaks Apartments, zoned R-7.
• To the south are single-family homes, zoned R-4.5.
Project Description - Adjustments
• Density – The applicant is proposing a 30% increase in density to allow for 17 Lots versus
13.25 Lots allowed by the based R-7 zone.
• Lot size – With the increased density the applicant is proposing reduced lot sizes ranging
from 2,223 square feet to 4,476 square feet and average of 3,312 square feet.
• Setbacks – With the reduced lot sizes the applicant is also proposing reduced setbacks for
front yards (13.5 feet), and side yards (3-foot interior side yards; and 8-foot street-side
yards).
• Lot Width & Frontage – The applicant is also proposing reduced lot widths and street
frontages of 26 feet.
• Increase in the garage frontage width for Lots 6, 9, 10, and 12. Each Lot will support a
24-foot wide home with a 16-foot wide garage opening, at 66.7% of the façade, or 6.7%
over the 60% standard.
Potential Impacts
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The R-7 zoning for the site would allow up to 13 units to be built without any adjustments to the
application of development standards. Consequently, potential impacts of this proposed
development will only result from the proposed 30% increase in density, which accounts for only
4 additional units. These 4 units will result in minor increases in traffic and place minor
additional demand on City services and facilities. These impacts, as described below, will be
offset by benefits such as: street improvements, improved pedestrian circulation, localized
improvements to sanitary sewer, water and storm drainage systems, and additional open space
within the development. Proposed Adjustments are summarized and compared to traditional R-7
zoning above. It is also noted that the majority of adjustments requested (lot width, front yard
setbacks, and interior side yard setbacks) are internalized within the development, with perimeter
rear and side yards maintained at standard R-7 setbacks. Additionally, the additional density is
located adjacent to the Greenburg Oaks apartment complex along the eastern property line of the
site, which allows for a compatible transition in density away from the multi-family attached
residential development to the single-family detached development proposed, and therefore
minimizing the impact of the additional density, and complementing the surrounding land uses.
Water
The City of Tigard has now partnered with the City of Lake Oswego to develop a joint water
system. The new system was completed in 2016. With completion, Tigard has a 14 million
gallon per day supply, capable of serving a population of 58,000 people.
There is an 8-inch water line in SW 95th Avenue, which is adequate to serve the proposed
development. As noted, the proposed develop, with Adjustments, will result in 4 additional
single-family units over that allowed by the base R-7 zoning. Typical single-family residential
water usage is about 300 gallons per day per unit. The proposed additional 4 units will only result
in an increased water demand of 1,200 gallons per day. Therefore, there is adequate water
capacity to serve the proposed development. The remaining adjustments to development
standards will not impact water supply.
Sewer
There is an existing 8” sanitary sewer line available within the SW 95th Avenue right-of-way.
There is adequate capacity in this line to serve the development. The development will pay
required SDC’s as its proportional contribution towards general facility capacity.
The current wastewater treatment system for Tigard is part of Clean Water Services regional
system, which is designed for capacity anticipated within the UGB and their service area. The
system has ample capacity to serve this proposed development.
Storm Drainage
The applicant will be installing a storm drainage system including a water quality facility in Tract
E, from which storm water will then discharge to the public system in SW 95th Avenue. Both
treatment and detention are accommodated. Inlets are provided so that surface water is not carried
across any intersection or allowed to flood any street.
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The on-site storm facilities have been sized and located to handle the runoff for the development
on the proposed site, as well as the abutting street improvements. The public storm drainage
facilities will be constructed concurrently with site construction. The development will pay
required SDC’s, as its proportional contribution towards general facility capacity.
The attached storm drainage report defines the impact of the proposed development. Storm run-
off from this development will be managed consistent with City and Clean Water Services
standards and will not create any significant off-site impact.
As an additional benefit, the retention of the two Oregon white oak at the west end of the site,
plus the additional street tree and lot tree plantings, will serve to decrease the amount of
stormwater run-off to the proposed and existing stormwater facilities, in addition to reducing
surface temperatures on adjacent roadways and impervious surfaces, helping to limit the impact
of runoff on surrounding surface water temperatures.
Franchise Utilities
Overhead utilities within SW 95th Avenue will be retained overhead, consistent with surrounding
developments. All new public utilities serving the individual lots will be delivered from these
existing utilities to each lot site via underground lines in the proposed street. The public utilities
will be installed prior to building construction.
Transportation
The subject site abuts the east side of 95th Avenue, which is designated as a Neighborhood Route.
SW 95th Avenue connects with SW Greenburg Road north of the site, and SW Commercial Street
to the south.
Transit service is available on SW Greenburg Road via Tri Met’s 76 line. The number 12 line
runs on 99W. Both lines connect with the Tigard Transit Center on SW Commercial Street,
which also is a stop for the WES commuter rail.
Street right-of-way and improvements will be provided in accordance with the applicable
standards identified in the pre-application conference notes, Table 18.660.9, and Figure 18.660.5.
Sidewalks will be constructed consistent with the City standards, and a pathway (Tract C) will be
provided to accommodate pedestrian connectivity through the adjacent apartment complex out to
SW 91st Avenue.
The development will pay required TDT, as its proportional contribution towards general
transportation system capacity. The City has also adopted a street maintenance fee, which is a
monthly user fee dedicated to the maintenance of existing roadways and rights-of-way within
Tigard. The fee was recommended by a citizen task force, and was initially established by the
City Council in 2003.
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New traffic generated from the 4 additional units will be approximately 9.52 trips per day per unit,
or approximately 38 additional average daily trips.
Accordingly, the development site is expected to generate no more than 162 average daily trips for
all 17 units. Therefore, a Traffic Impact Analysis is not required for this development. This
volume of traffic is not expected to significantly affect the existing capacity of surrounding roads.
Fire Services
The City of Tigard is served by Tualatin Valley Fire & Rescue. The District’s closest stations are
located at:
• The CBOC - 11945 SW 70th Avenue;
• Station 51 – 8935 SW Burnham Road;
• Station 50 - 12617 SW Walnut Street; and
• Station 53 – 8480 SW Scholls Ferry Road.
The district has a goal of less than a 6-minute response for fire and medical calls. The district
serves a 210 square mile area with a population of 418,000 citizens.
Police
The Tigard Police Department is a progressive and professional police organization. The
department is committed to a community policing philosophy and works very closely with the
public providing a wide range of programs and information. The department is composed of
dedicated police professionals committed to the community, sensitive to the needs of the citizens
while holding themselves accountable to the highest standards of excellence and achievement.
There are three divisions within the Police Department, including Operations, Support Services
and Administration.
• Operations is the uniform and traffic branch
• Administration includes the public information and crime prevention functions.
• Support Services consists of records, detectives, property control, commercial crimes unit,
school resource officers and training.
•
Therefore, the City has adequate police service capability to serve the proposed new homes.
Parks
From open green fields to fishing on the Tualatin River, parks in Tigard offer great outdoor
opportunities. With more than 452 acres of parks, greenways and natural areas, the City of Tigard
provides a variety of options for recreation, while protecting the area’s natural beauty and
providing valuable wildlife habitat. The City has approximately 10.4 acres of parks per 1000
population which is a desirable standard.
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In 2010, Tigard voters approved a $17 million bond measure to acquire, preserve and protect
parks and open spaces. Using bond dollars and $6.05 million in contributions and grants from
Metro, Oregon Watershed Enhancement Board, Washington County and Clean Water Services,
more than 108 acres of park land and open space have been preserved.
The proposed development is providing on-site recreational space, in the form of Tract D open
space, which contains 3,620 square feet, in addition to the provision of sidewalks through the
development, and an additional landscaped pedestrian connection at the terminus of the private
street connecting to the Greenburg Oaks apartment complex.
The open space is located adjacent to SW 95th Avenue, enhancing the existing streetscape and
providing an attractive area to be improved with a picnic table, bench, pedestrian paths, feature
boulders, and attractive plantings. In addition, the open space is located abutting the proposed
large water quality facility, further adding to the feeling of space, and buffering the street from the
new homes. Further, it provides increased privacy and tranquility to residents within the new
development. The attractively landscaped pedestrian pathway will be provided at the eastern
terminus of the private street, providing pedestrian access to and from the Greenburg Oaks
apartment complex, reducing the pedestrian block lengths between SW 95th Avenue and SW 91st
Avenue, along with sidewalks along both sides of the private street connection to SW 91st
Avenue. The development will also pay required SDC’s, as its proportional contribution towards
facility capacity.
Noise
The proposed development is residential in nature, with no commercial mixed-use. The
surrounding area is also substantially residential in character. Therefore, noise generated from
this development is expected to be proportional to that generated in the surrounding
neighborhood.
This residential development is not expected to result in any significantly different noise impacts
than other current surrounding residential uses. Initial noise impacts will be from construction
activities, which are monitored and regulated by the City as to hours of operations. Other than the
interim construction period, there is nothing unusual about this development that would result in
any substantial increase in noise over normal ambient residential levels. The major noise
generation in the immediate area is and will remain from traffic on the abutting streets.
18.770.050 Approval Process
A. A consolidated planned development application is processed through a Type III-PC
procedure as provided in Section 18.710.070.
B. A consecutive planned development submittal involves two separate applications.
1. A concept plan application is processed through a Type III-PC procedure as
provided in Section 18.710.070. A concept plan approval must be effective prior to
the submittal of a detailed plan application.
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2. A detailed plan application is processed through a Type II procedure as provided
in Section18.710.060, unless the concept plan approval authority specifies a
different review procedure as a condition of concept plan approval. (Ord. 19-09
§1; Ord. 18-28 §1)
18.770.060 Approval Criteria
A. Consolidated planned development. The approval authority will approve or approve
with conditions a consolidated planned development application when all of the
following criteria are met:
1. All concept plan approval criteria listed in Subsection 18.770.060.B are met; and
2. Adequate public facilities are available to serve the proposed development at the
time of occupancy.
RESPONSE: The applicant has elected to submit a single consolidated planned development
application. This Compliance Narrative and the supporting Plans and documents demonstrates
compliance with Sub-sections A.1. and A2.
B. Concept plan. The approval authority will approve or approve with conditions a
concept plan application when all of the following criteria are met:
1. The information and analysis required by Section 18.770.040 is sufficiently detailed
and of high enough quality to effectively evaluate the proposed development;
RESPONSE: The application packet submitted includes the information and analysis required
by Section 18.770.040, as summarized herein.
2. The characteristics of the site are suitable for the proposed development
considering size, shape, location, topography, and natural features;
RESPONSE: The characteristics of the site are suitable for the proposed development relative to
size and shape. The site has a moderate 3% slope from northeast to southwest. There are no
significant defining topography or other natural features that limit normal development of the site.
Existing development surrounding the site, including the Greenburg Oaks apartment complex in
particular, means the development provides an appropriate transition within the surrounding
neighborhood, with privacy and buffering provided from SW 95th Avenue.
3. The proposed development is reasonably compatible with and thoughtfully
integrated into the surrounding community;
RESPONSE: The proposed development is at minimum reasonably compatible with and
thoughtfully integrated into the surrounding community. The surrounding neighborhood is
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predominantly residential, with a mixture of single-family homes on a variety of lot sizes
and apartments.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single-family subdivision.
• To the west across 95th Avenue are residential lots of various.
• To the east is the Greenburg Oaks Apartments.
• To the south are single-family homes.
As previously described, the proposed development is for detached single family homes on a
variety of lot sizes, ranging from 2,223 square feet to 4,476 square feet and average of 3,312 square
feet. This lot size and unit mix is very compatible with the established residential character of the
neighborhood, with lot sizes across the site generally increasing from east to west, with the open
space area and water quality facility on the western boundary softening the development from SW
95th Avenue. At the east, 3 story homes will screen the existing apartment complex from the rest of
the development, transitioning to 2 story homes adjacent to the single-family residences adjacent to
the north and south. As noted, the proposal keeps the standard 15-foot rear yard setback of the R-7,
retaining the privacy and rear yards adjacent to the existing development.
4. The proposed development includes features, amenities, or protections that exceed
the minimum standards of this title to the benefit of the general public or planned
development users, and the proposed benefits are sufficient to warrant the type and
amount of development flexibility requested;
RESPONSE: The proposed Planned Development provides benefits in the form of a transitional
density development, together with preservation of existing trees, landscaped amenities in the
form of the form of the 3,620 square foot open space Tract D, and a pedestrian pathway
connection to the east, providing for non-auto connectivity with the Greenberg Oaks Apartment
Complex and SW Greenberg Road. Tree canopy provided will exceed the minimum 40%
requirement by approximately 14%, which is a significant increase in tree canopy.
The open space is located adjacent to SW 95th Avenue, enhancing the existing streetscape and
providing an attractive area to be improved with a picnic table, bench, pedestrian paths, feature
boulders, and attractive native plantings. The open space is located abutting the proposed water
quality facility, which has specifically been designed in a manner to provide a larger area further
adding to the feeling of space, and buffering the street from the new homes. Further, it provides
increased privacy and tranquility to residents within the new development. The larger water
quality facility will minimize grading on the site, and reduce the need for retaining walls. The
attractively landscaped pedestrian pathway will be provided at the eastern terminus of the private
street, providing pedestrian access to and from the Greenburg Oaks apartment complex, reducing
the pedestrian block lengths between SW 95th Avenue and SW 91st Avenue, along with sidewalks
along both sides of the private street connection to SW 91st Avenue. The development will also
pay required SDC’s, as its proportional contribution towards facility capacity.
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5. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve existing, healthy, and noninvasive trees and tree
groves to the greatest extent possible;
RESPONSE: There are no significant tree groves on this property. The streets, buildings, and
site improvements of the proposed development are designed and located to preserve existing,
healthy trees to the greatest extent possible.
6. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve all natural drainages to the greatest extent
possible, except where the applicant has demonstrated that modifying a natural
drainage results in the same or better environmental function as the existing
drainage;
RESPONSE: There are no natural drainage channels or streams associated with this property.
The streets, buildings, and site improvements of the proposed development are designed and
located to preserve all-natural drainage flows to the greatest extent possible.
7. Any impacts from the proposed development are mitigated to the extent practicable;
RESPONSE: The majority of potential impacts from the planned development revolve around
reduced setbacks, and an increase in density. In order to mitigate for any potential impacts, the
applicant has retained the standard side and rear yards around the perimeter of the site, to maintain
privacy and consistent development standards for adjoining properties. Landscape plans submitted
with the application show trees located within the rear yards of lots, which further serves to
provide increased levels of privacy to surrounding developments. Significant on- and off-street
parking over and above that required reduces the impacts to surrounding neighborhoods, and the
provision of open space at the front of the development serves to buffer the development from the
street, with the nearest home to SW 95th Avenue located approximately 110 feet from the street.
On the east of the site, 3 story homes will screen the existing apartment complex from the rest of
the development, transitioning to 2 story homes adjacent to the single-family residences to the north
and south. This transition serves to blend the higher densities to the east, transitioning into the lower
densities to the north, west, and south, mitigating for the additional 4 units within the development.
8. The city engineer has determined that any adjustments to street or access
standards do not result in unsafe conditions;
RESPONSE: The private street (Tract B) is proposed with 26 feet of paved travel lane compared
to the standard 28-foot public street. This width exceeds the minimum standard for private
streets within the City of Tigard, and does not constitute an adjustment or unsafe condition.
9. The proposed development complies with all applicable development standards and
requirements of this title, except as adjusted through this approval process; and
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RESPONSE: As addressed herein, the proposed development complies with all applicable
development standards and requirements of this title, except as adjusted through this approval process.
10. The proposed development is within the following limits:
a. Maximum building height may be increased by up to 50 percent,
b. Maximum density or floor area may be increased by up to 30 percent, and
c. Minimum landscape area may be reduced down to 10 percent.
RESPONSE: The proposed development is designed so as to maintain compliance within the
limits for maximum building height and minimum landscape area. Density is proposed to be
increased by 30%, as allowed through the planned development standards.
C. Detailed plan. The approval authority will approve or approve with conditions a
detailed plan application when all of the following criteria are met:
1. The proposed detailed plan is substantially consistent with the approved concept
plan;
RESPONSE: The proposed detailed plan is designed substantially consistent with the approved
concept plan.
2. The proposed detailed plan complies with all applicable development standards
and requirements of this title, except as adjusted or conditioned through the
concept plan approval process; and
RESPONSE: As demonstrated herein the attached detailed plan complies with all applicable
development standards and requirements of this title, except as adjusted or conditioned through
the concept plan approval process.
3. Adequate public facilities are available to serve the proposed development at the
time of occupancy. (Ord. 18-28 §1)
RESPONSE: All required public facilities are immediately available and adequate to serve the
development as proposed.
18.770.070 Conditions of Approval
The approval authority may impose conditions of approval that are suitable and necessary to
ensure that the consolidated or concept plan proposal is consistent with the purpose of this
chapter as embodied by the approval criteria listed in Subsections 18.770.060.A and B.
Conditions may include but are not limited to the following:
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A. Requiring design features that minimize environmental impacts;
B. Limiting building height, size, or location;
C. Requiring higher quality materials or building design;
D. Requiring open space, public spaces, or community amenities;
E. Requiring separation or screening of uses, buildings, off-street parking areas, or
service areas from public spaces or adjacent uses;
F. Requiring separation or screening of private residential spaces from public spaces or
adjacent uses;
G. Requiring pedestrian access within the development and between the development and
the surrounding community;
H. Requiring pedestrian-oriented design features such as building awnings, first-story
windows and entries, or street-facing facades;
I. Limiting or otherwise designating the size, number, or location of vehicle access
points; or
J. Limiting or otherwise designating the location, intensity, and shielding of outdoor
lighting. (Ord. 20-01 §1; Ord. 18-28 §1)
RESPONSE: The applicant understands that Conditions of Approval may be adopted and
reserves the right to comment on any such Conditions.
Chapter 18.830 SUBDIVISIONS
18.830.010 Purpose
The purpose of this chapter is:
A. To provide rules, regulations, and standards governing the approval of subdivisions;
B. To carry out the development pattern and plan of the city;
C. To promote the public health, safety, and general welfare;
D. To lessen congestion in the streets, and secure safety from fire, flood, pollution,
and other dangers;
E. To provide adequate light and air, prevent overcrowding of land, and facilitate
adequate provision for transportation, water supply, sewage, and drainage; and
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F. To encourage the conservation of energy resources. (Ord. 17-22 §2)
RESPONSE: The applicant is proposing a preliminary plat for a 17-Lot Planned Development
subdivision. Therefore, the provisions of 18.830 are applicable.
18.830.020 General Provisions
A. Approval through two-step process. An application for a subdivision is
processed through a two-step process: the preliminary plat and the final plat.
1. The preliminary plat must be approved before the final plat can be submitted for
approval; and
2. The final plat must reflect all conditions of approval of the preliminary plat.
RESPONSE: This application is for Preliminary Plat approval.
B. Conformance with state statute. All subdivision proposals must comply with all
state regulations as provided in ORS Chapter 92, Subdivisions and Partitions.
RESPONSE: The applicant is proposing a preliminary plat for a 17-Lot Planned Development
Subdivision. The proposed subdivision is designed in conformity with ORS 92.
C. Lot averaging. Lot area or width may be reduced to allow lots less than the minimum
applicable standard provided the average lot area or width for all lots in the
subdivision is not less than that required. All lots created under this provision must be
at least 80 percent of the minimum required lot area or width.
RESPONSE: The subject property is within the R-7 zoning district, which sets a minimum
lot size of 5,000 square feet. The applicant has requested modifications to the lot area and
lot width standards of the zone through the Planned Development process, therefore this
criterion is not applicable.
D. Temporary sales office. Temporary sales offices in conjunction with any
subdivision may be granted as provided in Chapter 18.440, Temporary Uses.
RESPONSE: The applicant is not proposing a temporary sales office, at this time.
E. Minimize flood damage. All subdivision proposals must be consistent with the
need to minimize flood damage.
F. Special flood hazard area dedications. Where land filling or development is
allowed within and adjacent to the special flood hazard area outside the zero-
foot rise floodway, the city will require the dedication of sufficient open land
area for a greenway adjacent to and within the special flood hazard area. This
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area will include portions at a suitable elevation for the construction of a path,
sidewalk, or trail within the special flood hazard area as provided in the
adopted trails plan or transportation plan.
RESPONSE: This property is not located within a flood area. The storm drainage design
provides appropriate storm water management, which protects against erosion and down-
stream flooding. Therefore, this criterion is met.
G. Need for adequate utilities. All subdivision proposals must have public utilities
and facilities such as sewer, gas, electrical, and water systems located and
constructed to minimize flood damage.
RESPONSE: All public facilities and franchise services are available and adequate to
serve the proposed 17-Lot Planned Development subdivision. This criterion is met.
H. Need for adequate drainage. All subdivision proposals must have adequate
drainage provided to reduce exposure to flood damage.
RESPONSE: The storm drainage design provides appropriate storm water management,
which protects against erosion and down-stream flooding. Therefore, this criterion is met.
I. Determination of base flood elevation. Where base flood elevation has not been
provided or is not available from another authoritative source, it must be
generated for subdivision proposals and other proposed developments that
contain at least 50 lots or 5 acres (whichever is less).
RESPONSE: This development is only for 17 lots, and the property is not within a flood
hazard area. Therefore, this criterion is not applicable.
J. Adjustments. Adjustments to the subdivision regulations must be made in
compliance with Chapter 18.715, Adjustments. The applications for subdivision
and adjustment must be processed concurrently.
RESPONSE: The subject property is within the City’s R-7 Zone. The applicant has
requested modifications to the lot area and lot width standards of the zone through the
Planned Development process, therefore this criterion is not applicable.
K. Prohibition on sale of lots. Sale of lots created through the subdivision process
is prohibited until the final subdivision plat is recorded. (Ord. 18-28 §1; Ord.
18-23 §2; Ord. 17-22 §2)
RESPONSE: The applicant understands that no lot can be sold prior to the plat being recorded.
18.830.030 Approval Process
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A. Approval process. Applications for a preliminary plat for subdivision are
processed through a Type II procedure, as provided in Section 18.710.060,
using the approval criteria in 18.830.040. An application for subdivision may
also be reviewed concurrently with an application for a planned development,
as provided in Chapter 18.770, Planned Developments.
B. Approval period. Expirations and extensions of approvals are provided in
Subsection 18.20.040.G. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
RESPONSE: The applicant is proposing a subdivision, in conjunction with a consolidated
application for a Planned Development. The applicant understands the applicable Approval
Period for the preliminary plat approval.
18.830.040 Approval Criteria—Preliminary Plat
A. Approval criteria. The approval authority will approve or approve with conditions an
application for a preliminary plat when all of the following are met:
1. The proposed preliminary plat complies with the applicable zoning ordinance and
other applicable regulations;
RESPONSE: Full compliance with the applicable zoning and other regulations is addressed
herein, and amended by the Planned Development request. The preliminary plat has been
prepared in substantial compliance with the applicable code provisions.
2. All lots must comply with the following:
a. All development standards are met. The development standards, including
density standards for residential and nonresidential development, are provided
in the applicable development standards chapter in 18.200 Residential
Development Standards or 18.300 Nonresidential Development Standards.
RESPONSE: Full compliance with the applicable zoning and other regulations is addressed
herein, and amended by the Planned Development request.
b. The depth of all lots may not exceed 2.5 times the average width, unless the lot
is less than 1.5 times the minimum lot size, or if the lot is for a proposed
cottage cluster or courtyard unit development.
RESPONSE: All 17 lots are designed to comply with this criterion.
c. Each lot is rectilinear in shape with side lot lines at right angles to front lot
lines, and rear lot lines parallel to front lot lines, except where not practicable
due to location along a street radius or because of existing natural feature or
lot shape. Side and rear lot lines must be straight where practicable. Side and
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rear lot lines that are segmented may not contain cumulative lateral changes in
direction that exceed 10 percent of the distance between opposing lot corners.
RESPONSE: All 17 lots are designed to be as rectangular in shape as practicable. All side and
rear lot lines are as straight as practicable, given the natural shape and contours of the site. These
criteria are met.
d. Each lot has a minimum of 40 feet of frontage on a public or private right-of-
way, except for the following types of lots:
i. Rowhouse lots have a minimum of 15 feet of frontage on a public or private
right-of-way;
ii. Lots with curved frontages along cul-de-sacs or eyebrows have a minimum
of 20 feet of frontage on a public or private right-of-way as measured
along the arc of the front lot line; and
iii. Lots at the terminus of a private street have a minimum of 20 feet of
frontage on a private right-of-way.
RESPONSE: Full compliance with the applicable zoning and other regulations is addressed herein,
including lot width at the street, as amended by the Planned Development request. Lots 6 and 12
each have 22 feet of frontage at the terminus of the private street (Tract B). No flag lots are proposed.
e. Lots created using the density and dimensional standards for cottage cluster,
courtyard unit, quad, and rowhouse development must record a deed
restriction that prohibits any type of development other than the type proposed
with the subdivision application. This deed restriction cannot be removed
except through another land division process.
RESPONSE: The applicant is not proposing cottage cluster, courtyard unit, quad, or rowhouses.
Therefore, this criterion is not applicable.
3. The proposed plat name is not duplicative and satisfies the provisions of ORS
Chapter 92;
RESPONSE: The applicant has reserved the pla t name “Weston Oaks ” through Washington
County, confirming that the name is not duplicative.
4. The streets and roads are laid out so as to conform to the plats of subdivisions and
partitions already approved for adjacent property as to width, general direction
and in all other respects unless the city determines it is in the public interest to
modify the street or road pattern; and
RESPONSE: Access to this development is proposed via a private street (Tract B). There are no
existing streets from adjacent developments that are or could be stubbed to this property.
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Therefore, the proposed private street will be a permanent dead-end. The applicant is not
requesting to modify the street or road pattern.
5. An explanation has been provided for all common improvements.
RESPONSE: Proposed common improvements will include the private street (Tract B), the storm
facility (Tract D), Open Space (Tracts E), and pedestrian pathways/sidewalks (Tracts A and C).
B. Conditions of approval. The approval authority may attach conditions that are
necessary to carry out the comprehensive plan and other applicable ordinances and
regulations and may require reserve strips be granted to the city for the purpose of
controlling access to adjacent undeveloped properties. (Ord. 18-28 §1; Ord. 18-23 §2;
Ord. 17-22 §2)
RESPONSE: The applicant reserves the right to comment on any Condition of Approval
attached by the Review Authority.
18.820.050 Final Plat Submittal Requirements
A. Submittal. All final plats applications for land partitions must provide three copies of
the final plat prepared by a land surveyor or engineer licensed to practice in Oregon,
and any necessary data or narrative. The final plat must incorporate any conditions of
approval imposed as part of the preliminary plat approval.
B. Standards. The final plat and data or narrative must be drawn to the standards
provided in the Oregon Revised Statutes (ORS 92.05) and by Washington County.
(Ord. 17-22 §2)
18.820.070 Recording Partition Plats
A. Recording requirements. Upon approval of the proposed partition, the applicant must
record the final partition plat with Washington County and submit a copy of the
recorded survey map to the city, to be incorporated into the record. This plat must be
recorded with any deed restrictions required as a condition of approval.
B. Time limit. The applicant must submit the copy of the recorded partition survey map to
the city prior to the issuance of any development permits on the newly created lots.
(Ord. 17-22 §2)
RESPONSE: Once the preliminary subdivision plat is approved, the applicant will follow with
application for Final Plat and plat recordation in a timely manner.
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18.900 STREETS AND UTILITIES
Chapter 18.910 IMPROVEMENT STANDARDS
18.910.010 Purpose
The purpose of this chapter is to provide construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and drainage. (Ord. 17-
22 §2)
18.910.020 General Provisions
A. Applicability. Unless otherwise provided, construction, reconstruction or repair of
streets, sidewalks, curbs and other public improvements shall occur in compliance
with the standards of this title. No development may occur and no land use application
may be approved unless the public facilities related to development comply with the
public facility requirements established in this chapter and adequate public facilities
are available. Applicants may be required to dedicate land and build required public
improvements only when the required exaction is directly related to and roughly
proportional to the impact of the development.
B. Standard specifications. The city engineer shall establish standard specifications
consistent with the application of engineering principles.
C. Title 6. The provision of Title 6, Nuisance Violations of the Tigard Municipal Code
shall apply to this chapter.
D. Adjustments. Adjustments to the provisions in this chapter related to street
improvements shall be processed through a Type II procedure, as provided in Section
18.710.060, using approval criteria in Section 18.715.050.
E. Except as provided in 18.910.030.T, as used in this chapter, the term “streets” shall
mean “public streets” unless an adjustment under Subsection 18.910.020.D is
allowed. (Ord. 17-22 §2)
RESPONSE: The subject site abuts the east side of SW 95th Avenue. SW 95th Avenue is
designated as a Neighborhood Route (Figure 5-2 TSP). Planned improvements for 95th Avenue
are identified as Complete Street project 91(Table 5-6 TSP), with a mid-term timeline.
Per Table 18.910.1 the standards for Neighborhood Routes are as follows, as identified at the pre-
application conference:
Right-of-way 58’ maximum (29 foot from centerline)
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Paved Width 36’ (18 feet from centerline, 2 -10’ lanes)
On-Street Parking 8’
Sidewalks & Tree Planter Strip 5’ each
The existing right-of-way for 95th Avenue is 30 feet to centerline, which exceeds the maximum
requirement for a neighborhood route. The applicant proposes to improve SW 95th Avenue to City
of Tigard standards. Required improvements will including 18 feet of pavement to centerline,
curb, gutter, sidewalks, private street access, and street lights.
Access to this development is proposed via a private street (Tract B) and will serve all 17 lots.
The street will be 27 feet in width, with 26 feet paved, curb-tight sidewalks and street trees. A
reciprocal easement and maintenance agreement will be recorded with the plat.
There are no other existing or planned streets associated with this development.
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved
access to a public street.
2. No development shall occur unless streets within the development meet the
standards of this chapter.
RESPONSE: As addressed above, frontage improvements to 95th Avenue will be provided to
meet the Neighborhood Route standards, but no additional dedication is required.
The proposed private access street will be constructed consistent with City standards.
3. No development shall occur unless the streets adjacent to the development meet
the standards of this chapter, provided, however, that a development may be
approved if the adjacent street does not meet the standards but half-street
improvements meeting the standards of this chapter are constructed adjacent to
the development.
RESPONSE: As addressed above, frontage improvements to 95th Avenue will be provided to
meet the Neighborhood Route standards, but no additional dedication is required.
4. Any new street or additional street width planned as a portion of an existing street
shall meet the standards of this chapter.
RESPONSE: This standard is not applicable.
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5. If the city could and would otherwise require the applicant to provide street
improvements, the city engineer may accept a future improvement guarantee in
lieu of street improvements if one or more of the following conditions exist:
a. A partial improvement is not feasible due to the inability to achieve proper
design standards;
b. A partial improvement may create a potential safety hazard to motorists or
pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely
that street improvements would be extended in the foreseeable future and the
improvement associated with the project under review does not, by itself,
provide a significant improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement
plan;
e. The improvement is associated with an approved land partition on property
zoned residential and the proposed land partition does not create any new
streets; or
f. Additional planning work is required to define the appropriate design
standards for the street and the application is for a project which would
contribute only a minor portion of the anticipated future traffic on the street.
6. The standards of this chapter include the standard specifications adopted by the
city engineer in compliance with 18.910.020.B.
RESPONSE: As addressed above, the applicant proposes to improve SW 95th Avenue to City of
Tigard standards. Required improvements will including 18 feet of pavement to centerline, curb,
gutter, sidewalks, private street access, and street lights.
7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the standards would result in an adverse impact on natural
features such as wetlands, bodies of water, significant habitat areas, steep slopes,
or existing mature trees. The approval authority may also approve adjustments to
the standards of this chapter if compliance with the standards would have a
substantial adverse impact on existing development or would preclude
development on the property where the development is proposed. In approving an
adjustment to the standards, the approval authority shall balance the benefit of the
adjustment with the impact on the public interest represented by the standards. In
evaluating the impact on the public interest, the approval authority shall consider
the criteria listed in Paragraph 18.910.030.E.1. An adjustment to the standards
may not be granted if the adjustment would risk public safety.
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RESPONSE: The applicant is not requesting any adjustments to the street standards.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision
or partition. The plan shall show the pattern of existing and proposed future
streets from the boundaries of the proposed land division and shall include
other lots within 530 feet surrounding and adjacent to the proposed land
division. At the applicant’s request, the city may prepare a future streets
proposal. Costs of the city preparing a future streets proposal shall be
reimbursed for the time involved. A street proposal may be modified when
subsequent subdivision proposals are submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities,
bicycle routes and pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of
adjoining land, streets shall be extended to the boundary lines of the tract to be
developed, and
a. These extended streets or street stubs to adjoining properties are not
considered to be cul-de-sac since they are intended to continue as through
streets at such time as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the city engineer, the cost of
which shall be included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub street in excess of 150 feet in length.
G. Street spacing and access management. Refer to 18.920.030.H.
RESPONSE: The applicant has included a Proposed Circulation Plan consistent with these
criteria. However, in this case there are no existing or future streets within the immediate area
that will or can provide improved connectivity or complete or shorten existing blocks. There are
no streets needed to be stubbed from this development to provide access for any adjacent
properties. The development will provide a pedestrian connect from the east end of the private
street to the Greenburg Oaks apartment complex, in order to reduce pedestrian block lengths
between SW 95th Avenue and SW 91st Avenue.
For additional detail see response to H.2. below. The criteria in Sub F & G are met to the degree
practicable.
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H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections
is required except where prevented by barriers such as topography, railroads,
freeways, pre-existing developments, lease provisions, easements, covenants or
other restrictions existing prior to May 1, 1995 which preclude street connections.
A full street connection may also be exempted due to a regulated water feature if
regulations would not permit construction.
RESPONSE: There are no existing or planned streets, which can be extended to enhance
connectivity associated with this development. This criterion is met to the degree practicable.
2. All local, neighborhood routes and collector streets which abut a development site
shall be extended within the site to provide through circulation when not precluded
by environmental or topographical constraints, existing development patterns or
strict adherence to other standards in this code. A street connection or extension is
considered precluded when it is not possible to redesign or reconfigure the street
pattern to provide required extensions. Land is considered topographically
constrained if the slope is greater than 15 percent for a distance of 250 feet or
more. In the case of environmental or topographical constraints, the mere
presence of a constraint is not sufficient to show that a street connection is not
possible. The applicant must show why the constraint precludes some reasonable
street connection.
3. Proposed street or street extensions shall be located to provide direct access to
existing or planned transit stops, commercial services, and other neighborhood
facilities, such as schools, shopping areas and parks.
RESPONSE: The subject site abuts SW 95th Avenue, which is a designated neighborhood route.
This street runs parallel to the west boundary of the property between SW Greenburg Road and
SW Commercial Street.
To the north and south, properties are developed with single family residential dwellings on
varying lot sizes. This property has future development potential, but does not need any additional
road access to fulfill density requirements. To the east of the site are is the Greenburg Oaks
apartment complex.
Therefore, there is no feasible opportunity to provide street connectivity. These criteria are met to
the degree practicable.
4. All developments should provide an internal network of connecting streets that
provide short, direct travel routes and minimize travel distances within the
development.
RESPONSE: Access to this development is proposed by a private street. A reciprocal access
easement will be provided, including a joint maintenance agreement. The development will
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provide a pedestrian connect from the east end of the private street to the Greenburg Oaks
apartment complex, in order to reduce pedestrian block lengths between SW 95th Avenue and SW
91st Avenue.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a
right angle as practicable, except where topography requires a lesser angle, but in no
case shall the angle be less than 75° unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way
intersection unless topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of
20 feet along the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of
not less than 20 feet.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract
are of less than standard width, additional rights-of-way shall be provided at the time
of subdivision or development.
K. Partial street improvements. Partial street improvements resulting in a pavement
width of less than 20 feet, while generally not acceptable, may be approved where
essential to reasonable development when in conformity with the other requirements of
these regulations, and when it will be practical to require the improvement of the other
half when the adjoining property developed.
RESPONSE: The proposed private street (Tract B) is designed to conform to these standards.
It intersects SW 95th Avenue at a right angle, and is not aligned with any other existing street.
The paved width will be 26 feet.
The existing right-of-way for 95th Avenue meets or exceeds the neighborhood route standard,
measured from centerline. There is no sidewalk along the west side of 95th Avenue.
L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access
to greater than 20 dwelling units, and shall only be used when environmental or
topographical constraints, existing development pattern, or strict adherence to other
standards in this code preclude street extension and through circulation:
RESPONSE: No cul-de-sac is proposed. Therefore, this criterion is not applicable.
M. Street names. No street name shall be used which will duplicate or be confused with
the names of existing streets in Washington County, except for extensions of existing
streets. Street names and numbers shall conform to the established pattern in the
surrounding area and as approved by the city engineer.
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RESPONSE: At the time of Final Plat the applicant will name the private street, with the name
approved by Washington County.
N. Grades and curves.
1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or
12 percent on any other street (except that local or residential access streets may
have segments with grades up to 15 percent for distances of no greater than 250
feet); and
2. Centerline radii of curves shall be as determined by the city engineer.
RESPONSE: The proposed streets are designed to meet these criteria.
O. Access to arterials and collectors. Where a development abuts or is traversed by an
existing or proposed arterial or collector street, the development design shall provide
adequate protection for residential properties and shall separate residential access
and through traffic, or if separation is not feasible, the design shall minimize the
traffic conflicts. The design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate
buffering with frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess
reservation along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to two streets with different classifications, primary access
should be from the lower classification street.
RESPONSE: This development does not directly access a collector or arterial street. Therefore,
these criteria are not applicable.
P. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts,
wheelchair, bicycle ramps and driveway approaches shall be constructed in
compliance with standards specified in this chapter and Chapter 15.04, Work in the
Right-of-Way, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city
engineer approval; and
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3. Asphalt and concrete driveway approaches to the property line shall be built to
city configuration standards.
RESPONSE: Curbs, curb cuts, ramps, and driveway approaches will be designed and
constructed consistent with City standards.
T. Private streets.
1. Design standards for private streets shall be established by the city engineer; and
2. The city shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
3. Private streets serving more than 6 dwelling units are permitted only within
planned developments, mobile home parks, cottage cluster, courtyard units, and
apartment developments.
RESPONSE: The private street (Tract ‘B’) is designed at 27 feet in width, and will serve all 17
lots, as permitted through the requested planned development process. The street will be
improved with a 26-foot paved surface. A hammer-head turn-around is provided at the eastern
terminus of the street.
V. Street signs. The city shall install all street signs, relative to traffic control and street
names, as specified by the city engineer for any development. The cost of signs shall be
the responsibility of the developer.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments,
with each joint mailbox serving at least 2 dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on the preliminary plat
or development plan, and shall be approved by the city engineer/U.S. post office
prior to final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by
the city engineer/U.S. post office prior to final approval.
X. Traffic signals. The location of traffic signals shall be noted on approved street plans.
Where a proposed street intersection will result in an immediate need for a traffic
signal, a signal meeting approved specifications shall be installed. The cost shall be
included as a condition of development.
Y. Street light standards. Street lights shall be installed in compliance with regulations
adopted by the city’s direction.
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Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and
within 1 year of the conditional acceptance of the roadway unless otherwise approved
by the city engineer. The final lift shall also be placed no later than when 90 percent of
the structures in the new development are completed or 3 years from the
commencement of initial construction of the development, whichever is less.
RESPONSE: Confirmation of compliance with these 6 standards will be addressed at time of
Final Plat.
CC. Traffic study.
1. A traffic study shall be required for all new or expanded uses or developments
under any of the following circumstances:
a. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
b. Trip generations from development onto the city street at the point of access
and the existing ADT fall within the following ranges:
c. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
d. Trip generations from development onto the city street at the point of access
and the existing ADT fall within the following ranges: Existing ADT ADT to be
added by development 0—3,000 vpd 2,000 vpd 3,001— 6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more.
RESPONSE: This subdivision creates 17 additional single-family lots. The trip generation from
these additional lots will only be approximately 162 trips per day. No traffic study is required.
e. If any of the following issues become evident to the City Engineer:
i. High traffic volumes on the adjacent roadway that may affect movement
into or out of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed
access drive.
iii. Inadequate horizontal or vertical sight distance at access points.
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iv. The proximity of the proposed access to other existing drives or
intersections is a potential hazard.
v. The proposal requires a conditional use permit or involves a drive through
operation.
vi. vi. The proposed development may result in excessive traffic volumes on
adjacent local streets.
RESPONSE: None of these criteria are applicable.
2. In addition, a traffic study may be required for all new or expanded uses or
developments under any of the following circumstances:
a. When the site is within 500 feet of an ODOT facility; or
b. Trip generation from a development adds 300 or more vehicle trips per day to
an ODOT facility; or
c. Trip generation from a development adds 50 or more peak hour trips to an
ODOT facility. (Ord. 18-23 §2; Ord. 17-22 §2)
RESPONSE: This subdivision creates 17 additional single-family lots. Trip generation from
these additional lots will only be approximately 162 trips per day. This development is not within
500 feet of an ODOT facility, and the trips generated will not add 300 or more trips to an ODOT
facility, or add 50 peak hour trips to an ODOT facility. Therefore, no traffic study is required.
18.910.040 Blocks
A. Block design. The length, width and shape of blocks shall be designed with due regard
to providing adequate building sites for the use contemplated, consideration of needs
for convenient access, circulation, control and safety of street traffic and recognition
of limitations and opportunities of topography.
B. Sizes.
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured
along the centerline of the streets except:
a. Where street location is precluded by natural topography, wetlands, significant
habitat areas or bodies of water, or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or
railroads.
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c. For nonresidential blocks in which internal public circulation provides
equivalent access.
2. Bicycle and pedestrian connections on public easements or right-of-ways shall be
provided when full street connection is exempted by Paragraph 8.910.040.B.1.
Spacing between connections shall be no more than 330 feet, except where
precluded by environmental or topographical constraints, existing development
patterns, or strict adherence to other standards in the code. (Ord. 17-22 §2)
RESPONSE: As addressed above in response to Sub-H.2 the subject property abuts developed
properties to the north, east, and south. Consequently, there are no existing streets stubbed to this
property, and there is no need to stub a street to serve any future development.
The development will provide a pedestrian connection from the east end of the private street to the
Greenburg Oaks apartment complex, in order to reduce pedestrian block lengths between SW 95th
Avenue and SW 91st Avenue.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainageway, there shall be provided a
stormwater easement or drainage right-of-way conforming substantially with the lines
of the watercourse.
B. Utility easements. A property owner proposing a development shall make
arrangements with the city, the applicable district, and each utility franchise for the
provision and dedication of utility easements necessary to provide full services to the
development. The city’s standard width for public main line utility easements shall be
15 feet unless otherwise specified by the utility company, applicable district, or city
engineer. (Ord. 17-22 §2)
RESPONSE: Utilities easements will be provided as necessary, at the time of final plat.
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall
have sidewalks meeting city standards along at least 1 side of the street. All other
public and private streets shall have sidewalks meeting city standards along both sides
of the street. A development may be approved if an adjoining street has sidewalks on
the side adjoining the development, even if no sidewalk exists on the other side of the
street.
B. Requirement of developers.
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1. As part of any development proposal, or change in use resulting in an additional
1,000 vehicle trips or more per day, an applicant shall be required to identify direct,
safe (1.25 x the straight line distance) pedestrian routes within 0.50 miles of their
site to all transit facilities and neighborhood activity centers (schools, parks,
libraries, etc.). In addition, the developer may be required to participate in the
removal of any gaps in the pedestrian system off-site if justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development
within 300 feet of a development site in either direction, the sidewalk shall be
extended from the site to meet the existing sidewalk, subject to rough
proportionality (even if the sidewalk does not serve a neighborhood activity center).
C. Planter strip requirements. A planter strip separation of at least 5 feet between the
curb and the sidewalk shall be required in the design of streets, except where the
following conditions exist: there is inadequate right-of-way; the curbside sidewalks
already exist on predominant portions of the street; it would conflict with the utilities;
there are significant natural features (large trees, water features, significant habitat
areas, etc.) that would be destroyed if the sidewalk were located as required; or where
there are existing structures in close proximity to the street (15 feet or less) or where
the standards in Table 18.910.1 specify otherwise. Additional consideration for
exempting the planter strip requirement may be given on a case-by-case basis if a
property abuts more than 1 street frontage.
RESPONSE: While SW 95th Avenue has adequate right-of-way, the paved surface does not meet
City standards for width, and there is no existing curb or sidewalk fronting the property. In order
to comply with the Neighborhood Route standards, the applicant will provide curb, gutter and
street tree improvements with this development.
18.910.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and
to connect developments to existing mains in compliance with Clean Water Services
requirements and the comprehensive plan.
B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and
proposed systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as projected by the comprehensive plan.
D. Permits denied. Development permits may be restricted by the approval authority
where a deficiency exists in the existing sewer system or portion thereof which cannot
be rectified within the development and which if not rectified will result in a threat to
public health or safety, surcharging of existing mains, or violations of state or federal
standards pertaining to operation of the sewage treatment system. (Ord. 17-22 §2)
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RESPONSE: The property is currently vacant, and therefore not served by existing utilities.
There is an existing 8” sanitary sewer line available within the SW 95th Avenue right-of-way.
There is adequate capacity in this line to serve the development. The on-site sanitary system will
be connected to the closest existing manhole with the adequate invert elevations to accommodate
gravity service. The development will pay required SDC’s as its proportional contribution
towards general facility capacity.
The Preliminary Utilities Plan shows the proposed sanitary sewer system within the development
and connection to the existing City system.
18.910.100 Storm Drainage
A. General provisions. The director and city engineer shall issue a development permit
only where adequate provisions for stormwater and floodwater runoff have been
made, and:
1. The storm water drainage system shall be separate and independent of any
sanitary sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of such watercourse and such further width as
will be adequate for conveyance and maintenance.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be
large enough to accommodate potential runoff from its entire upstream drainage area,
whether inside or outside the development, and the city engineer shall approve the
necessary size of the facility, based on Clean Water Services requirements.
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the director and engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until
provisions have been made for storage of additional runoff caused by the development
in compliance with Clean Water Services requirements. (Ord. 17-22 §2)
RESPONSE: The applicant will be installing a storm drainage system including a water quality
facility in Tract E, from which storm water will then discharge to the public system in SW 95th
Avenue. Both treatment and detention are accommodated. Inlets are provided so that surface
water is not carried across any intersection or allowed to flood any street.
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The proposed water quality facility has specifically been designed in a manner to provide a larger
area further adding to the feeling of space within the new development. The larger water quality
facility will minimize grading on the site, and reduce the need for retaining walls.
The on-site storm facilities have been sized and located to handle the runoff for the development
on the proposed site, as well as the abutting street improvements. The public storm drainage
facilities will be constructed concurrently with site construction. The development will pay
required SDC’s, as its proportional contribution towards general facility capacity.
The attached storm drainage report defines the impact of the proposed development. Storm run-
off from this development will be managed consistent with City and Clean Water Services
standards and will not create any significant off-site impact.
The Preliminary Utilities Plan shows the proposed storm drainage system within the development
and how it connects with the City’s system. The system has been designed consistent with City
and Clean Water Services (SWM) standards.
18.910.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes
and where identified on the city’s adopted bicycle plan in the transportation
system plan (TSP). Bike lane requirements along collectors within the downtown
urban renewal district shall be determined by the city engineer unless specified in
Table 18.910.1.
2. Developments adjoining proposed bikeways identified on the city’s adopted
pedestrian/bikeway plan shall include provisions for the future extension of such
bikeways through the dedication of easements or rights-of-way, provided such
dedication is directly related to and roughly proportional to the impact of the
development.
3. Any new street improvement project shall include bicycle lanes as required in this
chapter and on the adopted bicycle plan.
RESPONSE: There is no existing bike lane along SW 95th Avenue. However, the TSP identifies
bike lanes being added. There is sufficient existing right-of-way, consistent with neighborhood
route standards, to improve the SW 95th Avenue frontage with both on-street parking and bike
lanes, per City Neighborhood Route standards. While SW 95th Avenue has adequate right-of-
way, the paved surface does not meet City standards for width, and there is no existing curb or
sidewalk fronting the property. In order to comply with the Neighborhood Route standards, the
applicant will provide these pavement, curb, gutter and street tree improvements with this
development.
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18.910.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities
shall be placed underground, except for surface mounted transformers, surface
mounted connection boxes and meter cabinets which may be placed above ground,
temporary utility service facilities during construction, high capacity electric lines
operating at 50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to
provide the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer, shall be constructed prior to the surfacing of the streets;
and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground
utility facilities, and:
1. Plans showing the location of all underground facilities as described herein shall
be submitted to the city engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
RESPONSE: All utilities will be undergrounded consistent with City standards. The
Preliminary Utilities Plan shows the proposed location of all utilities serving this development.
Chapter 18.920 ACCESS, EGRESS, AND CIRCULATION
18.920.010 Purpose
The purpose of this chapter is to establish standards and regulations for safe and efficient
vehicle access and egress on a site and for general circulation within the site. (Ord. 1722
§2)
18.920.020 Applicability
A. Applicability. The provisions of this chapter apply to all development including the
construction of new structures, the remodeling of existing structures and to a change
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of use that increases the on-site parking or loading requirements or changes the
access requirements.
B. Change or enlargement of use. Should the owner or occupant of a lot or building
change or enlarge the use to which the lot or building is put, thereby increasing access
and egress requirements, it is unlawful and is a violation of this title to begin or
maintain such altered use until the provisions of this chapter have been met if required
or until the appropriate approval authority has approved the change.
C. When site design review is not required. Where the provisions of Chapter 18.780, Site
Development Review, do not apply, the approval authority will approve, approve with
conditions, or deny an access plan submitted under the provisions of this chapter in
conjunction with another permit or land use action.
D. Conflict with subdivision requirements. The requirements and standards of this
chapter do not apply where they conflict with the subdivision requirements of this title.
(Ord. 17-22 §2)
RESPONSE: Access to and from the site and to and from each lot has been designed consistent
with City standards. Each lot will have driveway access from a private street (Tract B).
18.920.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of access
and egress provided in this chapter are continuing requirements for the use of any
structure or lot of real property in the city.
B. Access plan requirements. A plan demonstrating compliance with the access, egress,
and circulation requirements of this Chapter must be provided prior to any land use
approval or development permit issuance.
C. Joint access. Owners of two or more uses, structures, or lots of land may agree to
utilize jointly the same access and egress when the combined access and egress of all
uses, structures, or units of land meets the combined requirements of this chapter,
provided:
1. Satisfactory legal evidence must be presented in the form of deeds, easements,
leases or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file
with the city.
D. Public street access. All vehicular access and egress as required in Subsections
18.920.030.H, I and J must connect directly with a public or private street approved
by the city for public use and must be maintained at the required standards on a
continuous basis.
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E. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.O.
RESPONSE: SW 95th Avenue, a public street (neighborhood route) runs adjacent to this
development. Access to the 17 lots is proposed via a private street (Tract B). Ownership and
maintenance of the private street will be identified on the plat, either directly or by recorded
document. A joint use easement will be recorded with the plat, together with assignment of
maintenance responsibilities. It is also noted that the access for the existing dwelling at 11900
SW 95th Avenue (Tax Lot 10000) will be constructed as part of the frontage improvements
constructed with this development.
F. Pedestrian access. Paths for pedestrian access and circulation are required to,
through, and sometimes between development sites. Path standards are provided in
18.200 Residential Development Standards, 18.300 Nonresidential Development
Standards, and Chapter 18.410, Off-Street Parking and Loading. Additional standards
may also apply if the site is located in a plan district.
RESPONSE: There are no existing or planned trails which would lead to or through this
development.
The development will provide a pedestrian connection from the east end of the private street to
the Greenburg Oaks apartment complex, in order to reduce pedestrian block lengths between SW
95th Avenue and SW 91st Avenue.
H. Access management.
1. An access report must be submitted with all new development that verifies design
of driveways and streets are safe by meeting adequate stacking needs, sight
distance and deceleration standards as set by ODOT, Washington County, the city,
and AASHTO (depending on jurisdiction of facility).
2. Driveways must not be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback
from a collector or arterial street intersection is 150 feet, measured from the right-
of-way line of the intersecting street to the throat of the proposed driveway. The
setback may be greater depending upon the influence area, as determined from
city engineer review of a traffic impact report submitted by the applicant’s traffic
engineer. In a case where a development has less than 150 feet of street frontage,
the applicant must explore any option for shared access with the adjacent lot. If
shared access is not possible or practical, the driveway must be placed as far from
the intersection as possible.
3. The minimum spacing of driveways and streets along a collector is 200 feet. The
minimum spacing of driveways and streets along an arterial is 600 feet.
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4. The minimum spacing of local streets along a local street is 125 feet.
RESPONSE: The development does not access any state facility, nor significantly impact any
state facility that would require access management. There will be no driveways with direct
access SW 95th Avenue. Therefore, this Section is not applicable or is otherwise met.
Chapter 18.930 VISION CLEARANCE AREAS
18.930.010 Purpose
The purpose of this chapter is to establish standards that will assure proper sight
distances at intersections to reduce the hazard from vehicular turning movements. (Ord.
17-22 §2)
18.930.020 Applicability
A. Applicability. The provisions of this chapter apply to all development including the
construction of new structures, the remodeling of existing structures and to a change
of use that increases the on-site parking or loading requirements or changes the
access requirements.
B. When site development review is not required. Where the provisions of Chapter
18.780, Site Development Review, do not apply, the approval authority will approve,
approve with conditions, or deny a plan submitted under the provisions of this chapter
through a Type I procedure, as provided in Section 18.710.050, using the standards in
this chapter. (Ord. 17-22 §2)
18.930.030 Vision Clearance Requirements
A. At corners. Except within the MU-CBD zone, a vision clearance area must be
maintained on the corners of all property adjacent to the intersection of two streets, a
street and a railroad, or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area must be maintained free of vehicles,
hedges, plantings, fences, wall structures, or temporary or permanent obstructions
(except for an occasional utility pole or tree), exceeding 3 feet in height, measured
from the top of the curb, or where no curb exists, from the street center line grade.
Trees exceeding 3 feet in height may be located in this area, provided all branches
below 8 feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve
conditions contribute to the obstruction of clear vision areas at a street or driveway
intersection, hedges, plantings, fences, walls, wall structures and temporary or
permanent obstructions must be further reduced in height or eliminated to comply with
the intent of the required clear vision area. (Ord. 17-22 §2)
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RESPONSE: All intersections are designed to provide adequate vision clearance consistent with
City standards, as shown on the Streets and Utilities Plans, attached hereto.
CONCLUSION
Based on the findings provided herein, together with the supporting Plans and Documents, the
applicant has demonstrated that the application provides full compliance with all applicable code
standards and approval criteria.
Therefore, the applicant respectfully requests approval of the proposed 17-Lot Subdivision, with
Concurrent Planned Development (Concept and Detailed Development Plans).
City of Tigard
Pre-Application Conference Notes
Residential Developments
Meeting Date: 5/5/2020 PRE2020-00019
Applicant: CTH Investments/ Matt Wellner
Contact: 503-970-5699 / matt@crandallgroup.com
Property
Location: 11900 SW 95th Ave / 1S135DC04100
Proposal: 19 lot subdivision/ PD
Base Zone: R-7
Sensitive Lands: N/A
Overlay Zone: None
Plan District: Yes No
If yes, which plan district: N/A
Required
Applications: Planned Development (III), Subdivision (II)
Planner: Monica Bilodeau Contact: 503-718-2427 /
MonicaB@tigard-or.gov
Engineer: Joe Wisniewski Contact: 503-718-2433 /
JoeW@tigard-or.gov
Land Use Application Review Process
18.710 Land Use Review Procedures
The application is subject to a Type III procedure, as provided in Section 18.710.070. The approval
authority is Planning Commission and the appeal authority is City Council. Review the complete
procedures in Chapter 18.710.
A neighborhood meeting is required, refer to Subsection 18.710.030.B and Pre-application packet
for requirements.
For submittal requirements, refer to Subsection 18.710.030.C and Pre-application packet for
requirements. Prior to submittal of the application, you will need to schedule an appointment with
the Permit Counter, 503-718-2421.
Applicable Chapters
2
18.110 Residential Zones 18.650 Tigard Downtown Plan District
18.210 Residential General Provisions 18.660 Tigard Triangle Plan District
18.220 Accessory Dwelling Units 18.670 Washington Square Regional Center
18.230 Apartments 18.710 Land Use Review Procedures
18.240 Cottage Clusters 18.715 Adjustments
18.250 Courtyard Units 18.720 Annexation
18.260 Mobile Home Parks 18.740 Conditional Uses
18.270 Quads 18.750 Historic Resources
18.280 Rowhouses 18.760 Home Occupations
18.290 Single Detached Houses 18.770 Planned Developments
18.410 Off-Street Parking and Loading 18.780 Site Development Review
18.420 Landscaping and Screening 18.790 Text and Map Amendments
18.440 Temporary Uses 18.810 Lot Line Adjustments & Consolidations
18.450 Wireless Communication Facilities 18.820 Land Partitions
18.510 Sensitive Lands 18.830 Subdivisions
18.520 Significant Tree Groves 18.910 Improvement Standards
18.620 Bridgeport Village Plan District 18.920 Access, Egress & Circulation
18.640 River Terrace Plan District 18.930 Vision Clearance Areas
Applicable Standards
18.110 RESIDENTIAL ZONES
Applicable Zone: R-7
18.290 SINGLE DETACHED HOUSES
Minimum Lot Size: 5,000
Please review the development standards for the applicable housing type in the chapter noted
above.
Setbacks:
- Front and Rear: 15 feet
- Side: 5 feet
- Street side: 10 feet
3
- Garage: 20 feet / 0 is taken from an alley
- Minimum lot width: 50 ft
- Max. Height: 35 feet
- Lot coverage / landscaping standard: 80% / 20%
*Density Estimate:
Total Site 77,238 square feet
Sensitive Land Areas - 0 square feet
Land Dedicated to the Public for Park Purposes - o square feet
Land Dedicated for Public Rights-of-Way - 0 square feet
Land Proposed for Private Streets - ? square feet
Net Development Area square feet
Net Development Area X square feet
Minimum Lot Size ÷ 5,000 square feet
Maximum Number of Residential Units
Maximum Number of Residential Units
× 80%
Minimum Number of Residential Units
* Density calculation based on square footage provided in pre-application materials. Through the planned
development process, maximum density can be increased by up to 30%.
Please refer to Section 18.40.020 for calculating density.
18.410 OFF-STREET PARKING AND LOADING
o Non-apartments: 1 off-street parking space per dwelling unit; and
See Section 18.410.040.I for parking dimensional standards.
18.420 LANDSCAPING AND SCREENING
Required Landscaping (Section 18.420.040)
Minimum Landscape Area: 20%
The minimum landscape area standard must be provided on the site and may be met by any
combination of the following:
1. Landscaping, including parking lot landscaping, that meets the L-1 landscaping standard (see
below);
2. Landscaping that meets the S-2, S-3, or S-4 screening standard where required by the
applicable development standards chapter;
3. Any required above-ground vegetated stormwater facility; or
4. Other areas as specified by the applicable development standards chapter.
Standard Requirements
4
L-1
Any combination of trees, plants, or lawn with or without other natural or
artificial landscaping elements such as ponds, fountains, lighting, benches,
bridges, rocks, paths, sculptures, trellises, or screens.
Required Tree Canopy (Section 18.420.060)
Minimum Site Tree Canopy: 33%
Minimum Number of Street Trees: 1 tree for every 40 feet of lineal street frontage
An urban forestry plan is required to demonstrate compliance with tree canopy standards. An urban
forestry plan must be prepared by a landscape architect or both a certified arborist and tree risk
assessor, as provided in the Urban Forestry Manual Section 10 (except for MLPs). The plan must
include:
o Tree preservation and removal site plan- Section 10, Part 1 of Urban Forestry Manual
o Tree canopy site plan- Section 10, Part 2 of Urban Forestry Manual
o Supplemental report- Section 10, Part 3 of Urban Forestry Manual
o Parking lot tree canopy standards- Provide the minimum effective tree canopy percentage
for all parking areas, including parking spaces and drive aisles. Only the percentage of tree
canopy directly above parking areas may count toward meeting this standard.
o Street trees- Include where right-of-way improvements are required at a rate of 1 tree for 40
lineal feet of frontage.
o
18.910 IMPROVEMENT STANDARDS
18.910.030 Streets
F. Future Streets Plan and Extension of Streets
A Future Street Plan is required with an application for a subdivision or partition. The plan shall:
o Shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division
o Shall include boundaries of the proposed land division and
o Shall include other parcels within 530 feet surrounding and adjacent to the proposed land
division.
o Shall identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes
and pedestrian facilities on or within 530 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be
extended to the boundary lines of the tract to be developed.
18.910.040 Blocks
The perimeter of blocks formed by streets shall not exceeds 2,000 feet measured along the
right-of-way center line except where street location is precluded by natural topography, wetlands
or other bodies of water or, pre-existing development. Bicycle and pedestrian connections on
public easements or rights-of-way shall be provided when full street connection is exempted.
5
ALL OTHER ITEMS IN 18.910 ARE ADDRESSED IN ENGINEERING’S CHECKLIST.
18.920 ACCESS, EGRESS AND CIRCULATION
(Delete if items in table don’t apply)
Table 18.920.1
Vehicular Access/Egress Requirements
Housing Type
Minimum
Driveways
Required
Minimum
Access
Required
Minimum Pavement Width
Single Detached
Houses 1 10 ft 10 ft
18.930 VISION CLEARANCE AREAS
Vision Clearance Areas must be:
o Maintained between 3 and 8 feet in height at intersections of roads with driveways, railroads,
and other roads.
o The size of the vision clearance area depends upon the abutting street's functional
classification and any existing obstructions within the vision clearance area.
o Vision clearance areas must be shown on the site plan and identify any obstructions in these
areas.
Service Provider Letters and Additional Contacts
The following service provider letters are required:
Clean Water Services
Tualatin Valley Water District
Pride Disposal
Waste Management
Building: Mark VanDomelen, Building Official; 503-718- 2448 / markv@tigard-or.gov
Fire: John Wolff, Wolff, Deputy Fire Marshall II; 503-259-1504 / John.Wolff@tvfr.com
ODOT: Region1_DEVREV_Applications@odot.state.or.us
Additional Comments or Issues
Fees:
- Consolidated Plan Review (in lieu of Subdivision fee): $10,557 plus $93 per lot
18.830.040 Approval Criteria—Preliminary Plat
A. Approval criteria. The approval authority will approve or approve with conditions an application for a
preliminary plat when all of the following are met:
6
1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable
regulations;
2. The proposed lots must comply with the following:
a. All development standards are met. The development standards, including density standards
for residential and nonresidential development, are provided in the applicable development
standards chapter in 18.200 Residential Development Standards or 18.300 Nonresidential
Development Standards.
b. Each lot for quad, rowhouse, or single detached house development is rectilinear in shape with
straight side lot lines at right angles to front lot lines, and straight rear lot lines parallel to front
lot lines, except where not practicable due to location along a street radius or because of an
existing natural features or lot lines. Side and rear lot lines that are segmented may not contain
cumulative lateral changes in direction that exceed 10 percent of the distance between opposing
lot corners.
c. Each lot has a minimum of 40 feet of frontage on a public or private right-of-way, except for
the following types of lots:
i. Rowhouse lots have a minimum of 15 feet of frontage on a public or private right-of-way;
ii. Lots with curved frontages along cul-de-sacs or eyebrows have a minimum of 20 feet of
frontage on a public or private right-of-way as measured along the arc of the front lot line;
and
iii. Lots at the terminus of a private street have a minimum of 20 feet of frontage on a private
right-of-way.
d. Lots created using the density and dimensional standards for cottage cluster, courtyard unit,
quad, and rowhouse development must record a deed restriction that prohibits any type of
development other than the type proposed with the subdivision application. This deed
restriction cannot be removed except through another land division process.
3. The proposed plat name is not duplicative and satisfies the provisions of ORS Chapter 92;
4. The streets and roads are laid out so as to conform to the plats of subdivisions and partitions already
approved for adjacent property as to width, general direction and in all other respects unless the
city determines it is in the public interest to modify the street or road pattern; and
5. An explanation has been provided for all common improvements.
Additional Information
ENGINEERING REQUIREMENTS (Chapter 18.910 and 18.920)
All requirements relating to street and utility improvements are provided in the Engineering
Checklist.
SUBDIVISION/PLAT NAME RESERVATION
7
Applicant must complete and file a subdivision/plat name requires with the Washington County
Surveyors Office. The approved Subdivision Name Reservation must be submitted to the City at
time of application submittal.
SEWER REIMBURSEMENT DISTRICT
Your property may be in a sewer reimbursement district and may require additional fees upon
development. Please contact the Planning Department at 503-718-2421 in order to find out if your
property is within a sewer reimbursement district and the associated fee.
DEVELOPMENT PERMITS
Development permits will not be accepted until a land use approval has been granted. Comments
from the Building Department are not included in these notes. For specific questions, please contact
a Plans Examiner for any building code related questions or issues. Final inspections will not be
granted until all land use conditions of approval are satisfied.
REGULATED AFFORDABLE HOUSING SDC EXEMPTION
If the proposal includes regulated affordable housing, the development may be eligible to receive an
exemption of the City’s Transportation and Park System Development Charges (SDC). Please
contact the SDC Administrator at 503-718-2460 or sdc@tigard-or.gov for more information.
DISCLAIMER
The pre-application conference and notes cannot cover all applicable requirements related to the
proposed development. Failure of the staff to provide information required by Title 18 does not
constitute a waiver of the applicable criteria, regulations or standards. It is recommended that the
applicant read Title 18 or contact city staff with any questions prior to submittal.
CITYOFTIGARDEngineeringDivision,2020
PRE-APPLICATION MEETING
ENGINEERING SECTION
CityofTigard,Oregon
CommunityDevelopment
Shaping A Better
Community
DATE:Friday,May1,2020
PROJECT NAME:Chapman95th–ProjectNameTBD
CASE NUMBER: PRE2020-00019
PROJECT ADDRESS:11900SW95thAve,Tigard,Or
PROJECT DESCRIPTION: Proposalforsingle-familyresidential subdivisionwith19single-familydetachedhomes.
ApplicableCode:18.910,18.920,18.930
TRANSPORTATION
SW95thAvenue
oExistingConditions
ClassifiedasaNeighborhoodRoad.
oRequiredSection
Halfwidthimprovementsandright-of-waydedicationrequired.
Seefigure18.910.3ofTDC18.910
18’pavedsurfacewithcurb(12’lane,6’bikelane)
5.5’planterstrip
5’sidewalk
StreetLighting
oProvidephotometricanalysisforproposedandexistingstreetlights.
Analysismustseparateprivatelightingfrompublicright-of-waylighting.
Provide8’PublicUtilityEasementacrossroadfrontage,outsideofright-of-way.
ProposedRoad(NameTBD)
oRequiredSection
StreetmustbeextendedtoeastpropertylineforfutureextensiontoSW91stAvenue.
Provideturnaroundwithineasement.
Seefigure18.910.5ofTDC18.910
28’pavedsurfacewithcurb
5.5’planterstrip
5’sidewalk
StreetLighting
oProvidephotometricanalysis.Analysismustseparateprivatelightingfrompublicright-of-
waylighting.
Provide8’PublicUtilityEasementacrossroadfrontage,outsideofright-of-way.
Submitfuturestreetplanper18.910.030.F
CITYOFTIGARDEngineeringDivision,2020
STORMWATER
Improvements:
oStormwatersystemsshallbedesignedandconstructedmeetingCWSDesignandConstructionStandardsincluding
waterquality,detention,hydromodificationandLIDA.
oSubmitPreliminaryStormwaterReportwithLandUseApplication.
WASTERWATER(SANITARYSEWER)
Existing8”SanitarySewerlocatedwithin95thAvenueRight-of-way.
WATER
CityofTigardWaterSupply
oExisting8”CIPpressurezone410watermainlocatedalongSW95thAve.
oCoordinatewithCityforhydrantfireflowtesting.
OVERHEADUTILITIES
Existingoverheadutilitiesandproposedutilitiesmustbeplacedunderground.
GRADINGANDEROSIONCONTROL
Agradinganderosioncontrolpermitwillberequiredfortheconstructionofthedevelopment.
o1200CwithDEQfordisturbedareaofover5acres.
o1200CNwithCWSfordisturbedareabetween1and5acres.
oECPermitwithTigardfordisturbedarealessthan1acre.
PREPARED BY: Joe Wisniewski
DATE: 5/1/2020
ENGINEERING DIVISION STAFF
CITYOFTIGARDEngineeringDivision,2020
May 5, 2020
Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon 97223
Re: Chapman Cottages
Tax Lot I.D: 1S135DC04100 11900 SW 95th
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. These notes are provided in regards to the pre-application meeting held on May 5, 2020. There may
be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire &
Rescue will endorse this proposal predicated on the following criteria and conditions of approval.
FIRE APPARATUS ACCESS:
1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDINGS AND FACILITIES: Access roads shall be within
150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the
exterior of the building or facility. An approved turnaround is required if the remaining distance to an approved
intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1)
2. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have
an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an
unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1) The fire district does not endorse
the design concept wherein twenty feet of unobstructed roadway width is not provided.
3. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and
20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway and
in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above
grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective
background. (OFC D103.6)
4. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width – no parking on either side of roadway
2. 26-32 feet road width – parking is allowed on one side
3. Greater than 32 feet road width – parking is not restricted
5. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and
marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by
six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3)
–
6. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant.
(OFC D103.1)
7. TURNOUTS: Where access roads are less than 20 feet and exceed 400 feet in length, turnouts 10 feet wide and 30
feet long may be required and will be determined on a case by case basis. (OFC 503.2.2)
8. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3)
9. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point. (OFC 503.2.4 & D103.3)
10. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial
operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%.
11. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6):
1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width).
2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width.
3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved.
4. Electric gates shall be equipped with a means for operation by fire department personnel
5. Electric automatic gates shall comply with ASTM F 2200 and UL 325.
12. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall
also be provided during construction. (OFC 3309 and 3310.1)
13. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC
503.4.1). Traffic calming measures linked here: http://www.tvfr.com/DocumentCenter/View/1578
FIREFIGHTING WATER SUPPLIES:
14. FIREFIGHTING WATER SUPPLY FOR INDIVIDUAL ONE- AND TWO-FAMILY DWELLINGS: The minimum available
fire flow for one and two-family dwellings served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to OFC Appendix
B. (OFC B105.2)
15. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor
area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or
600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no
adverse modifications have been made to the supply system. Water availability information may not be required to be
submitted for every project. (OFC Appendix B)
16. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply,
approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage
of combustible materials on the site. (OFC 3312.1)
–
FIRE HYDRANTS:
17. FIRE HYDRANTS – ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where the most remote
portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved
route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1)
18. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a
building shall not be less than that listed in Table C 105.1. (OFC Appendix C)
19. FIRE HYDRANT(S) PLACEMENT: (OFC C104)
• Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that
are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may
contribute to the required number of hydrants. (OFC 507.5.1)
• Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number
of hydrants unless approved by the Fire Marshal.
• Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the
required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire
Marshal.
• Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants
only if approved by the Fire Marshal.
20. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire
hydrants within the City of Tualatin shall be yellow in color. (OFC 507)
21. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from
an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1)
22. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective
markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant
is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly.
(OFC 507)
23. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or
other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312)
24. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
BUILDING ACCESS AND FIRE SERVICE FEATURES
25. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers
or approved building identification placed in a position that is plainly legible and visible from the street or road fronting
the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a
minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1)
If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please
feel free to contact me at 503-259-1504.
Sincerely,
–
John Wolff
Deputy Fire Marshal II
John.wolff@tvfr.com
Cc:
A full copy of the New Construction Fire Code Applications Guide for Residential Development is available at
http://www.tvfr.com/DocumentCenter/View/1438
1
Wayne Hayson
From:Joe Wisniewski <joew@tigard-or.gov>Sent:Thursday, May 28, 2020 12:09 PMTo:Matt Wellner; Monica BilodeauCc:Matt Sprague; Brent Fitch
Subject:RE: Chapman Pre-App NotesAttachments:Joe Wisniewski_ P_E_.vcf
Hello Matt,
The following is Engineering Response to your previous questions:
ENGINEERING
1. Please verify that there will be no ROW dedication required on SW 95th Avenue. The attached tax map shows a
total of 60’ of ROW. I just want to clarify, because the three oak trees on our side of 95 th could be threatened by
any additional dedication or improvement occurring east of the current ROW. A couple of things to consider:
a. The partition decision (MLP 2019-00002) determined that no additional dedication would be required
b. The Tangela subdivision to our north has the same ROW width and their back of walk is adjacent to the
northwest corner of our Parcel 1
The existing 60’ right-of-way will meet the requirements for a Neighborhood Road per figure 18.910.3 of TDC 18.910.
2. For SW 95th Avenue
a. We had discussed the potential for curb tight sidewalk to match the Tangela frontage to the north. Can
you provide some feedback there, I did not see any discussion in the notes.
b. A curb tight design will help to preserve the existing oak trees.
c. Will parking be allowed on our side of the street? Can we propose the section with no bike lanes and
parking on both sides, less any planter strip?
A cross section with curb tight sidewalk (6’ wide) and parking will be acceptable. How will stormwater treatment be
handled for right-of-way without the planter strip for LIDA facilities?
3. The notes DO NOT reflect our conversation about the City only requiring a pedestrian connection to the east,
and that the street extension would not be required. The notes state “Street must be extended to east property
line for future extension to SW 91st Avenue”. That is inconsistent with what you communicated at the pre-
app. Please confirm our conversation.
The pedestrian connection to the east will satisfy the block length requirement. The public street extension will not be
required.
4. As you know, we are proposing a private street. A few questions:
a. The plan that you received showed a 28’ paved surface. Fire said that would only allow parking on one
side. As such, we were planning to reduce that down to 26’ and only allow parking on one side. Any
concerns?
26’ will meet/exceed City requirements. The City requires a minimum width of 20’ for private streets.
b. With a private street, can we eliminate the planter strip?
Yes
c. Is lighting required on a private street?
Yes – however, it must be separate from any public right-of-way lighting.
d. Would a 1’ mountable curb be allowed around the perimeter of the private street?
2
Mountable curb will be ok for the private street.
From: Matt Wellner <matt@crandallgroup.com>
Sent: Thursday, May 28, 2020 8:22 AM
To: Joe Wisniewski <joew@tigard-or.gov>; Monica Bilodeau <MonicaB@tigard-or.gov>
Cc: Matt Sprague <MSprague@pd-grp.com>; Brent Fitch <BFitch@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Thanks Joe, I believe that Brent Fitch had reached out as well (attached) relative to utility asbuilts. Any info that you can
provide would be greatly appreciated. We are just trying to wrap up our due diligence and that window is coming to a
quick close.
Have a great day!
Matt
Matt Wellner, Broker
E: matt@crandallgroup.com
C: 503.970.5699 F: 503.531.9238
NOTICE: This communication may contain privileged or other confidential information. If you have received it in error,
please advise the sender by reply email and immediately delete the message and any attachments without copying or
disclosing the contents. Thank you.
From: Joe Wisniewski <joew@tigard-or.gov>
Sent: Thursday, May 28, 2020 8:19 AM
To: Matt Wellner <matt@crandallgroup.com>; Monica Bilodeau <MonicaB@tigard-or.gov>
Cc: Matt Sprague <MSprague@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Hi Matt,
Sorry about the delay – I will draft a response to your questions today.
3
From: Matt Wellner <matt@crandallgroup.com >
Sent: Thursday, May 28, 2020 8:16 AM
To: Monica Bilodeau <MonicaB@tigard-or.gov>
Cc: Joe Wisniewski <joew@tigard-or.gov>; Matt Sprague <MSprague@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Monica,
Do you have a minute this morning or tomorrow to follow up on these post pre-app questions? I haven’t heard back
from you or Joe since sending these over on May 13th.
Thanks,
Matt
Matt Wellner, Broker
E: matt@crandallgroup.com
C: 503.970.5699 F: 503.531.9238
NOTICE: This communication may contain privileged or other confidential information. If you have received it in error,
please advise the sender by reply email and immediately delete the message and any attachments without copying or
disclosing the contents. Thank you.
From: Matt Wellner
Sent: Wednesday, May 13, 2020 11:42 AM
To: 'Monica Bilodeau' <MonicaB@tigard-or.gov>
Cc: Joe Wisniewski <joew@tigard-or.gov>; 'Matt Sprague' <MSprague@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Monica and Joe,
I have a few questions/clarifications on the pre-app notes:
PLANNING
1. I think that we should be able to accommodate the pedestrian connection to the east. We will try to do so in a
10’ wide tract with a 5’ paved section. Please confirm that said pedestrian connection will resolve the block
length requirements found under 18.910.040.
2. Page 6 – There is reference with each lot requiring a minimum frontage of 40 feet. Please confirm that through
a PUD lots can have less than 40 feet of frontage.
4
3. Page 7 – There is reference to a potential sewer reimbursement district. My guess is that is stock language that
shows up in all of your pre-app notes. Please confirm that this property IS NOT affected by a sewer
reimbursement district.
ENGINEERING
1. Please verify that there will be no ROW dedication required on SW 95th Avenue. The attached tax map shows a
total of 60’ of ROW. I just want to clarify, because the three oak trees on our side of 95 th could be threatened by
any additional dedication or improvement occurring east of the current ROW. A couple of things to consider:
a. The partition decision (MLP 2019-00002) determined that no additional dedication would be required
b. The Tangela subdivision to our north has the same ROW width and their back of walk is adjacent to the
northwest corner of our Parcel 1
2. For SW 95th Avenue
a. We had discussed the potential for curb tight sidewalk to match the Tangela frontage to the north. Can
you provide some feedback there, I did not see any discussion in the notes.
b. A curb tight design will help to preserve the existing oak trees.
c. Will parking be allowed on our side of the street? Can we propose the section with no bike lanes and
parking on both sides, less any planter strip?
3. The notes DO NOT reflect our conversation about the City only requiring a pedestrian connection to the east,
and that the street extension would not be required. The notes state “Street must be extended to east property
line for future extension to SW 91st Avenue”. That is inconsistent with what you communicated at the pre-
app. Please confirm our conversation.
4. As you know, we are proposing a private street. A few questions:
a. The plan that you received showed a 28’ paved surface. Fire said that would only allow parking on one
side. As such, we were planning to reduce that down to 26’ and only allow parking on one side. Any
concerns?
b. With a private street, can we eliminate the planter strip?
c. Is lighting required on a private street?
d. Would a 1’ mountable curb be allowed around the perimeter of the private street?
That’s all for now. Thanks in advance for the clarifications.
Matt
Matt Wellner, Broker
E: matt@crandallgroup.com
C: 503.970.5699 F: 503.531.9238
NOTICE: This communication may contain privileged or other confidential information. If you have received it in error,
please advise the sender by reply email and immediately delete the message and any attachments without copying or
disclosing the contents. Thank you.
From: Monica Bilodeau <MonicaB@tigard-or.gov>
Sent: Wednesday, May 6, 2020 10:19 AM
To: Matt Wellner <matt@crandallgroup.com>
Cc: Joe Wisniewski <joew@tigard-or.gov>
Subject: Chapman Pre-App Notes
Hi Matt,
Attached are the pre-app notes, and I wanted to follow up on a few questions.
Yes you can include lot 1 into the PD. The off-street parking area is fine, I don’t see anything in the code prohibiting it.
5
For the PED connection to the apartments, Tom would like to speak with you because he believes is a public benefit and
CPAH has good relations with Tigard. We would want you to work with the adjacent property owner to allow. We don’t
want it fenced.
Thanks,
Monica Bilodeau
Associate Planner
City of Tigard | COMMUNITY DEVELOPMENT
13125 SW Hall Boulevard
Tigard, Oregon 97223
www.tigard-or.gov
Phone | 503.718.2427
Email | MonicaB@tigard-or.gov
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail
may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained
by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.”
1
Wayne Hayson
From:Monica Bilodeau <MonicaB@tigard-or.gov>Sent:Thursday, May 28, 2020 1:04 PMTo:Joe Wisniewski; Matt WellnerCc:Matt Sprague; Brent Fitch
Subject:RE: Chapman Pre-App Notes
Here are planning’s answers.
PLANNING
1. I think that we should be able to accommodate the pedestrian connection to the east. We will try to do so in a
10’ wide tract with a 5’ paved section. Please confirm that said pedestrian connection will resolve the block
length requirements found under 18.910.040. Joe answered that. The PED connection will satisfy the block
length requirements.
2. Page 6 – There is reference with each lot requiring a minimum frontage of 40 feet. Please confirm that through
a PUD lots can have less than 40 feet of frontage. Yes you can adjust thru the PD process.
3. Page 7 – There is reference to a potential sewer reimbursement district. My guess is that is stock language that
shows up in all of your pre-app notes. Please confirm that this property IS NOT affected by a sewer
reimbursement district. Engineering can check this, but I didn’t put it in. So it must have been layover from
previous notes.
Thanks,
Monica
From: Joe Wisniewski <joew@tigard-or.gov>
Sent: Thursday, May 28, 2020 12:09 PM
To: Matt Wellner <matt@crandallgroup.com>; Monica Bilodeau <MonicaB@tigard-or.gov>
Cc: Matt Sprague <MSprague@pd-grp.com>; Brent Fitch <BFitch@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Hello Matt,
The following is Engineering Response to your previous questions:
ENGINEERING
1. Please verify that there will be no ROW dedication required on SW 95th Avenue. The attached tax map shows a
total of 60’ of ROW. I just want to clarify, because the three oak trees on our side of 95 th could be threatened by
any additional dedication or improvement occurring east of the current ROW. A couple of things to consider:
a. The partition decision (MLP 2019-00002) determined that no additional dedication would be required
b. The Tangela subdivision to our north has the same ROW width and their back of walk is adjacent to the
northwest corner of our Parcel 1
The existing 60’ right-of-way will meet the requirements for a Neighborhood Road per figure 18.910.3 of TDC 18.910.
2. For SW 95th Avenue
a. We had discussed the potential for curb tight sidewalk to match the Tangela frontage to the north. Can
you provide some feedback there, I did not see any discussion in the notes.
b. A curb tight design will help to preserve the existing oak trees.
c. Will parking be allowed on our side of the street? Can we propose the section with no bike lanes and
parking on both sides, less any planter strip?
2
A cross section with curb tight sidewalk (6’ wide) and parking will be acceptable. How will stormwater treatment be
handled for right-of-way without the planter strip for LIDA facilities?
3. The notes DO NOT reflect our conversation about the City only requiring a pedestrian connection to the east,
and that the street extension would not be required. The notes state “Street must be extended to east property
line for future extension to SW 91st Avenue”. That is inconsistent with what you communicated at the pre-
app. Please confirm our conversation.
The pedestrian connection to the east will satisfy the block length requirement. The public street extension will not be
required.
4. As you know, we are proposing a private street. A few questions:
a. The plan that you received showed a 28’ paved surface. Fire said that would only allow parking on one
side. As such, we were planning to reduce that down to 26’ and only allow parking on one side. Any
concerns?
26’ will meet/exceed City requirements. The City requires a minimum width of 20’ for private streets.
b. With a private street, can we eliminate the planter strip?
Yes
c. Is lighting required on a private street?
Yes – however, it must be separate from any public right-of-way lighting.
d. Would a 1’ mountable curb be allowed around the perimeter of the private street?
Mountable curb will be ok for the private street.
From: Matt Wellner <matt@crandallgroup.com >
Sent: Thursday, May 28, 2020 8:22 AM
To: Joe Wisniewski <joew@tigard-or.gov>; Monica Bilodeau <MonicaB@tigard-or.gov>
Cc: Matt Sprague <MSprague@pd-grp.com>; Brent Fitch <BFitch@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Thanks Joe, I believe that Brent Fitch had reached out as well (attached) relative to utility asbuilts. Any info that you can
provide would be greatly appreciated. We are just trying to wrap up our due diligence and that window is coming to a
quick close.
Have a great day!
Matt
Matt Wellner, Broker
E: matt@crandallgroup.com
C: 503.970.5699 F: 503.531.9238
3
NOTICE: This communication may contain privileged or other confidential information. If you have received it in error,
please advise the sender by reply email and immediately delete the message and any attachments without copying or
disclosing the contents. Thank you.
From: Joe Wisniewski <joew@tigard-or.gov>
Sent: Thursday, May 28, 2020 8:19 AM
To: Matt Wellner <matt@crandallgroup.com>; Monica Bilodeau <MonicaB@tigard-or.gov>
Cc: Matt Sprague <MSprague@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Hi Matt,
Sorry about the delay – I will draft a response to your questions today.
From: Matt Wellner <matt@crandallgroup.com >
Sent: Thursday, May 28, 2020 8:16 AM
To: Monica Bilodeau <MonicaB@tigard-or.gov>
Cc: Joe Wisniewski <joew@tigard-or.gov>; Matt Sprague <MSprague@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Monica,
Do you have a minute this morning or tomorrow to follow up on these post pre-app questions? I haven’t heard back
from you or Joe since sending these over on May 13th.
Thanks,
Matt
Matt Wellner, Broker
E: matt@crandallgroup.com
C: 503.970.5699 F: 503.531.9238
NOTICE: This communication may contain privileged or other confidential information. If you have received it in error,
please advise the sender by reply email and immediately delete the message and any attachments without copying or
disclosing the contents. Thank you.
4
From: Matt Wellner
Sent: Wednesday, May 13, 2020 11:42 AM
To: 'Monica Bilodeau' <MonicaB@tigard-or.gov>
Cc: Joe Wisniewski <joew@tigard-or.gov>; 'Matt Sprague' <MSprague@pd-grp.com>
Subject: RE: Chapman Pre-App Notes
Monica and Joe,
I have a few questions/clarifications on the pre-app notes:
PLANNING
1. I think that we should be able to accommodate the pedestrian connection to the east. We will try to do so in a
10’ wide tract with a 5’ paved section. Please confirm that said pedestrian connection will resolve the block
length requirements found under 18.910.040.
2. Page 6 – There is reference with each lot requiring a minimum frontage of 40 feet. Please confirm that through
a PUD lots can have less than 40 feet of frontage.
3. Page 7 – There is reference to a potential sewer reimbursement district. My guess is that is stock language that
shows up in all of your pre-app notes. Please confirm that this property IS NOT affected by a sewer
reimbursement district.
ENGINEERING
1. Please verify that there will be no ROW dedication required on SW 95th Avenue. The attached tax map shows a
total of 60’ of ROW. I just want to clarify, because the three oak trees on our side of 95 th could be threatened by
any additional dedication or improvement occurring east of the current ROW. A couple of things to consider:
a. The partition decision (MLP 2019-00002) determined that no additional dedication would be required
b. The Tangela subdivision to our north has the same ROW width and their back of walk is adjacent to the
northwest corner of our Parcel 1
2. For SW 95th Avenue
a. We had discussed the potential for curb tight sidewalk to match the Tangela frontage to the north. Can
you provide some feedback there, I did not see any discussion in the notes.
b. A curb tight design will help to preserve the existing oak trees.
c. Will parking be allowed on our side of the street? Can we propose the section with no bike lanes and
parking on both sides, less any planter strip?
3. The notes DO NOT reflect our conversation about the City only requiring a pedestrian connection to the east,
and that the street extension would not be required. The notes state “Street must be extended to east property
line for future extension to SW 91st Avenue”. That is inconsistent with what you communicated at the pre-
app. Please confirm our conversation.
4. As you know, we are proposing a private street. A few questions:
a. The plan that you received showed a 28’ paved surface. Fire said that would only allow parking on one
side. As such, we were planning to reduce that down to 26’ and only allow parking on one side. Any
concerns?
b. With a private street, can we eliminate the planter strip?
c. Is lighting required on a private street?
d. Would a 1’ mountable curb be allowed around the perimeter of the private street?
That’s all for now. Thanks in advance for the clarifications.
Matt
Matt Wellner, Broker
E: matt@crandallgroup.com
C: 503.970.5699 F: 503.531.9238
5
NOTICE: This communication may contain privileged or other confidential information. If you have received it in error,
please advise the sender by reply email and immediately delete the message and any attachments without copying or
disclosing the contents. Thank you.
From: Monica Bilodeau <MonicaB@tigard-or.gov>
Sent: Wednesday, May 6, 2020 10:19 AM
To: Matt Wellner <matt@crandallgroup.com>
Cc: Joe Wisniewski <joew@tigard-or.gov>
Subject: Chapman Pre-App Notes
Hi Matt,
Attached are the pre-app notes, and I wanted to follow up on a few questions.
Yes you can include lot 1 into the PD. The off-street parking area is fine, I don’t see anything in the code prohibiting it.
For the PED connection to the apartments, Tom would like to speak with you because he believes is a public benefit and
CPAH has good relations with Tigard. We would want you to work with the adjacent property owner to allow. We don’t
want it fenced.
Thanks,
Monica Bilodeau
Associate Planner
City of Tigard | COMMUNITY DEVELOPMENT
13125 SW Hall Boulevard
Tigard, Oregon 97223
www.tigard-or.gov
Phone | 503.718.2427
Email | MonicaB@tigard-or.gov
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail
may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained
by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.”
VIRTUAL NEIGHBORHOOD MEETIING NOTES
11900 SW 95th Avenue – 17-Lot Planned Development
September 10, 2020
6:00 PM Virtual Meeting Went Live at 5:45 PM
At 6:00 PM Wayne Hayson, Pioneer Design Group welcomed everyone to the meeting. He
introduced himself, Matt Wellner, the Crandall Group (CTH Investments, applicant), and Ben
Altman, Pioneer Design Group, taking notes.
Note: All of the documents presented on-screen are attached hereto, together with list of
attendees, and questions submitted on-line.
Wayne provided an overview of the Virtual Meeting format and agenda, and explained how to
submit questions during the meeting. He noted that no comments or questioned had been
received prior to the meeting.
Wayne then read the City’s Purpose Statement, which was also displayed on-screen.
Wayne then provided a summary of the City of Tigard’s Land Use review process. He noted that
the pending application will be for a Planned Development, a Type III Review, which requires
review by the Planning Commission in a public hearing. He summarized the displayed outline
of the Planned Development Process.
Wayne then, referring to an aerial photo provided a visual and verbal orientation of the site
location. Next, he displayed a Zoning Map, noting that the surrounding zoning was R-7 to the
north and east, and R-4.5 to the south and west. We view this site as a transitional development
providing for a smooth transition in densities. There are apartments to the east (Greenberg Oaks)
and single family detached homes to the north, south and west, across SW 95th Avenue.
Next, displaying the Preliminary Site Plan, Wayne summarized the proposed development, again
noting this will be a Planned Development, which allows for more flexibility in standards than
the base R-7 zone. The development plan provides 17 lots for detached single family homes.
Lots 6-12 along the east side are on smaller lots and will be 3-story units. Lots 1-5 and 13-17 are
larger lots and will be 2-story units. At the west edge adjacent to SW 95 th Avenue there is an
existing detached home on a larger lot. To the south of this house, the proposed development
provides an open space (Tract E) and a storm water quality facility (Tract D), which is designed
to visually blend with the open space to provide a soft transition and buffer from the street into
the development.
There will be a private street (Tract B) providing access into the development from SW 95th
Avenue. There will be sidewalks on both sides of the private street, and a pathway connection
(Tract C) from the east end of the street connecting to the Greenberg Oaks Apartments.
For parking, all but 3 of the units will have 2-car garages, with 2-car driveways, providing 4
spaces per lot. The other 3 units will have 1-car (tandem) garages, providing for 3 spaces. In
addition, there will be space available for 13 on-street parking spaces along the private street.
Matt Wellner, provided an overview of The Crandall Group, and CTH Investments, which will
be the applicant for the project. He emphasized the intentional design with the open space and
blended storm facility to provide a soft visual entry into the development. The step-down on
units in lot size and 3 to 2-story is also intended as a visual and physical transition from the
higher density apartments to the larger lot single family homes surrounding the site.
Matt posted his contact information, and invited attendees to contact him with any questions
after the meeting.
Wayne then opened to meeting for questions, some having been posted during the presentation.
Questions and Answers:
1. Currently, smokers from the apartment complex smoke by the street. Are there any plans
for smoking areas in your design?
Response: No, we will not be providing any designated smoking areas. But there is the open
space area at the entry to the site, which will have picnic tables and park benches, which could be
used for that purpose. It would be up to the HOA to restrict smoking within the common areas.
2. What is the schedule for this development?
Response: The land use review will take about 6 months, which will put us into early next year
before we can prepare Construction Plans. The Construction Engineering and Plan review and
approval will out construction in the spring to summer 2021. Construction of homes, depending
on market conditions will likely take another 18 months.
3. What about construction noise?
Response: The City of Tigard has noise control ordinances, which limit construction work to
between 7 am to 7 pm, Monday through Saturday, with no work Sundays or Holidays. The City
does a good job in monitor construction activity and will respond to complaints.
4. You mentioned apartments, would it be accurate to say lots 6-12 are 3-story?
Response: Yes, lots 6-12 are small lots and will have 3-story units, which will act as a
transitional buffer to the rest of the lots, which will be on larger lots and only 2-story units.
With no further questions, Wayne Closed the meeting at 6:35, noting that the contact information
would be left on the screen for about 15 minutes. He also noted that additional questions could
be submitted by email after the meeting, noting that his contact information was on the screen
and also in the Invitation Letter.
Full NameAddress Action Role Joined Attendee Wayne Hayson Joined Event Team Member Joined Attendee Joined Attendee Left Attendee Left Attendee Left Attendee Wayne Hayson Left Event Team MemberMahlon Smith (Unverified)11830 SW 95th Ave. Tigard, OR Casey (KC) Repp12127 SW Lincoln Ave. Tigard, OR Additional Attendees:Ben AltmanPDGMatt WellnerApplicantWayne ChapmanProperty Owner
SourceTypeIdentityContentAttendeeQuestionKC (Unverified)I am on the call. I don't have a login.AttendeeQuestionMahlon Smith (Unverified)11830 SW 95th AveModerator ResponseMatt Wellner (matt@crandallgroup.com)Hello Mahlon, I am Matt Wellner, and I work for the project development firm. I will provide my contact information if/when you might like to reach out to me directly. Thank you for joining us.(Mahlon Smith (Unverified) asked "11830 SW 95th Ave")AttendeeQuestionKC (Unverified)I am on the call. I don't have a login.Moderator ResponseMatt Wellner (matt@crandallgroup.com)Hello KC, thanks for joining us. (KC (Unverified) asked "I am on the call. I don't have a login.")Moderator AnnouncementMatt Wellner (matt@crandallgroup.com) Hello everyone, here is my contact information: Moderator AnnouncementMatt Wellner (matt@crandallgroup.com) Matt Wellner (503) 970-5699Attendee QuestionWayne Chapman (Unverified)Wayne Chapman is here, 6324 NE 32nd Place in Portland, he's not at the computer, we've got it running through the TV so he can hearModerator ResponseMatt Wellner (matt@crandallgroup.com)THanks Wayne! Good too hear from you.(Wayne Chapman (Unverified) asked "Wayne Chapman is here, 6324 NE 32nd Place in Portland, he's not at the computer, we've got it running through the TV so he can hear")Moderator AnnouncementMatt Wellner (matt@crandallgroup.com) matt@crandallgroup.comAttendee QuestionKC (Unverified)Currently, smokers from the apartment complex smoke by the street. Are there any plans for smoking areas in your design? Would they be necessary since these are homes vs. apartments?Attendee QuestionKC (Unverified)Currently, smokers from the apartment complex smoke by the street. Are there any plans for smoking areas in your design? Would they be necessary since these are homes vs. apartments?AttendeeQuestionMahlon Smith (Unverified)ETA for construction through to completion? (re: noise)Moderator AnnouncementWayne Hayson (whayson@pd-grp.com)We won't be providing smoking areas for the apartments, but open space area at SW 95th Avenue will have a picnic tables and park benches which could be utilized for that purpose. It would be up to the residents and Home Owners Association to restrict smoking within that open spaceAttendeeQuestionMahlon Smith (Unverified)ETA for construction through to completion? (re: noise)
Attendee QuestionKC (Unverified)Do you need my address then for submission? I can send it to one of your e-mails if you like.Attendee QuestionKC (Unverified)You mentioned apartments, would it be accurate to say 6-12 are 3 story apartments? Yep, I have your e-mails, i'll copy you both.Attendee QuestionKC (Unverified)You mentioned apartments, would it be accurate to say 6-12 are 3 story apartments? Yep, I have your e-mails, i'll copy you both.AttendeeQuestionMahlon Smith (Unverified)Thanks all. Goodnight!Moderator ResponseWayne Hayson (whayson@pd-grp.com) Thank you for attending(Mahlon Smith (Unverified) asked "Thanks all. Goodnight!")AttendeeQuestionKC (Unverified)Thank you. Yes, that answers my question. Thank you for the clarification.
Neighborhood Meeting for a Proposed 17-Lot Subdivision –SW 95thAvenue
STATEMENT OF PURPOSETHE FOLLOWING NOTICE SHALL BE READ TO ATTENDEES AT THE BEGINNING OF A NEIGHBORHOOD MEETING.This meeting is regarding a 17-Lot subdivision, located at 119100 SW 95thAvenue, and is being held as required by the City of Tigard development review process.The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. It is to share information regarding the project and to solicitconstructive input from neighbors and affected property owners.Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of record within 500 feet should have received neighborhood meeting information and a list of frequently asked questions along with the notice of this meeting.This meeting is not attended by city staff in order to encourage dialogue between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the city planning staff.Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code.For questions regarding the development review process, please contact the City of Tigard Planning Department. For project details, you will need to contact the developer.
Planned Development Process
Questions?You may also email questions to whayson@pd-grp.com
Page | 1
b:\projects\141-033-19\planning\neighborhood meeting\weston oaks neighborhood meeting letter.docx
NOTICE OF VIRTUAL NEIGHBORHOOD MEETING
August 26, 2020
RE: Weston Oaks 17-Lot Planned Development
Dear Interested Party:
Pioneer Design Group is representing the owner of property identified as Tax Lot 1S1
35DC 10100, located on the east side of SW 95th Avenue, Tigard, approximately 180 feet
south of its intersection with SW Tangela Court. We are considering a proposal for a 17-
Lot Planned Development, “Weston Oaks”, at this location.
Prior to applying to the City of Tigard for the necessary land use approvals, we would
like to discuss the proposal in more detail with surrounding property owners and
residents. Please note that to ensure compliance with statewide gathering requirements,
this meeting will be held virtually. You are invited to attend the meeting on:
September 10, 2020 at 6:00 pm
Online at: https://bit.ly/141033meeting; or
Phone at: 971-358-1930, Conference ID: 533 129 989#
Please note this will be an informational meeting on preliminary plans. These plans may
be altered prior to the submittal of the application to the city.
Due to the nature of the virtual meeting, we will have limited opportunity to respond to
live questions during the event. After reviewing these materials, if you have questions
you would like answered during the meeting, please forward via email to whayson@pd-
grp.com, or via mail marked to my attention at 9020 SW Washington Square Road, Suite
170, Portland OR 97229. All questions received prior to 4 pm on September 10, 2020
will be answered during the meeting.
Sincerely,
Wayne Hayson
Planning Manager
Encl. Location Map
Neighborhood Meeting Information
Virtual Meeting Instructions
Page | 2 b:\projects\141-033-19\planning\neighborhood meeting\weston oaks neighborhood meeting letter.docx
To: Virtual Neighborhood Meeting Participants
From: Wayne Hayson
Pioneer Design Group, Inc.
Project: Proposed 17-Lot Planned Development, “Weston Oaks”
Date: August 26, 2020
Prior to applying to the City of Tigard for the necessary land use approvals, we would like to
discuss this proposal in more detail with surrounding property owners and residents. To ensure
compliance with statewide gathering requirements and the safety of all attendees, this meeting
will be held virtually. You are invited to attend the meeting on:
September 10, 2020 at 6:00 pm
Online at: https://bit.ly/141033meeting; or
You may also listen to the meeting via phone at: 971-358-1930, Conference ID: 533 129 989#
The meeting will be held using the Microsoft Teams Live Event feature. By entering the URL or phone
number above, you will be directed to the Live Event. Access to the Live Event will begin at 5:50pm, and the
meeting will start promptly at 6pm. You do not require a Microsoft Teams account to attend the meeting.
Due to the nature of the virtual meeting, we will have limited opportunity to respond to live questions at
the event. Please forward questions as directed below by September 10, 2020 at 4pm. All questions
received prior to this time will be answered during the meeting.
Email: whayson@pd-grp.com
or
USPS: Pioneer Design Group
Attn: Wayne Hayson
9020 SW Washington Square Road, Suite 170
Portland OR 97229.
1S135DC10100
11.00
N/A
Da ta i s d er iv e d f ro m m ul tip le sou rc e s. Th e C ity o f Ti ga rdm a k e s no wa r r an ty, r ep re se nta tio n, o r gu ar an te e as t oth e co nt ent, ac cur ac y, ti me li ne ss o r co m pl eten ess of anyo f the d a ta p ro vid e d he r e in . T h e Ci ty of Ti g ar d sh al la s sum e n o lia bi li ty fo r a n y er r or s, o m i ssi o ns , ori na ccu ra cie s in t he in fo r m a ti on p ro vi de d r e ga rd le s s o fh o w ca use d.COMMUNITY DEVELOPMENT DEPARTMENTScale: 0.07City of Tigard13125 SW Hall BlvdTigard, OR 97223(503) 639-4171www.tigard-or.govCity of Tigard, OregonArea Notified(500 ft)MilesFor:11900 SW 95th Subdivision1S135DC1010008/19/2020Map Created: Subject SiteNotification Area
2S102AB00205
ALLEN, CHRISTOPHER C
9460 SW CENTER ST
TIGARD, OR 97223
1S135CD13800
AMBERT, KYLE H & KIMBERLY M
9660 SW NACIRA LN
TIGARD, OR 97223
1S135CD06100
ANDERSON, JONATHAN
GUAY, SYDNEY
9712 SW LONDON CT
TIGARD, OR 97223
multiple
ANDOVER PROPERTIES LLC
ATTN EARL ERNEST GUILE
5476 NW 146TH AVE
PORTLAND, OR 97229
1S135CD06400
ANDREAS, JOHN J III
9718 SW LONDON CT
TIGARD, OR 97223
2S102AB00902
ANNAND PROPERTIES II-L LLC
21640 SW LEBEAU RD
SHERWOOD, OR 97140
2S102BA03400
ARIAS, PATRICIA
12089 SW 95TH AVE
TIGARD, OR 97223
ATTN: DONNY LEE
SECTOR HOUSING OFFICER
2185 SE 12TH PLACE
WARRENTON, OR 97146
1S135DC02101
BACON, MELVIN E & RITA MAY
12045 SW LINCOLN AVE
TIGARD, OR 97223
1S135DC01702
BARKER-ARCH, HEATHER D
ARCH, RYAN R
11830 SW 91ST AVE
TIGARD, OR 97223
1S135DC05100
BEDELL, JENNIFER
9432 SW TANGELA CT
PORTLAND, OR 97223
BEILKE, SUSAN
11755 SW 114TH PLACE
TIGARD, OR 97223
1S135CD06200
BRADY, JANICE TRUST
9714 SW LONDON CT
TIGARD, OR 97223
2S102BA03600
BROWN, DOMINIC & ELIANA
12071 SW 96TH PL
TIGARD, OR 97223
BUEHNER, GRETCHEN
PO BOX 230268
TIGARD, OR 97281
2S102AB00605
BUTCHER, RONALD L & SUSAN R
12091 SW LINCOLN
TIGARD, OR 97223
2S102AB00207
BUTLER, TRAVIS DEAN
9535 SW COMMERCIAL ST
TIGARD, OR 97223
2S102AB00907
BYE, JAMES D & DARLA R
9295 SW CENTER ST
TIGARD, OR 97223
CAFFALL, REX
13205 SW VILLAGE GLENN
TIGARD, OR 97223
1S135CD06600
CALDWELL, CHAS M EAKMAN
9722 SW LONDON CT
TIGARD, OR 97223
1S135CD13100
CAO, MY DUC &
NGUYEN, LIEN THI PHUNG
9595 SW PIHAS ST
TIGARD, OR 97223
2S102BA04300
CARDENAS, TIZOC E & ASHLEY
21712 SW COLUMBIA CIR
TUALATIN, OR 97062
CAROL RENAUD
COUNTY ADMINISTRATIVE OFFICE - COMMUNITY
ENGAGEMENT
254 N FIRST AVENUE MS20
HILLSBORO, OR 97124
1S135CD02402
CARTER, STEPHANIE E TRUST
11895 SW 95TH AVE
TIGARD, OR 97223
1S135DC03000
CIC WEST LLC
401 6TH ST
OREGON CITY, OR 97045
CITY OF TIGARD
ATTN: MONICA BILODEAU
13125 SW HALL BLVD.
TIGARD, OR 97223
1S135DC04700
COHEN, DAVID
COHEN, SAMUEL
9423 SW TANGELA CT
TIGARD, OR 97223
1S135DC05300
COMMUNITY PARTNERS FOR AFFORDABL
PO BOX 23206
TIGARD, OR 97281
CONNERY, STACY
12564 SW MAIN STREET
TIGARD, OR 97223
1S135DC05000
COPPA, JAMES V & KARLA A
3134 SW 73RD AVE
PORTLAND, OR 97225
1S135DC02100
CORIA, ARMANDO CHAVEZ
12047 SW LINCOLN AVE
TIGARD, OR 97223
1S135CD14200
CORYELL, JANET M & JACK MARTIN J
11785 SW 95TH AVE
TIGARD, OR 97223
CRAGHEAD, ALEXANDER
12205 SW HALL BOULEVARD
TIGARD, OR 97223-6210
1S135DC01600
CRUICKSHANK, LAURA J
11780 SW 91ST AVE
TIGARD, OR 97223
2S102BA03900
DAVISON FAMILY TRUST
BY DAVISON, SHARREL E & JULIE A TRS
9156 SW 23RD DR
PORTLAND, OR 97219
DEFILIPPIS, VICTOR
13892 SW BRAYDON CT
TIGARD, OR 97224
2S102AB00901
DELOREY, DIANA
11990 SW LINCOLN AVE
TIGARD, OR 97223
1S135DC01701
DORSEY, ALTA M TRUST
BY MCGINNIS, MARLENE &
GATCHELL, ERNEST A TRS
2285 NW 113TH AVE
PORTLAND, OR 97229
1S135CD02900
DOTSON, JASON B/SUE D
9570 SW LEWIS LANE
TIGARD, OR 97223
1S135DC05500
ECKROTH, GRANT D & TANYA M
11785 SW 92ND AVE
TIGARD, OR 97223
2S102AB00201
EILAND, WENDI
11970 SW 95TH AVE
PORTLAND, OR 97223
ENGVALL, ANN
15461 SW 82 PL
TIGARD, OR 97224
1S135DC05700
FARIS, DAVID LYNN & KATRINA LYNN
11780 SW 92ND
TIGARD, OR 97223
2S102AB00906
FERGUSON, ALAN C/LORELEE A
12070 SW LINCOLN AVE
TIGARD, OR 97223
FROUDE, BEVERLY
12200 SW BULL MOUNTAIN ROAD
TIGARD, OR 97224
2S102AB00208
GABEL, JEFFREY
9505 SW COMMERCIAL ST
TIGARD, OR 97223
1S135DC04200
GALLINAT, JORDAN
11930 SW 95TH AVE
TIGARD, OR 97223
1S135DC01500
GHIONEA LIVING TRUST
BY GHIONEA, RADU & ELENA TRS
11695 SW GREENBURG RD
TIGARD, OR 97224
2S102AB00203
GILLASPIE TRUST
BY GILLASPIE, DAVID & ELAINE B TRS
13621 SW MOUNTAIN RIDGE CT
TIGARD, OR 97224
2S102AB00700
GIPSON, JUDITH L
12055 SW LINCOLN
TIGARD, OR 97223
1S135CD04700
GOOD, JAMES JR & JULIA
11865 SW 95TH AVE
TIGARD, OR 97223
1S135CD14600
GREENBURG PINES HOMEOWNERS
ASSOCIATION
PO BOX 91459
PORTLAND, OR 97291
1S135DC04900
GRIMES, AMY L
KILLION, BEVERLY A
KILLION, JACK T JR
9350 SW TANGELA CT
TIGARD, OR 97223
HADLEY, BONNIE CHAIR CPO 4B
16200 SW PACIFIC HWY SUITE H BOX 242
TIGARD, OR 97224
1S135DC02200
HALLE, GEFF R LIVING TRUST
4615 SW 202ND AVE
ALOHA, OR 97078
HAMILTON, LISA CPO 4B VICE CHAIR
13565 SW BEEF BEND ROAD
TIGARD, OR 97224
2S102BA03200
HANSEN, BARBARA O
HOPPEL, KING MARK
12053 SW 95TH AVE
TIGARD, OR 97223
1S135DC06200
HEIMS, AARON
METTEER, JUSTINE
11670 SW 92ND AVE
TIGARD, OR 97223
HERING, J. BLAKE.
NORRIS BEGGS & SIMPSON
121 SW MORRISON, SUITE 200
PORTLAND, OR 97204
2S102AB00905
HILL, HIEN THI
12060 SW LINCOLN AVE
TIGARD, OR 97223
HOGAN, KEVIN
14357 SW 133RD AVENUE
TIGARD, OR 97224
multiple
HOUSING AUTHORITY OF
WASHINGTON COUNTY
111 NE LINCOLN ST #200-L
HILLSBORO, OR 97124
HOWLAND, HAROLD AND RUTH
13145 SW BENISH
TIGARD, OR 97223
1S135DC01801
HUBBARD, JUNE D REVOCABLE LIVING
BY HUBBARD, JUNE D TR
504 NW DENTON AVE
DALLAS, OR 97338
multiple
HYPERFIGHT HOLDINGS LLC
9577 SW MOUNTAIN VIEW LN
TIGARD, OR 97224
1S135DC06000
JENSEN, DONALD CRAIG & JAMI DIAN
11720 SW 92ND AVE
TIGARD, OR 97223
1S135CD13700
JOHNSON, ALAN S & KIMBERLY L
9680 SW NACIRA LN
TIGARD, OR 97223
multiple
JOHNSON, DARRELL B
WALKER, KRISTINE L
12085 SW LINCOLN AVE
TIGARD, OR 97223
1S135DC05400
JONES, CARY DANIEL
11765 SW 92ND AVE
TIGARD, OR 97223
2S102BA00100
KELLER, DENNIS J
NAGY, CYNTHIA K
KELLER, DONALD L
11975 SW 95TH AVE
TIGARD, OR 97223
2S102AB00204
KEMP, MICHAEL L & CATHY J
9430 SW CENTER ST
TIGARD, OR 97223
1S135CD02500
KENT, ROBERT & ASHLI
13155 SW 124TH AVE
TIGARD, OR 97223
1S135CD03000
KIRK, JASON & ERICA
9580 SW LEWIS LN
TIGARD, OR 97223
2S102AB00604
KONRAD FAMILY TRUST
BY MARK O & DEEANN KONRAD TRS
8285 SW FANNO CREEK DR
TIGARD, OR 97224
multiple
KRALIK, MICHELLE
11450 SW CAPITOL HWY
PORTLAND, OR 97219
2S102AB00908
KRUPP, RANDALL G & NANCY A
9265 SW CENTER ST
TIGARD, OR 97223
1S135CD02701
LAWRENCE, JUSTIN R
1914 NW 112TH CIR
VANCOUVER, WA 98685
1S135DC08800
LEEPER, BRYON
3565 SW 103RD AVE
BEAVERTON, OR 97005
1S135DC08900
LIM, MICHAEL S
11635 SW GREENBURG RD
TIGARD, OR 97223
LISA HAMILTON CPO 4B VICE-CHAIR
16200 SW PACIFIC HWY SUITE H BOX 242
TIGARD, OR 97224
LONG, JIM CHAIR, CPO 4M
10655 SW HALL BLVD.
TIGARD, OR 97223
2S102AB00903
MARTIN, STEPHANIE RENE
MARTIN, CHARLES BRANDON
12040 SW LINCOLN AVE
TIGARD, OR 97223
1S135DC05800
MAXWELL, GERALD W & MELISSA S
11760 SW 92ND AVE
PORTLAND, OR 97223
1S135DC06100
MCCORMACK, STACEY LYNNE TRUST
11690 SW 92ND AVE
TIGARD, OR 97223
2S102BA03800
MCCOY, HEATHER &
FITZ, DAVID A
12037 SW 96TH PL
TIGARD, OR 97223
1S135DC02602
MENDOZA, URIEL CONTRERAS &
CONTRERAS, MARIA SOLEDAD &
MAGANA, JAVIER MENDOZA
11645 SW GREENBURG RD
TIGARD, OR 97223
1S135CD14100
MEUNIER, KELLY LEIGH
9580 SW PIHAS ST
TIGARD, OR 97223
MILDREN, GENE
MILDREN DESIGN GROUP
7650 SW BEVELAND ST, STE 120
TIGARD, OR 97223
1S135DC03500
MONTGOMERY, CORY L
MONTGOMERY, DEANA S MCFADDEN
11680 SW 95TH AVE
TIGARD, OR 97223
1S135DC03300
MORRISON, JEFFREY & LISA
11640 SW 95TH AVE
TIGARD, OR 97223
2S102BA03300
MOSKVINA, TAMARA
BORODKIN, YEVGENY
12077 SW 95TH AVE
TIGARD, OR 97223
1S135DC06500
MUNOZ, JESUS & OLIVIA
11665 SW 92ND AVE
TIGARD, OR 97223
MURDOCK, NATHAN AND ANN
7415 SW SPRUCE STREET
TIGARD, OR 97223
1S135DC02500
NANNINI, SUZANNE M
BAUER, PATRICIA E
11775 SW 91ST AVE
TIGARD, OR 97223
1S135DC05600
NAVARRE, CHARITY & MATTHEW
11790 SW 92ND AVE
TIGARD, OR 97223
NEAL BROWN. GRI
MEADOWS INC REALTORS
12655 SW NORTH DAKOTA STREET
TIGARD, OR 97223
1S135DC03400
NELSON, EION
11670 SW 95TH AVE
TIGARD, OR 97223
1S135CD13900
NGUYEN, ANDRE
SAUNDERS, CHI KIM PHAM
9640 SW PIHAS ST
TIGARD, OR 97223
1S135CD02800
NICHOLSON, JADE M
9550 SW LEWIS LN
TIGARD, OR 97223
2S102AB00202
NUTIAL, KAREN E
9455 SW CTR ST
TIGARD, OR 97223
1S135CD06500
ORINGDULPH, LYNN A
9720 SW LONDON CT
TIGARD, OR 97223
2S102AB00904
OROZCO, ENRIQUE
CASTRO, ALICIA AGUILAR
PO BOX 230351
TIGARD, OR 97281
1S135CD02401
PAINTER, TIMOTHY AARON
SWEET, BRIANNA NICOLE
11945 SW 95TH AVE
TIGARD, OR 97223
2S102AB00500
PHIFER, JAIME L &
BORST, MICHAEL
15759 SW 146TH AVE
PORTLAND, OR 97224
2S102AB00206
POWERS, LANA D
12020 SW 95TH
TIGARD, OR 97223
2S102BA04100
PRICE, BENJAMIN
12058 SW 97TH PL
TIGARD, OR 97223
1S135DC06600
QUANG, VU MINH
VU, XUAN THI NGOC
9325 SW TANGELA ST
TIGARD, OR 97223
2S102AB00600
RAUGUST, JOHN D
12083 SW LINCOLN AVE
TIGARD, OR 97223
2S102AB00400
REPP, CASEY
12127 SW LINCOLN AVE
TIGARD, OR 97223
1S135DC04500
RESER, PATRICIA J
8080 SW 175TH
BEAVERTON, OR 97007
ROGERS, KATE
9527 SW BROOKLYN LN
TIGARD, OR, 97224
2S102BA03100
ROJAS, MARIA
12045 SW 95TH AVE
PORTLAND, OR 97223
RORMAN, SUE
11250 SW 82ND AVE
TIGARD, OR 97223
2S102BA04200
ROSALES, MARIO A CORTES
CORTES, PATRICIA DEAGUIAR
12076 SW 97TH PL
TIGARD, OR 97223
2S102BA03700
ROTTER, PATRICIA A
12059 SW 96TH PL
TIGARD, OR 97223
RUEDY, ROBERT
14185 SW 100TH AVENUE
TIGARD, OR 97224
2S102AB00601
RUGGIERO, RYAN C & NICOLE S
12075 SW LINCOLN AVE
PORTLAND, OR 97223
2S102BA03500
SALKELD, ERIC C
12095 SW 96TH PL
TIGARD, OR 97223
2S102BA04400
SANDERS JOINT TRUST
RASMUSSEN, DARWIN C
BY SANDERS, GARY R & BARBARA A T
2320 SW RICHARDSON ST
PORTLAND, OR 97239
2S102AB00209
SANTANA, LETICIA
9475 SW COMMERCIAL ST
TIGARD, OR 97223
2S102AB01400
SATHER, RONALD A
9270 SW CENTER ST
TIGARD, OR 97223
1S135DC05900
SAUER, DAVID T JR
11740 SW 92ND AVE
PORTLAND, OR 97223
SAVANNAH EDSON
METROPOLITAN LAND GROUP, LLC
17933 NW EVERGREEN PARKWAY, SUITE 300
BEAVERTON, OR 97006
1S135DC01700
SCHNETZKY, MARK AND JULIE
11860 SW 91ST
TIGARD, OR 97223
1S135CD13300
SCHNOOR, DARIN
KASTNER, TASCHA
9670 SW PIHAS ST
TIGARD, OR 97223
2S102AB00501
SCOGIN, JIMMY D & CAROL D
SCOGIN, ASHLEY L
12115 SW LINCOLN AVE
PORTLAND, OR 97223
1S135CD13000
SHARP FAMILY TRUST
BY SHARP, AUSTIN ROBERT &
SHARP, MICHELLE ROSE TRS
9575 SW PIHAS ST
TIGARD, OR 97223
1S135DC02600
SHIELDS, MARY M
11665 SW GREENBURG RD
TIGARD, OR 97223
2S102AB00602
SIMELES, TAZAN &
NGUYEN, MY THANH
11425 SW LAUREL GLEN
TIGARD, OR 97224
1S135DC05200
SMITH, MAHLON & NADINE
11830 SW 95TH AVE
TIGARD, OR 97223
2S102AB01600
SMITH, MARK A
12160 SW LINCOLN
TIGARD, OR 97223
SPRING, BRAD
7555 SW SPRUCE STREET
TIGARD, OR 97223
1S135CD13200
STEINBRENNER, ERIN
2647 NW PINE CONE PL
ISSAQUAH, WA 98027
2S102AB00300
STEVENSON, LEE
9320 SW ASPEN ST
BEAVERTON, OR 97005
SUNDBERG, ROSS
16382 SW 104TH AVE
TIGARD, OR 97224
1S135DC02401
SYNKELMA, MICHAEL TREVOR
11795 SW 91ST AVE
TIGARD, OR 97223
2S102BA04000
TALLE, LYLE L LIVING TRUST
21657 SW MARTINAZZI AVE
TUALATIN, OR 97062
1S135CD14000
TAMARGO, JEREMY & VI
9610 SW PIHAS ST
TIGARD, OR 97223
1S135CD14500
TIGARD, CITY OF
13125 SW HALL
TIGARD, OR 97223
2S102AB06000
TRI-MET METROPOLITAN TRANSPORTAT
DISTRICT OF OREGON
710 NE HOLLADAY AT
PORTLAND, OR 97232
TTSD
ATTN: DAVID MOORE
6960 SW SANDBURG ST
TIGARD, OR 97223
2S102BA04900
UNION PACIFIC RAILROAD CO
1700 FARNHAM ST, 10TH FL SOUTH
OMAHA, NE 68102
1S135CD06300
VANCE, ANDREW & CAREY
9716 SW LONDON CT
TIGARD, OR 97223
1S135DC02000
VILLA LA PAZ LIMITED PARTNERSHIP
BY COMMUNITY PARTNERS FOR
AFFORDABLE HOUSING INC
PO BOX 23206
TIGARD, OR 97281
2S102AB00401
VO, TAM V
DUONG, HUONG N
12145 SW LINCOLN
TIGARD, OR 97223
1S135DC02601
WAFFORD, ROBERT W & CHRISTINA M
11767 SW 191ST AVE
TIGARD, OR 97223
1S135CD06000
WAGNER, JESSE ANDREW & LYNN
9710 SW LONDON CT
TIGARD, OR 97223
2S102AB00603
WALTERS, RODNEY J
12099 SW LINCOLN AVE
TIGARD, OR 97223
WEGENER, BRIAN
9830 SW KIMBERLY DRIVE
TIGARD, OR 97224
1S135DC06300
WHITE, BERLEY & GRACE
11595 SW GREENBURG RD
TIGARD, OR 97223
1S135CD06700
WHITE, RHONDA J
9724 SW LONDON CT
TIGARD, OR 97223
1S135DC01900
WILLIAMS, GERALD W SUSAN
11985 SW LINCOLN AVE
TIGARD, OR 97223
2S102AB01500
WINDERS, BRETT A
9300 SW CENTER ST
TIGARD, OR 97223
multiple
WINTERS SALVAGE YARD LLC
11730 SW 95TH AVE
TIGARD, OR 97223
1S135CD02801
WIRKKALA, KRISTINE
14354 SE CAROL AVE
MILWAUKIE, OR 97267
2S102AB00502
WOOD, GERALD W
9405 SW CENTER ST
TIGARD, OR 97223
1S135DC04301
WOODARD, JOSEPH D & MEGAN
11950 SW 95TH AVE
TIGARD, OR 97223
Owner Information
Name:
Company:
Address:
City, State, Zip:
Phone/ax:
ail:
Applicant Information
Name:
Company:
Address:
City, State, Zip:
Phone/ax:
ail:
Jurisdiction:
Property Information (example 1S234AB01400)
Tax lot ID(s):
OR Site Address:
City, State, Zip:
Nearest ross treet:
4. Development Activity (check all that apply)
Addition to ingle amily esidence (rooms, deck, garage)
Lot ine djustment
Residential ondominium
Residential ubdivision
Single ot ommercial
Minor and artition
Commercial ondominium
Commercial ubdivision
Multi ot ommercial
Other
This application does NOT replace Grading and Erosion Control Permits, Connection Permits, Building Permits, Site
Development Permits, DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,
Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and
completed under applicable local, state, and federal law.
By signing this form, the Owner or Owner’s authorized agent or representative, acknowledges and agrees that employees of Clean Water
Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering
information related to the project site. I certify that I am familiar with the information contained in this document, and to the best of my
knowledge and belief, this information is true, complete, and accurate.
Clean Water Services File Number
6. Will the project involve any off-site work?Yes No Unknown
Location and description of off-site work
7. Additional comments or information that may be needed to understand your project
Revised /2020
MainOf¿ce•2550SWHillsboroHighway•Hillsboro,Oregon97123•p:503.681.3600f:503.681.3603•cleanwaterservices.org
FOR DISTRICT USE ONLY
Sensitive areas potentially exist on site or within 200’ of the site.THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO
ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural
Resources Assessment Report may also be required.
Based on review of the submitted materials and best available information ensitive areas do not appear to exist on site or within 200’ of the
site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if
they are subsequently discovered. This document will serve as your Service Provider etter as required by Resolution and Order 19-5, Section
3.02.1, as amended by Resolution and Order 19-22. All required permits and approvals must be obtained and completed under applicable
local, State and federal law.
Based on review of the submitted materials and best available information the above referenced project will not significantly impact the
existing or potentially sensitive area(s) found near the site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to
evaluate and protect additional water quality sensitive areas if they are subsequently discovered. This document will serve as your Service
Provider etter as required by Resolution and Order 19-5, Section 3.02.1, as amended by Resolution and Order 19-22. All required permits and
approvals must be obtained and completed under applicable local, state and federal law.
T ______ CWS
The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2).
.
Reviewedby Date
Once complete, email to: SPLReview@cleanwaterservices.org • Fax: (503) 681-4439
OR mail to: SPL Review, Clean Water Services, 2550 SW Hillsboro Highway, Hillsboro, Oregon 97123
SENSITIVE AREA PRE-SCREENING SITE ASSESSMENT
Tigard
1S1 35DC 04100
11850/11900 SW 95TH AVENUE
Tigard, OR, 97223
SW Tangela Court
Wayne Chapman
6324 NE 32nd Place
Portland, OR, 97211
Anticipated 16 to 18 lot planned development.
Matt Wellner
CTH Investments, LLC
1800 NW 167th Place #150
Beaverton, Or, 97006
5039705699
matt@crandallgroup.com
This development proposal is located on Parcel 2 of partition plat 2020-016 (1.77 acres). The property is zoned R-7.
Matt Wellner
5/21/2020
20-001427
1S135DC10100
6/5/2020
Project No.Reviewed byDrawn byVert. Scale:Designed byREF.DateDateDateHoriz. Scale:PH: 503.643.8286PH: 808.753.2376FS1 PLANWESTON OAKSWESTON OAKS141-033FIRE DISTRICT SPL11
SW 95th Ave.
Tigard
Maximum 35 feet
X
X
X
X
X
X
X
11900 SW 95th Avenue Tax Lot 10100, 1S1 35DC
17 Lot Planned Development
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
May 5, 2020
Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon 97223
Re: Chapman Cottages
Tax Lot I.D: 1S135DC04100 11900 SW 95th
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. These notes are provided in regards to the pre-application meeting held on May 5, 2020. There may
be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire &
Rescue will endorse this proposal predicated on the following criteria and conditions of approval.
FIRE APPARATUS ACCESS:
1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDINGS AND FACILITIES: Access roads shall be within
150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the
exterior of the building or facility. An approved turnaround is required if the remaining distance to an approved
intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1)
2. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have
an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an
unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1) The fire district does not endorse
the design concept wherein twenty feet of unobstructed roadway width is not provided.
3. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and
20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway and
in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above
grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective
background. (OFC D103.6)
4. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width – no parking on either side of roadway
2. 26-32 feet road width – parking is allowed on one side
3. Greater than 32 feet road width – parking is not restricted
5. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and
marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by
six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3)
–
6. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant.
(OFC D103.1)
7. TURNOUTS: Where access roads are less than 20 feet and exceed 400 feet in length, turnouts 10 feet wide and 30
feet long may be required and will be determined on a case by case basis. (OFC 503.2.2)
8. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3)
9. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point. (OFC 503.2.4 & D103.3)
10. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial
operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%.
11. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6):
1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width).
2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width.
3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved.
4. Electric gates shall be equipped with a means for operation by fire department personnel
5. Electric automatic gates shall comply with ASTM F 2200 and UL 325.
12. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall
also be provided during construction. (OFC 3309 and 3310.1)
13. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC
503.4.1). Traffic calming measures linked here: http://www.tvfr.com/DocumentCenter/View/1578
FIREFIGHTING WATER SUPPLIES:
14. FIREFIGHTING WATER SUPPLY FOR INDIVIDUAL ONE- AND TWO-FAMILY DWELLINGS: The minimum available
fire flow for one and two-family dwellings served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to OFC Appendix
B. (OFC B105.2)
15. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor
area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or
600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no
adverse modifications have been made to the supply system. Water availability information may not be required to be
submitted for every project. (OFC Appendix B)
16. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply,
approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage
of combustible materials on the site. (OFC 3312.1)
–
FIRE HYDRANTS:
17. FIRE HYDRANTS – ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where the most remote
portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved
route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1)
18. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a
building shall not be less than that listed in Table C 105.1. (OFC Appendix C)
19. FIRE HYDRANT(S) PLACEMENT: (OFC C104)
• Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that
are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may
contribute to the required number of hydrants. (OFC 507.5.1)
• Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number
of hydrants unless approved by the Fire Marshal.
• Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the
required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire
Marshal.
• Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants
only if approved by the Fire Marshal.
20. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire
hydrants within the City of Tualatin shall be yellow in color. (OFC 507)
21. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from
an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1)
22. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective
markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant
is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly.
(OFC 507)
23. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or
other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312)
24. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
BUILDING ACCESS AND FIRE SERVICE FEATURES
25. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers
or approved building identification placed in a position that is plainly legible and visible from the street or road fronting
the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a
minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1)
If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please
feel free to contact me at 503-259-1504.
Sincerely,
–
John Wolff
Deputy Fire Marshal II
John.wolff@tvfr.com
Cc:
A full copy of the New Construction Fire Code Applications Guide for Residential Development is available at
http://www.tvfr.com/DocumentCenter/View/1438
1
Wayne Hayson
From:Ben AltmanSent:Monday, October 12, 2020 9:16 AMTo:Joe WisniewskiCc:Wayne Hayson
Subject:RE: City of Tigard Service Provider Letter
OK, Thanks Joe!
Ben Altman SENIOR PLANNER I PROJECT MANAGER D 971.708.6258
PIONEER DESIGN GROUP, INC.CIVIL ENGINEERING l LAND USE PLANNING l LAND SURVEYING I LANDSCAPE ARCHITECTURE
OREGON: 9020 SW Washington Square Rd. Suite 170 Portland, OR 97223 P 503.643.8286 ext. 1004
HAWAII: PO Box 283304, Honolulu, HI 96828 P 808.753.2376
pd-grp.com
Disclaimer:
This e-mail may contain proprietary, confidential, and/or privileged information. If you are not the intended recipient (or have received this e-mail in error),
please notify the sender immediately by email or telephone (503-643-8286) and delete this message along with any attachments without copying or
disclosing the contents. Any unauthorized copying, disclosure or distribution of the material in this e-mail is strictly forbidden. Pioneer Design Group, Inc.
(PDG) shall not be liable for any changes made to the electronic data transferred. Distribution of electronic data to others is prohibited without the express
written consent of PDG.
From: Joe Wisniewski <joew@tigard-or.gov>
Sent: Monday, October 12, 2020 9:15 AM
To: Ben Altman <BAltman@pd-grp.com>
Subject: FW: City of Tigard Service Provider Letter
Good Morning Ben,
You won’t need a service provider letter from the City of Tigard when applying for land use or permits with the City of
Tigard. Service provider letters are only required from outside agencies.
Let me know if you have any questions about this.
Thank You,
From: John Goodrich <johng@tigard-or.gov>
Sent: Monday, October 12, 2020 9:07 AM
To: Joe Wisniewski <joew@tigard-or.gov>
Subject: Fwd: City of Tigard Service Provider Letter
Begin forwarded message:
2
From: Ben Altman <BAltman@pd-grp.com>
Date: October 12, 2020 at 8:45:50 AM PDT
To: John Goodrich <johng@tigard-or.gov>
Cc: Wayne Hayson <whayson@pd-grp.com>
Subject: RE: City of Tigard Service Provider Letter
John: I never heard back from you regarding the Service Provider Letter for our 95 th Avenue project.
Ben Altman SENIOR PLANNER I PROJECT MANAGER D 971.708.6258
PIONEER DESIGN GROUP, INC.CIVIL ENGINEERING l LAND USE PLANNING l LAND SURVEYING I LANDSCAPE
ARCHITECTURE
OREGON: 9020 SW Washington Square Rd. Suite 170 Portland, OR 97223 P 503.643.8286 ext. 1004
HAWAII: PO Box 283304, Honolulu, HI 96828 P 808.753.2376
pd-grp.com
Disclaimer:
This e-mail may contain proprietary, confidential, and/or privileged information. If you are not the intended recipient (or have received
this e-mail in error), please notify the sender immediately by email or telephone (503-643-8286) and delete this message along with any
attachments without copying or disclosing the contents. Any unauthorized copying, disclosure or distribution of the material in this e-
mail is strictly forbidden. Pioneer Design Group, Inc. (PDG) shall not be liable for any changes made to the electronic data transferred.
Distribution of electronic data to others is prohibited without the express written consent of PDG.
From: Ben Altman
Sent: Monday, September 21, 2020 12:38 PM
To: 'johng@tigard-or.gov' <johng@tigard-or.gov>
Subject: RE: City of Tigard Service Provider Letter
John, Apparently this property is served by Tigard, not TVWD, per Pre-App notes.
We are preparing and application for a 17-lot Planned Development for the property identified in the
attached flow test.
The City requires a Service Provider Letter for water service, which had been identified as
TVWD. However, the city does not have a standard form like Washington County uses.
Can you please provide a letter that simply states water service for the Subject Site is available and
adequate?
Thanks!
Ben Altman SENIOR PLANNER I PROJECT MANAGER D 971.708.6258
PIONEER DESIGN GROUP, INC.CIVIL ENGINEERING l LAND USE PLANNING l LAND SURVEYING I LANDSCAPE
ARCHITECTURE
OREGON: 9020 SW Washington Square Rd. Suite 170 Portland, OR 97223 P 503.643.8286 ext. 1004
HAWAII: PO Box 283304, Honolulu, HI 96828 P 808.753.2376
pd-grp.com
Disclaimer:
This e-mail may contain proprietary, confidential, and/or privileged information. If you are not the intended recipient (or have received
this e-mail in error), please notify the sender immediately by email or telephone (503-643-8286) and delete this message along with any
attachments without copying or disclosing the contents. Any unauthorized copying, disclosure or distribution of the material in this e-
mail is strictly forbidden. Pioneer Design Group, Inc. (PDG) shall not be liable for any changes made to the electronic data transferred.
Distribution of electronic data to others is prohibited without the express written consent of PDG.
3
From: Sarah Alton <sarah.alton@tvwd.org>
Sent: Monday, September 21, 2020 12:23 PM
To: Ben Altman <BAltman@pd-grp.com>
Subject: RE: City of Tigard Service Provider Letter
Hi Ben,
I have reviewed the flow test you sent over and our system maps. It looks like this property is served by
the City of Tigard and not by TVWD. Our water system boundary is north of Greenburg Rd in this area.
Hope that helps, let me know if you need anything else.
Thank you!
Sarah Alton, P.E.
Engineering Associate
1850 SW 170th Ave, Beaverton, OR 97003
direct 971-327-6304 // main 503-848-3000
sarah.alton@tvwd.org
www.tvwd.org
Tualatin Valley Water District
Delivering the Best Water • Service • Value
From: Ben Altman <BAltman@pd-grp.com>
Sent: Monday, September 21, 2020 8:19 AM
To: Sarah Alton <sarah.alton@tvwd.org>
Subject: City of Tigard Service Provider Letter
CAUTION: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Sarah: The City of Tigard was a Service Provider Letter from the District for our application for a 17 Lot
Planned Development. You have already provided the Flow Test report.
However, the city does not have a standard form like Washington County uses.
Can you please provide a letter that simply states water service for the Subject Site is available and
adequate?
Thanks.
Ben Altman SENIOR PLANNER I PROJECT MANAGER D 971.708.6258
PIONEER DESIGN GROUP, INC.CIVIL ENGINEERING l LAND USE PLANNING l LAND SURVEYING I LANDSCAPE
ARCHITECTURE
OREGON: 9020 SW Washington Square Rd. Suite 170 Portland, OR 97223 P 503.643.8286 ext. 1004
HAWAII: PO Box 283304, Honolulu, HI 96828 P 808.753.2376
pd-grp.com
Disclaimer:
This e-mail may contain proprietary, confidential, and/or privileged information. If you are not the intended recipient (or have received
this e-mail in error), please notify the sender immediately by email or telephone (503-643-8286) and delete this message along with any
attachments without copying or disclosing the contents. Any unauthorized copying, disclosure or distribution of the material in this e-
mail is strictly forbidden. Pioneer Design Group, Inc. (PDG) shall not be liable for any changes made to the electronic data transferred.
Distribution of electronic data to others is prohibited without the express written consent of PDG.
4
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail
may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained
by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.”
P.O. Box 820 Sherwood, OR 97140
Phone: (503) 625-6177 Fax: (503) 625-6179
October 1, 2020
Geoff Mihalko
Senior Project Manager
Pioneer Design Group
9020 SW Washington Square Rd
Portland, OR 97223
Re: 11900 SW 95th Ave, Tigard
We have reviewed the site plan for the above-mentioned subdivision. We will be able to service
the lots as they’ve been laid out. Each resident will be responsible for placing their totes curbside
on collection day. The private street must be marked for no parking on one side of the street. If
the street is not marked for no parking on one side, each resident will be responsible for placing
their totes on the nearest public road, SW 95th Ave.
If you have any additional questions, feel free to contact me.
Sincerely,
Kristen Tabscott
Pride Disposal Company
ktabscott@pridedisposal.com
(503) 625-6177
TRACT DSTORMFACILITYTRACT EOPENSPACETRACT DSTORMFACILITYTRACT EOPENSPACETRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT C PED PATHSW 95TH AVENUE12345678910111213141516173757 SF3511 SF3508 SF 3505 SF4476 SF3258 SF3077 SF3077 SF3077 SF3899 SF3684 SF2736 SF1167 SF2736 SF2223 SF2223 SF3637 SF6105 SF3620 SF742 SF91'40'91'40'67'68'90'36'36'91'34'34'91'34'34'91'90'34'34'63'44'18'44'8'6'107'2223 SF10'21'44'107'32'26'86'26' 32'86'32'86'14'14' 32'86'32'26'86'26' 26'26'86'43'76'46'34'103'34'34'103'34'34'103'34'103'36'103'37'33'107'42'21'11'85'17'10996 SFHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_3.0plat.dwg 9/16/2020 2:29:11 PMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGWESTON OAKSSITE MAPSCALE: 1"=30' SUN & WIND = SOLAR ACCESS AVAILABLEDETACHEDNTSA 17 LOT PLANNED DEVELOPMENT ON TAX LOT 4100 TAX MAP 1S135DC11900 SW 95TH AVENUE, TIGARD, OREGON, 97223TAX MAP: 1S1 35DCTAX LOTS: 4100SITE ADDRESS: 11900 SW 95TH AVE.TIGARD, OREGON 97223SITE SIZE: 1.77 ACRESZONING: R-7SITE INFORMATIONPLANNING/ENGINEERING/SURVEYINGPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: MATT SPRAGUEVERTICAL DATUMELEVATIONS BASED ON STATION GC-022-053A 3-1/4" ALUMINUM DISK MARKING THE QUARTERCORNER COMMON TO SECTIONS 2 (T2S) & 35 (T1S),R1W, W.M AND LOCATED JUST SOUTHERNLY OFTHE SW 95TH AVENUE AND CENTER STREETINTERSECTIONELEVATION OF BENCHMARK=165.18' (NGVD 29VERTICAL DATUM)VICINITY MAPSITEFRONT BUILDING: 15 FT.FRONT GARAGE: 20 FT.SIDE YARD: 3 FT.STREET SIDE YARD: 8 FT.PERIMETER SIDE YARD: 5 FT.REAR BUILDING: 15 FT.SETBACKS REQUESTEDAPPLICANTCTH INVESTMENTS14787 SW MILLIKAN WAYBEAVERTON, OR 97003PHONE (503) 970-5699CONTACT: MATT WELLNERPROJECT ARBORISTTERAGAN & ASSOC.IATES3145 WESTVIEW CIRCLELAKE OSWEGO, OR 97034PHONE (971) 295-4835CONTACT: TODD PRAGERLANDSCAPE ARCHITECTPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: BEN HOLMES, PLAPRELIMINARY PLATP3.0OWNERCHAPMAN/MANSON FAMILY TRUST ANDSHARON R. CHAPMAN TRUST6324 NW 32ND PL.PORTLAND, OR 97211CONTACT: WAYNE CHAPMAN
••
••••
•97223 •
MANNING’S ‘N’ VALUES
APPENDIX ‘A’–
PDG
, Clean Water Services (CWS), and the State of Oregon’s regulations and
PDG
‘’
corresponding to “Open Space” cover type (HSG designation ‘C’) in
’s hydrologic soil group to model the ’s
PDG
Clean Water Services’
Design and Construction Standard’s for Sanitary and Storm Water Management
• –
•
•
•
Appendix ‘B’ Stormwater Detention Facility Report
PDG
–
–
year storm event using a Manning’s ‘n’ value of 0.013 without surcharging the proposed
The entire shed area can be safely conveyed in a 12” pipe with
PDG
’
PDG
HydrologicSoilGroup—WashingtonCounty,OregonNaturalResourcesConservationServiceWebSoilSurveyNationalCooperativeSoilSurvey7/16/2020Page1of450311705031180503119050312005031210503122050312305031240503125050311705031180503119050312005031210503122050312305031240503125051763051764051765051766051767051768051769051770051771051772051773051774051775051776051777051763051764051765051766051767051768051769051770051771051772051773051774051775051776051777051778045°26'4''N122°46'28''W45°26'4''N122°46'21''W45°26'1''N122°46'28''W45°26'1''N122°46'21''WNMapprojection:WebMercatorCornercoordinates:WGS84Edgetics:UTMZone10NWGS840 30 60 120 180Feet0 10 20 40 60MetersMapScale:1:689ifprintedonAlandscape(11"x8.5")sheet.
MAPLEGEND MAPINFORMATIONAreaofInterest(AOI)AreaofInterest(AOI)SoilsSoilRatingPolygonsAA/DBB/DCC/DDNotratedornotavailableSoilRatingLinesAA/DBB/DCC/DDNotratedornotavailableSoilRatingPointsAA/DBB/DCC/DDNotratedornotavailableWaterFeaturesStreamsandCanalsTransportationRailsInterstateHighwaysUSRoutesMajorRoadsLocalRoadsBackgroundAerialPhotographyThesoilsurveysthatcompriseyourAOIweremappedat1:20,000.Warning:SoilMapmaynotbevalidatthisscale.Enlargementofmapsbeyondthescaleofmappingcancausemisunderstandingofthedetailofmappingandaccuracyofsoillineplacement.Themapsdonotshowthesmallareasofcontrastingsoilsthatcouldhavebeenshownatamoredetailedscale.Pleaserelyonthebarscaleoneachmapsheetformapmeasurements.SourceofMap:NaturalResourcesConservationServiceWebSoilSurveyURL:CoordinateSystem:WebMercator(EPSG:3857)MapsfromtheWebSoilSurveyarebasedontheWebMercatorprojection,whichpreservesdirectionandshapebutdistortsdistanceandarea.Aprojectionthatpreservesarea,suchastheAlbersequal-areaconicprojection,shouldbeusedifmoreaccuratecalculationsofdistanceorareaarerequired.ThisproductisgeneratedfromtheUSDA-NRCScertifieddataasoftheversiondate(s)listedbelow.SoilSurveyArea:WashingtonCounty,OregonSurveyAreaData:Version18,Jun11,2020Soilmapunitsarelabeled(asspaceallows)formapscales1:50,000orlarger.Date(s)aerialimageswerephotographed:Aug1,2019—Sep12,2019Theorthophotoorotherbasemaponwhichthesoillineswerecompiledanddigitizedprobablydiffersfromthebackgroundimagerydisplayedonthesemaps.Asaresult,someminorshiftingofmapunitboundariesmaybeevident.HydrologicSoilGroup—WashingtonCounty,OregonNaturalResourcesConservationServiceWebSoilSurveyNationalCooperativeSoilSurvey7/16/2020Page2of4
HydrologicSoilGroup
Mapunitsymbol Mapunitname Rating AcresinAOI PercentofAOI
1 Alohasiltloam C/D 1.8 100.0%
TotalsforAreaofInterest 1.8 100.0%
Description
Hydrologicsoilgroupsarebasedonestimatesofrunoffpotential.Soilsare
assignedtooneoffourgroupsaccordingtotherateofwaterinfiltrationwhenthe
soilsarenotprotectedbyvegetation,arethoroughlywet,andreceive
precipitationfromlong-durationstorms.
ThesoilsintheUnitedStatesareassignedtofourgroups(A,B,C,andD)and
threedualclasses(A/D,B/D,andC/D).Thegroupsaredefinedasfollows:
GroupA.Soilshavingahighinfiltrationrate(lowrunoffpotential)when
thoroughlywet.Theseconsistmainlyofdeep,welldrainedtoexcessively
drainedsandsorgravellysands.Thesesoilshaveahighrateofwater
transmission.
GroupB.Soilshavingamoderateinfiltrationratewhenthoroughlywet.These
consistchieflyofmoderatelydeepordeep,moderatelywelldrainedorwell
drainedsoilsthathavemoderatelyfinetexturetomoderatelycoarsetexture.
Thesesoilshaveamoderaterateofwatertransmission.
GroupC.Soilshavingaslowinfiltrationratewhenthoroughlywet.Theseconsist
chieflyofsoilshavingalayerthatimpedesthedownwardmovementofwateror
soilsofmoderatelyfinetextureorfinetexture.Thesesoilshaveaslowrateof
watertransmission.
GroupD.Soilshavingaveryslowinfiltrationrate(highrunoffpotential)when
thoroughlywet.Theseconsistchieflyofclaysthathaveahighshrink-swell
potential,soilsthathaveahighwatertable,soilsthathaveaclaypanorclay
layeratornearthesurface,andsoilsthatareshallowovernearlyimpervious
material.Thesesoilshaveaveryslowrateofwatertransmission.
Ifasoilisassignedtoadualhydrologicgroup(A/D,B/D,orC/D),thefirstletteris
fordrainedareasandthesecondisforundrainedareas.Onlythesoilsthatin
theirnaturalconditionareingroupDareassignedtodualclasses.
RatingOptions
AggregationMethod:DominantCondition
ComponentPercentCutoff:NoneSpecified
HydrologicSoilGroup—WashingtonCounty,Oregon
NaturalResources
ConservationService
WebSoilSurvey
NationalCooperativeSoilSurvey
7/16/2020
Page3of4
Tie-breakRule:Higher
HydrologicSoilGroup—WashingtonCounty,Oregon
NaturalResources
ConservationService
WebSoilSurvey
NationalCooperativeSoilSurvey
7/16/2020
Page4of4
Horiz.Scale:DateDateDateREF.DesignedbyVert. Scale:Drawn byReviewed byProjectNo.PH: 503.643.8286PH: 808.753.237695th Avenue PUDTIGARD, OREGON95th Avenue PUD141-033-19PLANNINGEXISTINGCONDITIONS PLANP5.0
Horiz.Scale:DateDateDateREF.DesignedbyVert. Scale:Drawn byReviewed byProjectNo.PH: 503.643.8286PH: 808.753.237695th Avenue PUDTIGARD, OREGON95th Avenue PUD141-033-19PLANNINGPRELIMINARY UTILITY & STORM PLANP9.0
SOIL FEATURES FOR WASHINGTON COUNTY
Frequency Duration Months
Aloha:
1
Amity:
2
Astoria:
3E, 3F
Briedwell:
4B, 5B, 5C, 5D
Carlton:
6B, 6C
Cascade:
7B, 7C, 7D, 7E, 7F
Chehalem:
8C
Chehalis:
9, 10
Cornelius:
11B, 11C, 11D, 11E, 11F:
Cornelius part
Kinton part C NONE NONE NONE
Cornelius Varient:
12A, 12B, 12C
Cove:
13, 14
Dayton:
15
Delena:
16C
Goble:
17B, 17C, 17D, 17E, 18E, 18F
Helvetia:
19B, 19C, 19D, 19E
Hembre:
20E, 20F, 20G
Hillsboro:
21A, 21B, 21C, 21D
Hubberly:
22
Jory:
23B, 23C, 23D, 23E, 23F
Kilchis:
24G
Kilchis part
Klickitat part B NONE NONE NONE
Flooding
C
NONE
COMMON
NONE
NONE
NONE
NONE
NONE
NONENONE
NONE
NONE
NONE
NONE
NONENONE NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NOV-MAR
NONE
NONE
DEC-APR
NONE
NONE
NONE
NONE
NONE NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
BRIEF
NONE
NONE
NONE
NONE
NONE
BRIEF
NONE
NONE
NONE
NONE
NONE
NONE
D
C
D
D
C
C
B
B
B
C
C
B
B
C
C
D
Soil name and map symbol
C
C
B
Hydro-
logic
group
NONE
COMMON
NONE
NONE
NONE
1413319_Preliminary Storm Calcs.xls\WACO SOIL FEATURES
7/21/2020
RUNOFF CURVE NUMBERS (TR55)
Table 2-2a: Runoff curve numbers for urban areas 1
Cover description
Cover type and hydrologic condition
Average percent
impervious area2 A B C D
Fully developed urban areas (vegetation established)
Open space (lawns, parks, golf courses, cemeteries, etc.) 3:
Poor condition (grass cover <50%)68 79 86 89
Fair condition (grass cover 50% to 75%)49 69 79 84
Good condition (grass cover >75%)39 61 74 80
Impervious areas:
Paved parking lots, roofs, driveways, etc. (excluding right-of-
way)98 98 98 98
Streets and roads:
Paved; curbs and storm sewers (excluding right-of-way)98 98 98 98
Paved; open ditches (including right-of-way)83 89 92 93
Gravel (including right-of-way)76 85 89 91
Dirt (including right-of-way)72 82 87 89
Western desert urban areas:
Natural desert landscaping (pervious areas only) 4 63 77 85 88
Artificial desert landscaping (impervious weed barrier, desert
shrub with 1- to 2-inch sand or gravel mulch and basin borders)
96 96 96 96
Urban districts:
Commercial and business 85 89 92 94 95
Industrial 72 81 88 91 93
Residential districts by average lot size:
1/8 acre or less (town houses)65 77 85 90 92
1/4 acre 38 61 75 83 87
1/3 acre 30 57 72 81 86
1/2 acre 25 54 70 80 85
1 acre 20 51 68 79 84
2 acres 12 46 65 77 82
Developing urban areas
Newly graded areas (pervious areas only, no vegetation) 5 77 86 91 94
Idle lands (CNs are determined using cover types similar to those in
table 2-2c)
2: The average percent impervious area shown was used to develop the composite CN's. Other assumptions are as follows: impervious areas
are directly connected to the drainage system, impervious areas hava a CN of 98, and pervious areas are considered equivalent to open space
in good hydrologic condition. CN's for other combinations of conditions may be computed using figure 2-3 or 2-4.
3: CN's shown are equivalent to those of pasture. Composite CN's may be computed for other combinations of open space cover type.
4: Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2-4 based on the impervious area percentage (CN
= 98) and the pervious area CN. The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition.
5: Composite CN's to use for the design of temporary measures during grading and construction should be computed using figure 2-3 or 2-4
based on the degree of development (impervious area percentage) and the CN's for the newly graded pervious areas.
CN for hydrologic soil group
1: Average runoff condition, and Ia = 0.2S.
MANNING'S "n" VALUES
SHEET FLOW EQUATION MANNING'S VALUES ns
Smooth Surfaces (concrete, asphault, gravel, or bare hand packed soil) 0.011
Fallow Fields or loose soil surface (no residue) 0.05
Cultivated soil with residue cover (< 20%) 0.06
Cultivated soil with residue cover (> 20%) 0.17
Short prairie grass and lawns 0.15
Dense grasses 0.24
Bermuda grasses 0.41
Range (natural) 0.13
Woods or forrest with light underbrush 0.40
Woods or forrest with dense underbrush 0.80
SHALLOW CONCENTRATED FLOW (after initial 300 ft of sheet flow, R = 0.1)ks
Forrest with heavy ground litter and meadows (n = 0.010) 3
Brushy ground with some trees (n = 0.060) 5
Fallow or minimum tillage cultivation (n = 0.040)8
High grass (n = 0.035)9
Short grass, pasture and lawns (n = 0.030) 11
Nearly bare ground (n = 0.25) 13
Paved and gravel areas (n = 0.012) 27
CHANNEL FLOW (Intermittent) (At the beginning of all visible channels, R = 0.2)kc
Forested swale with heavy ground cover (n = 0.10) 5
Forested drainage course/ravine with defined channel bed (n = 0.050) 10
Rock-lined waterway ( n = 0.035) 15
Grassed waterway (n = 0.030) 17
Earth-lined waterway (n = 0.025) 20
CMP pipe (n = 0.024) 21
Concrete pipe (n = 0.012) 42
Other waterways and pipe 0.508/n
CHANNEL FLOW (continuous stream, R = 0.4)kc
Meandering stream (n = 0.040) 20
Rock-lined stream (n = 0.035) 23
Grass-lined stream (n = 0.030) 27
Other streams, man-made channels and pipe (n = 0.807/n)
1413319_Preliminary Storm Calcs.xls\MANNING'S COEFFICIENTS
7/21/2020
JOB NUMBER: 141-033-19
PROJECT: Weston Oaks
FILE: 143319_hydro_planning
NEW IMPERVIOUS AREA
LOTS OVER 3,000 SF 23,760.00 ft2
LOTS UNDER 3,000 SF 12,835.00 ft2
SIDEWALKS 9,427.00 ft2
STREET PAVEMENT (PRIVATE) 11,600.00 ft2
STREET PAVEMENT (PUBLIC) 4,570.00 ft2
62,192.00 ft
2 1.43 ac
EXISTING IMPERVIOUS AREA
BUILDINGS 1,530.00 ft2
DRIVES/PATIOS/WALKS 276.00 ft2
GRAVEL AT 60% IMPERVIOUS 443.00 ft2
STREET PAVEMENT 0.00 ft2
2,249.00 ft2 0.05 ac
Total Shed Area 77,237.00 ft2 1.77 ac
Existing Impervious Area 2,249.00 ft2 0.05 ac
% Impervious 2.9 %
Proposed Impervious Area 62,192.00 ft2 1.43 ac
% Impervious 80.5 %
IMPERVIOUS AREA CALCULATIONS
1413319_Preliminary Storm Calcs.xls\IMPERVIOUS AREA
7/21/2020
Project No.Reviewed byDrawn byVert. Scale:Designed byREF.DateDateDateHoriz. Scale:PH: 503.643.8286PH: 808.753.2376EXISTING IMPERVIOUS AREAWESTON OAKSWESTON OAKS141-033-19PLANNING11
Project No.Reviewed byDrawn byVert. Scale:Designed byREF.DateDateDateHoriz. Scale:PH: 503.643.8286PH: 808.753.2376PROPOSED IMPERVIOUS AREAWESTON OAKSWESTON OAKS141-033-19PLANNING11
Project No.Reviewed byDrawn byVert. Scale:Designed byREF.DateDateDateHoriz. Scale:PH: 503.643.8286PH: 808.753.2376PREDEVELOPED TIME OF CONCENTRATIONWESTON OAKSWESTON OAKS141-033-19PLANNING11
JOB NUMBER: 141-033-19
PROJECT: Weston Oaks
FILE: 143319_hydro_planning
Accum.
LAG ONE: SHEET FLOW (FIRST 300 FEET) Tc
Tt = Travel time
Manning's "n " = 0.24
Flow Length, L = 300 ft ( 300 ft. max.)
P = 2-year, 24hr storm = 2.5 in
Slope, S0 = 0.033 ft/ft
31.82 min. 31.82 min.
LAG TWO: SHALLOW CONCENTRATED FLOW (NEXT 128 FEET)
Tc Velocity factor, k= 9
Slope, S0 = 0.023 ft/ft
1.38 ft/s
Flow Length, L = 128 ft
1.55 min. 33.37 min.
LAG THREE: CHANNEL FLOW (NEXT 0 FEET)
Tc Velocity factor, k= 27
Slope, S0 = 0.006 ft/ft
2.01 ft/s
Flow Length, L = 0 ft
0.00 min. 33.37 min.
TOTAL PREDEVELOPED TIME OF CONCENTRATION (Tc) =33.37 min.
PREDEVELOPED TIME OF CONCENTRATION
1413319_Preliminary Storm Calcs.xls\PREDEVELOPED Tc
7/21/2020
JOB NUMBER: 141-033-19
PROJECT: Weston Oaks
FILE: 143319_hydro_planning
Catchment Time 5 min.
Longest Run of Pipe 330 ft
Velocity of Flow 3 ft/s
Time in Pipe = (330.24 ft)/(3.00 ft/s) = 110 s
TOTAL DEVELOPED Tc =6.83 min.
DEVELOPED TIME OF CONCENTRATION
1413319_Preliminary Storm Calcs.xls\DEVELOPED Tc
10/12/2020
JOB NUMBER: 141-033-19
PROJECT: Weston Oaks
FILE: 143319_hydro_planning
REFERENCES:
REQUIRED WATER QUALITY TREATMENT: 65% Phosphorus Removal.
PROPOSED TREATMENT METHODS:
15%
50%
total 65%
0.36 inches
4 hours
96 hours
Storm Window: 2 weeks
Watershed Area: 1.77 acres
Percent imp: 80.52 %
Impervious Area: 1.43 acres
0.13 cfs
VOLUME CALCULATION:
1,869 ft3
POND PARAMETERS:
1,869 ft
3
3
3 :1
SOLVE FOR BOTTOM AREA:
Bottom Area (Ab) = 204 ft
2
1. Clean Water Services R&O 19-22
WATER QUALITY POND CALCULATIONS
1. Sumped Catch Basins
2. Water quality Pond
DESIGN STORM
ft (3' maximum)
Storage Volume (Sd)=
Storage Depth (Hd)=
POND VOLUME = (1.43 acres)(43560 sqft/acre)(0.36 inch)/(12 in/ft) =
Precipitation:
Storm Duration:
Storm Return Period:
IMPERVIOUS AREA:
Design Inflow = (1.43 ac)*(43560 ft^2/ac)*(0.36 in / 4.0 hrs) =
Side Slopes =
1413319_Preliminary Storm Calcs.xls\WQ POND
7/21/2020
STAGE VS STORAGE CALCULATIONS:
Stage, H* ft Storage, S(H) ft
3 Water Surface Area S.F.
0.0 0.0 203.9
0.5 125.6 298.6
1.0 307.6 411.3
1.5 559.5 542.0
2.0 894.6 690.7
2.5 1326.6 857.4
3.0 1869.0 1042.1
3.5 2535.2 1244.7
4.0 3338.7 1465.4
4.5 4293.1 1704.1
5.0 5411.9 1960.8
Q = 0.13
6
A = 0.04 ft
2
A =p r2
r = 0.11 ft. radius
d = 2r
d = 2.60 in. diameter, use 2 11/16 " orifice
POND OUTLET ORIFICE CALCULATIONS:
Q = (1,869 ft3)/(48 hrs)/(60 min/hrs)/(60 s/min)= 0.01 cfs
24
A = 0.00 ft
2
A =p r2
r = 0.02 ft. radius
d = 2r
d = 0.53 in. diameter, use 5/8 " orifice
Co = orifice coefficient = 0.62
h = average hydraulic head = inches below high flow
g = gravity (32.2 ft/sec 2)
h = average hydraulic head = inches below high flow
LOW FLOW TO POND ORIFICE CALCULATIONS:
cfs (Design Discharge from above)
A = Cross sectional area of orifice
1413319_Preliminary Storm Calcs.xls\WQ POND
7/21/2020
JOB NUMBER:141-033-19PROJECT:Weston OaksFILE:143319_hydro_planningDESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME QSTORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS)(YR) (HR) (IN) (AC) (AC) (AC)2 24 2.5 1.77 80.52 0.35 74 1.43 98 7.25 0.882 24 2.5 1.77 80.52 0.35 74 1.43 98 7.25 0.8810 24 3.45 1.77 80.52 0.35 74 1.43 98 7.25 1.2710 24 3.45 1.77 80.52 0.35 74 1.43 98 7.25 1.2725 24 3.9 1.77 80.52 0.35 74 1.43 98 7.25 1.4625 24 3.9 1.77 80.52 0.35 74 1.43 98 7.25 1.46100 24 4.5 1.77 80.52 0.35 74 1.43 98 7.25 1.71100 24 4.5 1.77 80.52 0.35 74 1.43 98 7.25 1.71SANTA BARBARA URBAN HYDROGRAPHSDEVELOPED 25-YEAR PEAK DISCHARGEPREDEVELOPED 100-YEAR PEAK DISCHARGEDEVELOPED 100-YEAR PEAK DISCHARGEPREDEVELOPED 2-YEAR PEAK DISCHARGEDESCRIPTIONDEVELOPED 2-YEAR PEAK DISCHARGEPREDEVELOPED 10-YEAR PEAK DISCHARGEDEVELOPED 10-YEAR PEAK DISCHARGEPREDEVELOPED 25-YEAR PEAK DISCHARGE1413319_Preliminary Storm Calcs.xlsSBUH7/22/2020
JOB NUMBER: 141-033-19PROJECT: Weston OaksFILE: 143319_hydro_planningDesign Storm: 25 YRStorm Duration: 24 HRSPrecipitation: 3.9 INManning's "n" 0.013INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf V/Vf ACTUALAREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE VLINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS)ENTIRE SHED 1.77 1.77 80.52099 0.35 75 1.43 98 7.25 1.47 12 0.0050 2.53 0.58 3.22 1.06 3.41 STORMWATER CONVEYANCE CALCULATIONS1413319_Preliminary Storm Calcs.xls\CONVEYANCE7/22/2020
PDG
APPENDIX ‘’ –
Table of Contents 1413319_Hydroflow Detention Calcs.gpw
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hydrograph Return Period Recap ........................................................................... 1
1 - Year
Summary Report ....................................................................................................................... 2
Hydrograph Reports ................................................................................................................. 3
Hydrograph No. 1, SBUH Runoff, Pre Developed .................................................................. 3
Hydrograph No. 2, SBUH Runoff, Developed ........................................................................ 4
Hydrograph No. 3, Reservoir, Pond ........................................................................................ 5
Pond Report ....................................................................................................................... 6
2 - Year
Summary Report ....................................................................................................................... 7
Hydrograph Reports ................................................................................................................. 8
Hydrograph No. 1, SBUH Runoff, Pre Developed .................................................................. 8
Hydrograph No. 2, SBUH Runoff, Developed ........................................................................ 9
Hydrograph No. 3, Reservoir, Pond ...................................................................................... 10
Pond Report ..................................................................................................................... 11
5 - Year
Summary Report ..................................................................................................................... 12
Hydrograph Reports ............................................................................................................... 13
Hydrograph No. 1, SBUH Runoff, Pre Developed ................................................................ 13
Hydrograph No. 2, SBUH Runoff, Developed ...................................................................... 14
Hydrograph No. 3, Reservoir, Pond ...................................................................................... 15
Pond Report ..................................................................................................................... 16
10 - Year
Summary Report ..................................................................................................................... 17
Hydrograph Reports ............................................................................................................... 18
Hydrograph No. 1, SBUH Runoff, Pre Developed ................................................................ 18
Hydrograph No. 2, SBUH Runoff, Developed ...................................................................... 19
Hydrograph No. 3, Reservoir, Pond ...................................................................................... 20
Pond Report ..................................................................................................................... 21
25 - Year
Summary Report ..................................................................................................................... 22
Hydrograph Reports ............................................................................................................... 23
Hydrograph No. 1, SBUH Runoff, Pre Developed ................................................................ 23
Hydrograph No. 2, SBUH Runoff, Developed ...................................................................... 24
Hydrograph No. 3, Reservoir, Pond ...................................................................................... 25
Pond Report ..................................................................................................................... 26
Hydrograph Return Period Recap
1
Hyd. Hydrograph Inflow Peak Outflow (cfs) Hydrograph
No. type Hyd(s) description
(origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
1 SBUH Runoff ------- 0.01 0.10 ------- 0.21 0.28 0.38 ------- ------- Pre Developed
2 SBUH Runoff ------- 0.30 0.83 ------- 1.09 1.25 1.44 ------- ------- Developed
3 Reservoir 2 0.01 0.05 ------- 0.17 0.21 0.30 ------- ------- Pond
Proj. file: 1413319_Hydroflow Detention Calcs.gpw Thursday, Sep 3 2020, 10:13 AM
Hydraflow Hydrographs by Intelisolve
Hydrograph Summary Report
2
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)
1 SBUH Runoff 0.01 5 1200 558 ---- ------ ------ Pre Developed
2 SBUH Runoff 0.30 5 480 4,597 ---- ------ ------ Developed
3 Reservoir 0.01 5 1455 2,028 2 172.71 4,434 Pond
1413319_Hydroflow Detention Calcs.gpwReturn Period: 1 Year Thursday, Sep 3 2020, 10:13 AM
Hydraflow Hydrographs by Intelisolve
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 1
Pre Developed
Hydrograph type = SBUH Runoff Peak discharge = 0.01 cfs
Storm frequency = 1 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 75
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 33.37 min
Total precip. = 1.25 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 558 cuft
0 3 5 8 10 13 15 18 20 23 25 28
Q (cfs)
0.00 0.00
0.01 0.01
0.02 0.02
0.03 0.03
0.04 0.04
0.05 0.05
0.06 0.06
0.07 0.07
0.08 0.08
0.09 0.09
0.10 0.10
Q (cfs)
Time (hrs)
Pre Developed
Hyd. No. 1 -- 1 Yr
Hyd No. 1
3
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 2
Developed
Hydrograph type = SBUH Runoff Peak discharge = 0.30 cfs
Storm frequency = 1 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 94
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 7.30 min
Total precip. = 1.25 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 4,597 cuft
0 3 5 8 10 13 15 18 20 23 25
Q (cfs)
0.00 0.00
0.05 0.05
0.10 0.10
0.15 0.15
0.20 0.20
0.25 0.25
0.30 0.30
0.35 0.35
0.40 0.40
0.45 0.45
0.50 0.50
Q (cfs)
Time (hrs)
Developed
Hyd. No. 2 -- 1 Yr
Hyd No. 2
4
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 3
Pond
Hydrograph type = Reservoir Peak discharge = 0.01 cfs
Storm frequency = 1 yrs Time interval = 5 min
Inflow hyd. No. = 2 Max. Elevation = 172.71 ft
Reservoir name = Resevoir Max. Storage = 4,434 cuft
Storage Indication method used. Hydrograph Volume = 2,028 cuft
0 18 37 55 73 92 110 128 147 165 183 202
Q (cfs)
0.00 0.00
0.05 0.05
0.10 0.10
0.15 0.15
0.20 0.20
0.25 0.25
0.30 0.30
0.35 0.35
0.40 0.40
0.45 0.45
0.50 0.50
Q (cfs)
Time (hrs)
Pond
Hyd. No. 3 -- 1 Yr
Hyd No. 3 Hyd No. 2
5
Pond Report 6
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Pond No. 1 - Resevoir
Pond Data
Pond storage is based on known contour areas. Average end area method used.
Stage / Storage Table
Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)
0.00 171.00 2,277 0 0
1.00 172.00 2,553 2,415 2,415
2.00 173.00 3,154 2,853 5,268
3.00 174.00 3,480 3,317 8,585
4.00 175.00 3,809 3,644 12,229
5.00 176.00 4,158 3,983 16,212
6.00 177.00 4,356 4,257 20,469
Culvert / Orifice Structures Weir Structures
[A] [B] [C] [D] [A] [B] [C] [D]
Rise (in)= 12.00 0.50 1.40 0.00
Span (in)= 12.00 0.50 1.40 0.00
No. Barrels = 1 1 1 0
Invert El. (ft)= 170.00 172.00 173.70 0.00
Length (ft)= 0.00 0.00 0.00 0.00
Slope (%)= 0.00 0.00 0.00 0.00
N-Value = .013 .013 .013 .000
Orif. Coeff.= 0.60 0.60 0.60 0.00
Multi-Stage = n/a Yes No No
Crest Len (ft)= 5.00 0.00 0.00 0.00
Crest El. (ft)= 174.50 0.00 0.00 0.00
Weir Coeff.= 3.33 0.00 0.00 0.00
Weir Type = Rect --- --- ---
Multi-Stage = No No No No
Exfiltration = 0.000 in/hr (Contour) Tailwater Elev. = 0.00 ft
Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control.
0.00 7.00 14.00 21.00 28.00 35.00 42.00 49.00 56.00 63.00 70.00
Stage (ft)
0.00 0.00
1.00 1.00
2.00 2.00
3.00 3.00
4.00 4.00
5.00 5.00
6.00 6.00
Stage (ft)
Discharge (cfs)
Stage / Discharge
Total Q
Hydrograph Summary Report
7
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)
1 SBUH Runoff 0.10 5 500 4,180 ---- ------ ------ Pre Developed
2 SBUH Runoff 0.83 5 480 12,011 ---- ------ ------ Developed
3 Reservoir 0.05 5 1445 8,661 2 174.47 10,287 Pond
1413319_Hydroflow Detention Calcs.gpwReturn Period: 2 Year Thursday, Sep 3 2020, 10:13 AM
Hydraflow Hydrographs by Intelisolve
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 1
Pre Developed
Hydrograph type = SBUH Runoff Peak discharge = 0.10 cfs
Storm frequency = 2 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 75
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 33.37 min
Total precip. = 2.50 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 4,180 cuft
0 3 5 8 10 13 15 18 20 23 25 28
Q (cfs)
0.00 0.00
0.05 0.05
0.10 0.10
0.15 0.15
0.20 0.20
0.25 0.25
0.30 0.30
0.35 0.35
0.40 0.40
0.45 0.45
0.50 0.50
Q (cfs)
Time (hrs)
Pre Developed
Hyd. No. 1 -- 2 Yr
Hyd No. 1
8
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 2
Developed
Hydrograph type = SBUH Runoff Peak discharge = 0.83 cfs
Storm frequency = 2 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 94
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 7.30 min
Total precip. = 2.50 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 12,011 cuft
0 3 5 8 10 13 15 18 20 23 25
Q (cfs)
0.00 0.00
0.10 0.10
0.20 0.20
0.30 0.30
0.40 0.40
0.50 0.50
0.60 0.60
0.70 0.70
0.80 0.80
0.90 0.90
1.00 1.00
Q (cfs)
Time (hrs)
Developed
Hyd. No. 2 -- 2 Yr
Hyd No. 2
9
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 3
Pond
Hydrograph type = Reservoir Peak discharge = 0.05 cfs
Storm frequency = 2 yrs Time interval = 5 min
Inflow hyd. No. = 2 Max. Elevation = 174.47 ft
Reservoir name = Resevoir Max. Storage = 10,287 cuft
Storage Indication method used. Hydrograph Volume = 8,661 cuft
0 24 48 73 97 121 145 169 193 218 242
Q (cfs)
0.00 0.00
0.10 0.10
0.20 0.20
0.30 0.30
0.40 0.40
0.50 0.50
0.60 0.60
0.70 0.70
0.80 0.80
0.90 0.90
1.00 1.00
Q (cfs)
Time (hrs)
Pond
Hyd. No. 3 -- 2 Yr
Hyd No. 3 Hyd No. 2
10
Pond Report 11
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Pond No. 1 - Resevoir
Pond Data
Pond storage is based on known contour areas. Average end area method used.
Stage / Storage Table
Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)
0.00 171.00 2,277 0 0
1.00 172.00 2,553 2,415 2,415
2.00 173.00 3,154 2,853 5,268
3.00 174.00 3,480 3,317 8,585
4.00 175.00 3,809 3,644 12,229
5.00 176.00 4,158 3,983 16,212
6.00 177.00 4,356 4,257 20,469
Culvert / Orifice Structures Weir Structures
[A] [B] [C] [D] [A] [B] [C] [D]
Rise (in)= 12.00 0.50 1.40 0.00
Span (in)= 12.00 0.50 1.40 0.00
No. Barrels = 1 1 1 0
Invert El. (ft)= 170.00 172.00 173.70 0.00
Length (ft)= 0.00 0.00 0.00 0.00
Slope (%)= 0.00 0.00 0.00 0.00
N-Value = .013 .013 .013 .000
Orif. Coeff.= 0.60 0.60 0.60 0.00
Multi-Stage = n/a Yes No No
Crest Len (ft)= 5.00 0.00 0.00 0.00
Crest El. (ft)= 174.50 0.00 0.00 0.00
Weir Coeff.= 3.33 0.00 0.00 0.00
Weir Type = Rect --- --- ---
Multi-Stage = No No No No
Exfiltration = 0.000 in/hr (Contour) Tailwater Elev. = 0.00 ft
Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control.
0.00 7.00 14.00 21.00 28.00 35.00 42.00 49.00 56.00 63.00 70.00
Stage (ft)
0.00 0.00
1.00 1.00
2.00 2.00
3.00 3.00
4.00 4.00
5.00 5.00
6.00 6.00
Stage (ft)
Discharge (cfs)
Stage / Discharge
Total Q
Hydrograph Summary Report
12
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)
1 SBUH Runoff 0.21 5 495 6,597 ---- ------ ------ Pre Developed
2 SBUH Runoff 1.09 5 480 15,721 ---- ------ ------ Developed
3 Reservoir 0.17 5 945 12,362 2 174.52 10,484 Pond
1413319_Hydroflow Detention Calcs.gpwReturn Period: 5 Year Thursday, Sep 3 2020, 10:13 AM
Hydraflow Hydrographs by Intelisolve
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 1
Pre Developed
Hydrograph type = SBUH Runoff Peak discharge = 0.21 cfs
Storm frequency = 5 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 75
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 33.37 min
Total precip. = 3.10 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 6,597 cuft
0 3 5 8 10 13 15 18 20 23 25 28
Q (cfs)
0.00 0.00
0.05 0.05
0.10 0.10
0.15 0.15
0.20 0.20
0.25 0.25
0.30 0.30
0.35 0.35
0.40 0.40
0.45 0.45
0.50 0.50
Q (cfs)
Time (hrs)
Pre Developed
Hyd. No. 1 -- 5 Yr
Hyd No. 1
13
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 2
Developed
Hydrograph type = SBUH Runoff Peak discharge = 1.09 cfs
Storm frequency = 5 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 94
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 7.30 min
Total precip. = 3.10 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 15,721 cuft
0 3 5 8 10 13 15 18 20 23 25
Q (cfs)
0.00 0.00
1.00 1.00
2.00 2.00
Q (cfs)
Time (hrs)
Developed
Hyd. No. 2 -- 5 Yr
Hyd No. 2
14
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 3
Pond
Hydrograph type = Reservoir Peak discharge = 0.17 cfs
Storm frequency = 5 yrs Time interval = 5 min
Inflow hyd. No. = 2 Max. Elevation = 174.52 ft
Reservoir name = Resevoir Max. Storage = 10,484 cuft
Storage Indication method used. Hydrograph Volume = 12,362 cuft
0 24 48 73 97 121 145 169 193 218 242
Q (cfs)
0.00 0.00
1.00 1.00
2.00 2.00
Q (cfs)
Time (hrs)
Pond
Hyd. No. 3 -- 5 Yr
Hyd No. 3 Hyd No. 2
15
Pond Report 16
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Pond No. 1 - Resevoir
Pond Data
Pond storage is based on known contour areas. Average end area method used.
Stage / Storage Table
Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)
0.00 171.00 2,277 0 0
1.00 172.00 2,553 2,415 2,415
2.00 173.00 3,154 2,853 5,268
3.00 174.00 3,480 3,317 8,585
4.00 175.00 3,809 3,644 12,229
5.00 176.00 4,158 3,983 16,212
6.00 177.00 4,356 4,257 20,469
Culvert / Orifice Structures Weir Structures
[A] [B] [C] [D] [A] [B] [C] [D]
Rise (in)= 12.00 0.50 1.40 0.00
Span (in)= 12.00 0.50 1.40 0.00
No. Barrels = 1 1 1 0
Invert El. (ft)= 170.00 172.00 173.70 0.00
Length (ft)= 0.00 0.00 0.00 0.00
Slope (%)= 0.00 0.00 0.00 0.00
N-Value = .013 .013 .013 .000
Orif. Coeff.= 0.60 0.60 0.60 0.00
Multi-Stage = n/a Yes No No
Crest Len (ft)= 5.00 0.00 0.00 0.00
Crest El. (ft)= 174.50 0.00 0.00 0.00
Weir Coeff.= 3.33 0.00 0.00 0.00
Weir Type = Rect --- --- ---
Multi-Stage = No No No No
Exfiltration = 0.000 in/hr (Contour) Tailwater Elev. = 0.00 ft
Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control.
0.00 7.00 14.00 21.00 28.00 35.00 42.00 49.00 56.00 63.00 70.00
Stage (ft)
0.00 0.00
1.00 1.00
2.00 2.00
3.00 3.00
4.00 4.00
5.00 5.00
6.00 6.00
Stage (ft)
Discharge (cfs)
Stage / Discharge
Total Q
Hydrograph Summary Report
17
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)
1 SBUH Runoff 0.28 5 490 8,138 ---- ------ ------ Pre Developed
2 SBUH Runoff 1.25 5 480 17,906 ---- ------ ------ Developed
3 Reservoir 0.21 5 800 14,547 2 174.53 10,515 Pond
1413319_Hydroflow Detention Calcs.gpwReturn Period: 10 Year Thursday, Sep 3 2020, 10:13 AM
Hydraflow Hydrographs by Intelisolve
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 1
Pre Developed
Hydrograph type = SBUH Runoff Peak discharge = 0.28 cfs
Storm frequency = 10 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 75
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 33.37 min
Total precip. = 3.45 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 8,138 cuft
0 3 5 8 10 13 15 18 20 23 25 28
Q (cfs)
0.00 0.00
0.05 0.05
0.10 0.10
0.15 0.15
0.20 0.20
0.25 0.25
0.30 0.30
0.35 0.35
0.40 0.40
0.45 0.45
0.50 0.50
Q (cfs)
Time (hrs)
Pre Developed
Hyd. No. 1 -- 10 Yr
Hyd No. 1
18
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 2
Developed
Hydrograph type = SBUH Runoff Peak discharge = 1.25 cfs
Storm frequency = 10 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 94
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 7.30 min
Total precip. = 3.45 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 17,906 cuft
0 3 5 8 10 13 15 18 20 23 25
Q (cfs)
0.00 0.00
1.00 1.00
2.00 2.00
Q (cfs)
Time (hrs)
Developed
Hyd. No. 2 -- 10 Yr
Hyd No. 2
19
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 3
Pond
Hydrograph type = Reservoir Peak discharge = 0.21 cfs
Storm frequency = 10 yrs Time interval = 5 min
Inflow hyd. No. = 2 Max. Elevation = 174.53 ft
Reservoir name = Resevoir Max. Storage = 10,515 cuft
Storage Indication method used. Hydrograph Volume = 14,547 cuft
0 24 48 73 97 121 145 169 193 218 242
Q (cfs)
0.00 0.00
1.00 1.00
2.00 2.00
Q (cfs)
Time (hrs)
Pond
Hyd. No. 3 -- 10 Yr
Hyd No. 3 Hyd No. 2
20
Pond Report 21
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Pond No. 1 - Resevoir
Pond Data
Pond storage is based on known contour areas. Average end area method used.
Stage / Storage Table
Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)
0.00 171.00 2,277 0 0
1.00 172.00 2,553 2,415 2,415
2.00 173.00 3,154 2,853 5,268
3.00 174.00 3,480 3,317 8,585
4.00 175.00 3,809 3,644 12,229
5.00 176.00 4,158 3,983 16,212
6.00 177.00 4,356 4,257 20,469
Culvert / Orifice Structures Weir Structures
[A] [B] [C] [D] [A] [B] [C] [D]
Rise (in)= 12.00 0.50 1.40 0.00
Span (in)= 12.00 0.50 1.40 0.00
No. Barrels = 1 1 1 0
Invert El. (ft)= 170.00 172.00 173.70 0.00
Length (ft)= 0.00 0.00 0.00 0.00
Slope (%)= 0.00 0.00 0.00 0.00
N-Value = .013 .013 .013 .000
Orif. Coeff.= 0.60 0.60 0.60 0.00
Multi-Stage = n/a Yes No No
Crest Len (ft)= 5.00 0.00 0.00 0.00
Crest El. (ft)= 174.50 0.00 0.00 0.00
Weir Coeff.= 3.33 0.00 0.00 0.00
Weir Type = Rect --- --- ---
Multi-Stage = No No No No
Exfiltration = 0.000 in/hr (Contour) Tailwater Elev. = 0.00 ft
Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control.
0.00 7.00 14.00 21.00 28.00 35.00 42.00 49.00 56.00 63.00 70.00
Stage (ft)
0.00 0.00
1.00 1.00
2.00 2.00
3.00 3.00
4.00 4.00
5.00 5.00
6.00 6.00
Stage (ft)
Discharge (cfs)
Stage / Discharge
Total Q
Hydrograph Summary Report
22
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)
1 SBUH Runoff 0.38 5 490 10,229 ---- ------ ------ Pre Developed
2 SBUH Runoff 1.44 5 480 20,730 ---- ------ ------ Developed
3 Reservoir 0.30 5 665 17,370 2 174.55 10,574 Pond
1413319_Hydroflow Detention Calcs.gpwReturn Period: 25 Year Thursday, Sep 3 2020, 10:13 AM
Hydraflow Hydrographs by Intelisolve
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 1
Pre Developed
Hydrograph type = SBUH Runoff Peak discharge = 0.38 cfs
Storm frequency = 25 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 75
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 33.37 min
Total precip. = 3.90 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 10,229 cuft
0 3 5 8 10 13 15 18 20 23 25 28
Q (cfs)
0.00 0.00
0.05 0.05
0.10 0.10
0.15 0.15
0.20 0.20
0.25 0.25
0.30 0.30
0.35 0.35
0.40 0.40
0.45 0.45
0.50 0.50
Q (cfs)
Time (hrs)
Pre Developed
Hyd. No. 1 -- 25 Yr
Hyd No. 1
23
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 2
Developed
Hydrograph type = SBUH Runoff Peak discharge = 1.44 cfs
Storm frequency = 25 yrs Time interval = 5 min
Drainage area = 1.770 ac Curve number = 94
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 7.30 min
Total precip. = 3.90 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume = 20,730 cuft
0 3 5 8 10 13 15 18 20 23 25
Q (cfs)
0.00 0.00
1.00 1.00
2.00 2.00
Q (cfs)
Time (hrs)
Developed
Hyd. No. 2 -- 25 Yr
Hyd No. 2
24
Hydrograph Plot
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Hyd. No. 3
Pond
Hydrograph type = Reservoir Peak discharge = 0.30 cfs
Storm frequency = 25 yrs Time interval = 5 min
Inflow hyd. No. = 2 Max. Elevation = 174.55 ft
Reservoir name = Resevoir Max. Storage = 10,574 cuft
Storage Indication method used. Hydrograph Volume = 17,370 cuft
0 24 48 73 97 121 145 169 193 218 242
Q (cfs)
0.00 0.00
1.00 1.00
2.00 2.00
Q (cfs)
Time (hrs)
Pond
Hyd. No. 3 -- 25 Yr
Hyd No. 3 Hyd No. 2
25
Pond Report 26
Hydraflow Hydrographs by Intelisolve Thursday, Sep 3 2020, 10:13 AM
Pond No. 1 - Resevoir
Pond Data
Pond storage is based on known contour areas. Average end area method used.
Stage / Storage Table
Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)
0.00 171.00 2,277 0 0
1.00 172.00 2,553 2,415 2,415
2.00 173.00 3,154 2,853 5,268
3.00 174.00 3,480 3,317 8,585
4.00 175.00 3,809 3,644 12,229
5.00 176.00 4,158 3,983 16,212
6.00 177.00 4,356 4,257 20,469
Culvert / Orifice Structures Weir Structures
[A] [B] [C] [D] [A] [B] [C] [D]
Rise (in)= 12.00 0.50 1.40 0.00
Span (in)= 12.00 0.50 1.40 0.00
No. Barrels = 1 1 1 0
Invert El. (ft)= 170.00 172.00 173.70 0.00
Length (ft)= 0.00 0.00 0.00 0.00
Slope (%)= 0.00 0.00 0.00 0.00
N-Value = .013 .013 .013 .000
Orif. Coeff.= 0.60 0.60 0.60 0.00
Multi-Stage = n/a Yes No No
Crest Len (ft)= 5.00 0.00 0.00 0.00
Crest El. (ft)= 174.50 0.00 0.00 0.00
Weir Coeff.= 3.33 0.00 0.00 0.00
Weir Type = Rect --- --- ---
Multi-Stage = No No No No
Exfiltration = 0.000 in/hr (Contour) Tailwater Elev. = 0.00 ft
Note: Culvert/Orifice outflows have been analyzed under inlet and outlet control.
0.00 7.00 14.00 21.00 28.00 35.00 42.00 49.00 56.00 63.00 70.00
Stage (ft)
0.00 0.00
1.00 1.00
2.00 2.00
3.00 3.00
4.00 4.00
5.00 5.00
6.00 6.00
Stage (ft)
Discharge (cfs)
Stage / Discharge
Total Q
Teragan & Associates, Inc.
3145 Westview Circle Lake Oswego, OR 97034
Phone: 971.295.4835 Fax: 503.697.1976
Email: todd@teragan.com Website: teragan.com
MEMORANDUM
DATE: February 28, 2019
TO: Wayne Chapman
FROM: Todd Prager, AICP, RCA #597, ISA Board Certified Master Arborist
RE: Tree Canopy Standards for Parcel 1 at 11850 SW 95th Avenue
The City of Tigard has requested a letter demonstrating that the tree canopy
standards for parcel 1 at 11850 SW 95th Avenue are met.
The subject parcel is in the R-7 zoning district which requires 40 percent effective
canopy coverage. Attachment 1 is the site survey of existing trees. Note that I added
several smaller diameter fruit trees and trees on neighboring parcels in red to the site
survey.
Attachment 2 is the tree inventory data for each of the trees at the site. The combined
mature canopy of the trees to be retained on parcel 1 is 4,430 square feet. Retained
trees are eligible for 200 percent canopy credit, so the effective canopy provided by
the existing trees on parcel 1 is 8,860 square feet.
The size of parcel 1 is 10,340 square feet. Therefore, 86 percent effective canopy
coverage is provided by the existing trees to be retained. Since the minimum
required canopy coverage is 40 percent, the tree canopy standards for parcel 1 are
met. Attachment 3 is a summary of the effective tree canopy standards.
Please contact me if you have questions, concerns, or need any additional
information.
Sincerely,
Todd Prager
ASCA Registered Consulting Arborist #597
ISA Board Certified Master Arborist, WE-6723B
ISA Qualified Tree Risk Assessor
AICP, American Planning Association
Teragan & Associates, Inc.
3145 Westview Circle Lake Oswego, OR 97034
Phone: 971.295.4835 Fax: 503.697.1976
Email: todd@teragan.com Website: teragan.com
Attachments: Attachment 1 - Site Survey with Tree Locations
Attachment 2 - Inventory of Existing Trees
Attachment 3 - Summary of Effective Canopy
Attachment 4 - Assumptions and Limiting Conditions
Tree Canopy for Parcel 1
Wayne Chapman
February 28, 2019
Page 2 of 8
Tree Canopy for Parcel 1Wayne ChapmanFebruary 28, 2019Page 3 of 8588.1588.2588.3588.4588.5dead Lombardy poplarsalong property line589.1589.2589.3589.4589.5589.6589.738.0 ft34.0 ftRoot protection zone(radius noted)Crown areaAttachment 1
576577578579580581582583584585586587Teragan Associates, Inc.3145 Westview Circle • Lake Oswego, OR 97034 Phone: 971.295.4835 • Fax: 503.697.1976 Email: todd@teragan.com • Website: teragan.comTree Canopy for Parcel 1Wayne ChapmanFebruary 28, 2019Page 4 of 8Attachment 1
588588.1588.2588.3588.4588.5589589.1589.2589.3589.4Teragan Associates, Inc.3145 Westview Circle • Lake Oswego, OR 97034 Phone: 971.295.4835 • Fax: 503.697.1976 Email: todd@teragan.com • Website: teragan.comTree Canopy for Parcel 1Wayne ChapmanFebruary 28, 2019Page 5 of 8Attachment 1
589.5589.6589.7p.Teragan Associates, Inc.3145 Westview Circle • Lake Oswego, OR 97034 Phone: 971.295.4835 • Fax: 503.697.1976 Email: todd@teragan.com • Website: teragan.comTree Canopy for Parcel 1Wayne ChapmanFebruary 28, 2019Page 6 of 8Attachment 1
Teragan Associates, Inc.3145 Westview Circle • Lake Oswego, OR 97034 Phone: 971.295.4835 • Fax: 503.697.1976 Email: todd@teragan.com • Website: teragan.comTree Canopy for Parcel 1Wayne ChapmanFebruary 28, 2019Page 7 of 8Attachment 3
Teragan & Associates, Inc.
3145 Westview Circle Lake Oswego, OR 97034
Phone: 971.295.4835 Fax: 503.697.1976
Email: todd@teragan.com Website: teragan.com
Attachment 4
Assumptions and Limiting Conditions
1. Any legal description provided to the consultant is assumed to be correct.
The site plans and other information provided by Wayne Chapman and his
consultants was the basis of the information provided in this report.
2. It is assumed that this property is not in violation of any codes, statutes,
ordinances, or other governmental regulations.
3. The consultant is not responsible for information gathered from others
involved in various activities pertaining to this project. Care has been taken to
obtain information from reliable sources.
4. Loss or alteration of any part of this delivered report invalidates the entire
report.
5. Drawings and information contained in this report may not be to scale and are
intended to be used as display points of reference only.
6. The consultant's role is only to make recommendations. Inaction on the part
of those receiving the report is not the responsibility of the consultant.
7. The purpose of this report is to demonstrate that the tree canopy standards for
parcel 1 at 11850 SW 95th Avenue are met.
Tree Canopy for Parcel 1
Wayne Chapman
February 28, 2019
Page 8 of 8
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12345678910111213141516173757 SF3511 SF3508 SF 3505 SF4476 SF3258 SF3077 SF3077 SF3077 SF3899 SF3684 SF2736 SF1167 SF2736 SF2223 SF2223 SF3637 SF6105 SF3620 SF742 SF91'40'91'40'67'68'90'36'36'91'34'34'91'34'34'91'90'34'34'63'44'18'44'8'6'107'2223 SF10'21'44'107'32'26'86'26' 32'86'32'86'14'14' 32'86'32'26'86'26' 26'26'86'43'76'46'34'103'34'34'103'34'34'103'34'103'36'103'37'33'107'42'21'11'85'17'10996 SFEX. 12" STORMEX. 8" SAN.8" SANITARY12" STORM8" SANITARY12" STORMTRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATHSW 95TH AVENUEHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_1.0pldev.dwg 10/12/2020 12:09:13 PMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGWESTON OAKS PUDSITE MAPSCALE: 1"=30' SUN & WIND = SOLAR ACCESS AVAILABLEPROPOSED SETBACKSNTSA 17 LOT PLANNED DEVELOPMENT ON TAX LOT 10100 TAX MAP 1S1 35DC SW 95TH AVENUE, TIGARD, OREGON, 97223TAX MAP: 1S1 35DCTAX LOTS: 10100SITE ADDRESS: 11900 SW 95TH AVETIGARD, OR 97223SITE SIZE: 77,237 SF (1.77 ACRES)ZONING: R-7SITE INFORMATIONPLANNING/ENGINEERING/SURVEYINGPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: MATT SPRAGUEVERTICAL DATUMCITY OF TIGARD GEODETIC CONTROL.ELEVATIONS BASED ON STATION GC-022-053, A3-1/4" ALUMINUM DISK MARKING THE QUARTERCORNER COMMON TO SECTIONS 2 (T2S) & 35 (T1S),R1W, W.M. AND LOCATED JUST SOUTHERLY OFTHE SW 95TH AVENUE AND SW CENTER STREETINTERSECTION.NGVD 29 ELEVATION: 165.18PRELIMINARY GRADING PLANP5.0PRELIMINARY PLATP3.0SHEET INDEXP7.0P6.0EXISTING CONDITIONSP4.0CONCEPT & PLANNED DEVELOPMENT PLANP2.0DETAILED PLANNED DEVELOPMENT PLANSHEET DESCRIPTIONSHEETNUMBERP1.0VICINITY MAPSITEFRONT BUILDING: 13.5 FT.FRONT GARAGE: 20 FT.INTERIOR SIDE YARD: 3 FT.ADJACENT SIDE YARD: 5 FT.STREET SIDE YARD: 8 FT.REAR BUILDING: 15 FT.REQUESTED SETBACKSAPPLICANTCTH INVESTMENTS14787 SW MILLIKAN WAYBEAVERTON, OR 97003PHONE (503) 970-5699CONTACT: MATT WELLNERPRELIMINARY UTILITY & STORM PLANPROJECT ARBORISTTERAGAN & ASSOCIATES3145 WESTVIEW CIRCLELAKE OSWEGO, OR 97034PHONE (971) 295-4835CONTACT: TODD PRAGERLANDSCAPE ARCHITECTPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: BEN HOLMES, PLAPRELIMINARY AERIAL / CIRCULATION PLANP8.0DETAILED PLANNED DEVELOPMENTPLANP1.0CONVENTIONAL DEVELOPMENT PLANPRELIMINARY STREETS & PARKING PLANSW 95TH AVE STREET PROFILESW 95TH AVE STORM & SAN. SEWER PROFILESTRACT B STORM AND SAN. SEWER PROFILESP9.0P10.0P11.0P12.0OWNERCHAPMAN/MANSON FAMILY TRUST ANDSHARON R. CHAPMAN TRUST6324 NW 32ND PL.PORTLAND, OR 97211CONTACT: WAYNE CHAPMANLANDSCAPE PLANTING PLAN & SITE PLANL1.0PLANTING LEGEND & NOTESL1.2PLANTING DETAILS, NOTES, & CONDITIONSL1.3
5 DETACHED SINGLEFAMILY LOTS5 DETACHED SINGLEFAMILY LOTS3 DETACHED SINGLEFAMILY LOTS4 DETACHED SINGLEFAMILY LOTSEX. 12" STORMEX. 8" SAN.TRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATHSW 95TH AVENUEHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_2.0conc.dwg 10/1/2020 9:55:26 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGCONCEPT & PLANNED DEVELOPMENTPLANP2.0BOUNDARY LINEPROPOSED LOT LINEPROPOSED EASEMENT LINEPROPOSED RIGHT-OF-WAYPROPOSED CENTERLINEPROPOSED PAVEMENTPROPOSED STANDARD CURB AND GUTTERPROPOSED WEDGE CURBPROPOSED CONCRETE SIDEWALKLEGENDTREE TO BE REMOVEDTREE TO REMAINCONCRETEOPEN SPACENON-AUTO CIRCULATIONTRANSIT ACCESS TRIMET LINES: 76 - SW GREENBURG ROAD 12 - 99W WES COMMUTER RAIL- SW COMMERCIAL STREETNOTE:40% OPEN SPACE DENSITYDETACHEDNTS
TRACT DSTORMFACILITYTRACT EOPENSPACETRACT DSTORMFACILITYTRACT EOPENSPACETRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT C PED PATHSW 95TH AVENUE12345678910111213141516173757 SF3511 SF3508 SF 3505 SF4476 SF3258 SF3077 SF3077 SF3077 SF3899 SF3684 SF2736 SF1167 SF2736 SF2223 SF2223 SF3637 SF6105 SF3620 SF742 SF91'40'91'40'67'68'90'36'36'91'34'34'91'34'34'91'90'34'34'63'44'18'44'8'6'107'2223 SF10'21'44'107'32'26'86'26' 32'86'32'86'14'14' 32'86'32'26'86'26' 26'26'86'43'76'46'34'103'34'34'103'34'34'103'34'103'36'103'37'33'107'42'21'11'85'17'10996 SFHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_3.0plat.dwg 10/12/2020 12:09:21 PMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGWESTON OAKSSITE MAPSCALE: 1"=30' SUN & WIND = SOLAR ACCESS AVAILABLEDETACHEDNTSA 17 LOT PLANNED DEVELOPMENT ON TAX LOT 10100 TAX MAP 1S135DC11900 SW 95TH AVENUE, TIGARD, OREGON, 97223TAX MAP: 1S1 35DCTAX LOTS: 10100SITE ADDRESS: 11900 SW 95TH AVE.TIGARD, OREGON 97223SITE SIZE: 1.77 ACRESZONING: R-7SITE INFORMATIONPLANNING/ENGINEERING/SURVEYINGPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: MATT SPRAGUEVERTICAL DATUMELEVATIONS BASED ON STATION GC-022-053A 3-1/4" ALUMINUM DISK MARKING THE QUARTERCORNER COMMON TO SECTIONS 2 (T2S) & 35 (T1S),R1W, W.M AND LOCATED JUST SOUTHERNLY OFTHE SW 95TH AVENUE AND CENTER STREETINTERSECTIONELEVATION OF BENCHMARK=165.18' (NGVD 29VERTICAL DATUM)VICINITY MAPSITEFRONT BUILDING: 13.5 FT.FRONT GARAGE: 20 FT.SIDE YARD: 3 FT.STREET SIDE YARD: 8 FT.PERIMETER SIDE YARD: 5 FT.REAR BUILDING: 15 FT.SETBACKS REQUESTEDAPPLICANTCTH INVESTMENTS14787 SW MILLIKAN WAYBEAVERTON, OR 97003PHONE (503) 970-5699CONTACT: MATT WELLNERPROJECT ARBORISTTERAGAN & ASSOCIATES3145 WESTVIEW CIRCLELAKE OSWEGO, OR 97034PHONE (971) 295-4835CONTACT: TODD PRAGERLANDSCAPE ARCHITECTPIONEER DESIGN GROUP, INC.9020 SW WASHINGTON SQ RD., SUITE 170PORTLAND, OR 97223PHONE (503) 643-8286CONTACT: BEN HOLMES, PLAPRELIMINARY PLATP3.0OWNERCHAPMAN/MANSON FAMILY TRUST ANDSHARON R. CHAPMAN TRUST6324 NW 32ND PL.PORTLAND, OR 97211CONTACT: WAYNE CHAPMAN
123 45678PUBLIC STREET (50 FOOT ROW)TRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATHSW 95TH AVENUE2920 SF4934 SF5110 SF5092 SF8580 SF7951 SF6133 SF5571 SF5568 SF5500 SF40'73'40'73'73'67'68'70'70'73'31'72'21'26'100'37'65'41'119'93'2 5 '54'41'112'63'31'39'97'57'42'15'100'57'57'98'57'56'98'57'98'Horiz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_4.0conv.dwg 10/1/2020 9:55:45 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGCONVENTIONAL DEVELOPMENT PLANP4.0BOUNDARY LINEPROPOSED LOT LINEPROPOSED EASEMENT LINEPROPOSED RIGHT-OF-WAYPROPOSED CENTERLINEPROPOSED PAVEMENTLEGEND
Horiz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_5.0excn.dwg 10/1/2020 9:55:57 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGEXISTING CONDITIONS PLANP5.0- CLEANOUT- WATER METER- TELECOMM PEDESTAL- LIGHT POLE- UNDERGROUND POWER LINE- GAS LINE- SANITARY SEWER LINE- STORM DRAINAGE LINE - EXISTING CONCRETE- GAS VAULT- UTILITY VAULT- TELEPHONE MH/VAULT- SIGN - EXISTING ASPHALT PAVEMENT- STORM MANHOLE- FIRE HYDRANT ASSEMBLY- WATER VALVE- SANITARY MANHOLE- CATCH BASIN/DRAIN INLETLEGEND- WATER VAULT- JUNCTION BOX- SURVEY MONUMENT FOUND- MAILBOX- OVERHEAD WIRE- RIGHT-OF-WAY LINE- WATER LINE- COMMUNICATION LINE- TELEPHONE LINE- BOUNDARY LINE- EXISTING LOT LINE- EASEMENT LINE- FENCE LINE (AS NOTED)- EXISTING 1' CONTOUR- EXISTING 5' CONTOUR- CENTER LINE- POWER POLE - GAS VALVE- CULVERT- CONIFEROUS TREE (DBH)- DECIDUOUS TREE (DBH) - EXISTING GRAVEL SURFACE- ELECTRIC VAULT- GAS METER- PEDESTRIAN SIGNAL POLE - EXISTING BUILDING FOOTPRINT- FIRE DEPARTMENT CONNECTIONFDC- IRRIGATION VALVE- MONITORING WELL- COMMUNICATION VAULTVC- UTILITY EXTENSION- BOLLARD- HANDICAP MARKERVWVG- DIAMETER (INCHES) AT BREAST HEIGHT - EXISTING WOOD DECK- UTILITY PEDESTAL- ELECTRIC PEDESTAL- GUY WIRE- TRAFFIC SIGNAL POLE- TREE TO BE REMOVED- FENCE LINE (AS NOTED)- EXISTIND DRIP LINE
1234567891011121314151617TRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATHSW 95TH AVENUE124EX. 12" STORMEX. 8" SAN.8" SANITARY12" STORM8" SANITARY12" STORMTRACT A OPEN SPACE3Horiz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_6.0grad.dwg 10/1/2020 9:56:07 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGPRELMINARY GRADING PLANSP6.0CONSTRUCTION NOTESPROPOSED CONSTRUCTION ENTRANCE.1PROPOSED PERIMETER SILT FENCE, TYP.2PROPOSED TYPE 4 INLET PROTECTION, TYP.34PROPOSED STOCKPILE LOCATION.EXISTING 1' CONTOUREXISTING 5' CONTOURPROPOSED 1' CONTOURPROPOSED 5' CONTOURPROPOSED EROSION CONTROLFENCINGPROPOSED CONSTRUCTIONENTRANCEPROPOSED FLOW LINEPROPOSED STOCKPILELOCATIONLEGENDPROPOSED WALL HEIGHTTYPE 4 INLET PROTECTIONPROPOSED CONCRETERETAINING WALLDISTURBANCE AREA = 1.92 ACCUT / FILL TOTAL =4937 CYPROPOSED FILL = 2531 CYPROPOSED CUT = 2406 CYCUT / FILL TOTALSNET CUT / FILL =125 CY FILLNO WORK AREA WITH OUTARBORIST PRESENTEXISTIND DRIP LINEPROPOSEDTREE PROTECTIONFENCING
1234567891011121314151617TRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATH91'40'91'40'67'68'90'36'36'91'34'34'91'34'34'91'90'34'34'63'44'18'44'8'6'107'10'21'44'107'32'26'86'26'32'86'32'86'14'14'32'86'32'26'86'26'26'26'86'43'76'46'34'103'34'34'103'34'34'103'34'103'36'103'37'33'107'42'21'11'85'17'SW 95TH AVENUEHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_7.0strt.dwg 10/1/2020 9:56:16 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGPRELIMINARY STREETS & PARKINGPLANP7.0LEGENDBOUNDARY LINEPROPOSED LOT LINEPROPOSED EASEMENT LINEPROPOSED RIGHT-OF-WAYPROPOSED CENTERLINEPROPOSED PAVEMENTPROPOSED STANDARD CURB AND GUTTERPROPOSED WEDGE CURBPROPOSED CONCRETE SIDEWALKVISION CLEARNACEPROPOSED MAILBOXPROPOSED PARKINGTYPICAL NEIGHBORHOOD ROUTESW 95TH AVE.N.T.S.27'TYPICAL PRIVATE STREETTRACT 'B' EAST-WEST LEGN.T.S.5'26'5'21'TYPICAL PRIVATE STREETTRACT 'B' NORTH-SOUTH LEGN.T.S.5'20'5'4. CONCRETE SHALL BE 3000 PSI AT 28 DAYS.1.2.3.EXTEND AT LEAST 50% THROUGH THE CURB .INTERVALS UNLESS OTHERWISE SPECIFIED, AND SHALLCONTRACTION JOINTS SHALL BE PLACED AT 15'SPECIFIED.EXPANSION JOINTS SHALL BE PLACED ONLY ASSHOWN.ALL RADII SHALL BE 3/4" EXCEPT AS OTHERWISENOTES:\\\\////\\\\WEDGE CURB
3620 SF91'40'91'40'8'TRACT A OPEN SPACETRACT EOPENSPACESW 95TH AVENUE16517017518018519016517017518018519010+00 11+00 12+00 13+00 14+00 14+29-4.50%-3.72%-3.32%-4.85%-3.50%-4.15%PVI STA = 11+04.71PVI ELEV = 182.10PVI STA = 11+63.43PVI ELEV = 179.46PVI STA = 11+86.11PVI ELEV = 178.66PVI STA = 12+22.38PVI ELEV = 177.16PVI STA = 12+90.73PVI ELEV = 174.62PVI STA = 13+23.13PVI ELEV = 173.54PVI STA = 13+49.71PVI ELEV = 172.25Horiz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_8.0strt.dwg 10/1/2020 9:56:26 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGSW 95TH AVE STREET PROFILEP8.0SW 95TH AVESCALE: HORZ: 1" = 20', VERT: 1"=2'STREET PLANSW 95TH AVESCALE: HORZ: 1" = 20', VERT: 1"=2'STREET PROFILE
1234567891011121314151617EX. 12" STORMEX. 8" SAN.TRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATHSW 95TH AVENUE21112532412617Horiz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_9.0util.dwg 10/1/2020 9:56:36 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGPRELIMINARY UTILITY & STORM PLANP9.0BOUNDARY LINEPROPOSED LOT LINEPROPOSED EASEMENT LINEPROPOSED RIGHT-OF-WAYPROPOSED CENTERLINELEGENDPROPOSED PAVEMENTPROPOSED STORM LINE & MANHOLEPROPOSED SANITARY LINE & MANHOLEPROPOSED 1" WATER SERVICE & METERPROPOSED STANDARD CURBPROPOSED CONCRETE SIDEWALKWATER NOTES12PROPOSED WATER METER BANK.SANITARY NOTESCONSTRUCT NEW 48" SANITARY MANHOLE OVEREXISTING SANITARY MAIN TO SERVE THE SITE1STORM NOTESPROPOSED WATER QUALITY AND DETENTION FACILITYTO TREAT AND DETAIN RUNOFF FROM THE SITE.123CONSTRUCT 60" PRETREATMENT WATER QUALITYMANHOLE.EASEMENT NOTES18.0' WIDE PUE.APPROXIMATE STREET LIGHTLOCATION (FINAL LOCATION WILLBE DESIGNED BY A LIGHTINGDESIGNER).PROPOSED WATER LATERAL (TYP.)PROPOSED WATER LINE AND VALVETRACT NOTES1. TRACT B WILL BE A PRIVATE STREET TRACT, OWNEDAND MAINTAINED BY THE HOA WITH A STORM ANDSANITARY EASEMENT TO CWS OVER THEIR ENTIRETY.2. TRACT D WILL BE A WATER QUALITY TRACT, OWNEDAND MAINTAINED BY THE HOA WITH A STORMEASEMENT TO CWS OVER ITS ENTIRETY.3. TRACTS A, C, AND E WILL BE OPEN SPACE TRACTS,OWNED AND MAINTAINED BY THE HOA.4PROPOSED FLOW CONTROL MANHOLE. SEE STORMREPORT FOR DETAILS.CONNECT TO EXISTING CONVEYANCE.210.0' STORM WATER EASEMENT.PROPOSED WEDGE CURB5PROPOSED 4" STORM LATERAL (TYP.)PROPOSED 4" SANITARY LATERAL (TYP.)26PROPOSED OUTLET PROTECTION.7PROPOSED 4" STORM LATERAL TO EXISTING RAIN GARDEN.
15516016517017518018519015516016517017518018519010+00 11+00 12+00 13+00 14+00 14+2989.38 LF15"STRM SEWERS=-0.007744.68 LF12"STRM SEWERS=0.0403123.57 LF10"STRM SEWERS=0.035055.24 LF10"STRM SEWERS=0.0266STA:10+13.48, 21.03' LT(SW 95TH AVE)IE OUT(15"S) = 179.61RIM = 185.9135D004FC48" Existing MHSTA:13+74.41, 27.71' LT(SW 95TH AVE)IE IN(10"N) = 169.65IE OUT(10"S) = 169.50RIM = 171.7035D002CExisting InletSTA:14+29.46, 23.20' LT(SW 95TH AVE)IE IN(10"N) = 168.03IE OUT(10"SW) = 167.76RIM = 169.6835D001NExisting Inlet124.21 LF12" PVC D-3034STRM SEWERS=0.0054STA:12+50.20, 13.00' LT(SW 95TH AVE)IE IN(12"E) = 170.79IE OUT(12"S) = 170.59RIM = 175.80SDMH-01B48"STA:12+23.22, 11.00' LT(SW 95TH AVE)IE IN(10"N) = 173.17IE OUT(12"E) = 172.97RIM = 176.85SDMH-02B 48"STA:13+74.41, 13.00' LT(SW 95TH AVE)IE IN(12"N) = 169.92IE OUT(12"E) = 169.72RIM = 171.94SDMH-01C48" Flat Top16016517017518018519016016517017518018519010+00 11+00 12+00 13+00 14+00 14+29323.00 LF8"SAN SEWERS=0.0334STA:11+38.16, 11.00' LT(SW 95TH AVE)IE IN(8"N) = 172.35IE OUT(8"S) = 172.15RIM = 180.78SS35D04048" Existing SSMHSTA:12+14.19, 7.07' LT(SW 95TH AVE)IE IN(8"E) = 169.60RIM = 177.32SSMH-A148" MHEX. 12" STORMEX. 8" SAN.TRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACESW 95TH AVENUEEX. 12" STORMEX. 8" SAN.EX. 12" STORMSDMH-02BSDMH-01BSDCI-02B135D001C35D02N35D001N1216173757 SF3511 SF3258 SF3077 SF6105 SF3620 SF742 SF91'40'91'40'67'68'90'36'36'91'34'34'8'6'107'34'34'103'36'103'37'10996 SFHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_10.0stpf.dwg 10/1/2020 9:56:49 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGSW 95TH AVE STORM & SAN. SEWERPROFILESP10.0SW 95TH AVESCALE: HORZ: 1" = 40', VERT: 1"=4'SANITARY SEWER PROFILESW 95TH AVESCALE: HORZ: 1" = 40', VERT: 1"=4'STORM SEWER PROFILEBOUNDARY LINEPROPOSED LOT LINEPROPOSED EASEMENT LINEPROPOSED RIGHT-OF-WAYPROPOSED CENTERLINELEGENDPROPOSED PAVEMENTPROPOSED STORM LINE & MANHOLEPROPOSED SANITARY LINE & MANHOLEPROPOSED 1" WATER SERVICE & METERPROPOSED STANDARD CURBPROPOSED CONCRETE SIDEWALKAPPROXIMATE STREET LIGHTLOCATION (FINAL LOCATION WILLBE DESIGNED BY A LIGHTINGDESIGNER).PROPOSED WATER LINE AND VALVEPROPOSED WEDGE CURB
1234567891011121314151617TRACT A OPEN SPACETRACT B - PRIVATE STREETTRACT DSTORMFACILITYTRACT EOPENSPACETRACT C PED PATH3757 SF3511 SF3508 SF3505 SF 4476 SF3258 SF3077 SF3077 SF3077 SF3899 SF3684 SF2736 SF1167 SF2736 SF2223 SF2223 SF3637 SF6105 SF3620 SF742 SFSW 95TH AVENUE10996 SFEX. 12" STORMEX. 8" SAN.16016517017518018519016016517017518018519010+00 11+00 12+00 13+00 13+31318.14 LF - 8" PVC D-3034 SAN SEWER S=0.0151102.63 LF12" PVC D-3034STRM SEWERS=0.0050215.91 LF - 12" PVC D-3034 STRM SEWER S=0.0279STA:10+07.19, 8.09' LT(TRACT B)IE IN(8"E) = 169.60RIM = 177.32SSMH-A148" MHSTA:13+25.33, 8.00' LT(TRACT B)IE IN(8"N) = 174.59IE IN(8"S) = 174.59IE OUT(8"W) = 174.39RIM = 183.39SSMH-A248" MHSTA:11+13.62, 1.00' RT(TRACT B)IE IN(12"E) = 172.46IE IN(12"W) = 172.46IE OUT(12"S) = 172.26RIM = 178.06WQMH-02A60" WQSTA:13+29.53, 1.00' RT(TRACT B)IE IN(12"N) = 178.68IE OUT(12"W) = 178.48IE OUT(12"S) = 178.68RIM = 183.53SDMH-03A48"STA:10+10.99, 1.00' RT(TRACT B)IE IN(10"N) = 173.17IE OUT(12"E) = 172.97RIM = 176.85SDMH-02B 48"1651701751801851901651701751801851908+909+00 10+00 11+00 11+2450.96 LF12" PVC D-3034STRM SEWERS=-0.005090.82 LF12" PVC D-3034STRM SEWERS=0.005058.88 LF8" PVC D-3034SAN SEWERS=0.033854.91 LF8" PVC D-3034SAN SEWERS=0.0232STA:9+48.03, 1.34' LT(TURN AROUND)IE IN(12"N) = 178.93RIM = 183.34SDMH-04A48"STA:10+89.80, 1.34' LT(TURN AROUND)IE OUT(12"S) = 179.13RIM = 185.58SDMH-03B48"STA:9+53.00, 5.67' LT(TURN AROUND)IE OUT(8"N) = 175.86RIM = 183.18SSMH-C148" MHSTA:9+98.98, 1.34' LT(TURN AROUND)IE IN(12"N) = 178.68IE OUT(12"W) = 178.48IE OUT(12"S) = 178.68RIM = 183.53SDMH-03A48"STA:10+07.92, 5.67' LT(TURN AROUND)IE IN(8"N) = 174.59IE IN(8"S) = 174.59IE OUT(8"W) = 174.39RIM = 183.39SSMH-A248" MHSTA:10+66.80, 5.67' LT(TURN AROUND)IE OUT(8"S) = 176.58RIM = 184.68SSMH-B148" MHHoriz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_11.0stpf.dwg 10/1/2020 9:56:57 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGTRACT B STORM AND SAN. SEWERPROFILESP11.0TRACT B - MAINSCALE: HORZ: 1" = 30', VERT: 1"=3'SANITARY/STORM SEWER PROFILETRACT B - LEGSCALE: HORZ: 1" = 30', VERT: 1"=3'SANITARY/STORM SEWER PROFILEBOUNDARY LINEPROPOSED LOT LINEPROPOSED EASEMENT LINEPROPOSED RIGHT-OF-WAYPROPOSED CENTERLINELEGENDPROPOSED PAVEMENTPROPOSED STORM LINE & MANHOLEPROPOSED SANITARY LINE & MANHOLEPROPOSED 1" WATER SERVICE & METERPROPOSED STANDARD CURBPROPOSED CONCRETE SIDEWALKAPPROXIMATE STREET LIGHTLOCATION (FINAL LOCATION WILLBE DESIGNED BY A LIGHTINGDESIGNER).PROPOSED WATER LINE AND VALVEPROPOSED WEDGE CURB
1234567891011121314151617Horiz. Scale:DateDateDateREF.Designed byVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Planning\14103319_12.0circ.dwg 10/1/2020 9:57:06 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUD TIGARD, OREGON95th Avenue PUD 141-033-19PLANNINGPRELIMINARY CIRCULATION & AERIALPLANP12.0LEGENDPROPOSED VEHICULAR / BICYCLE CIRCULATIONEXISTING VEHICULAR / BICYCLE CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONEXISTING PEDESTRIAN CIRCULATIONPROPOSED SUBDIVISION PROPERTY LINESPROPOSED SUBDIVISION BOUNDARYTRACT 'B'SW 95TH AVENUESW TANGELA COURTSW PHILAS STREETSW GREENBURG ROADSW NACIRA LANESW CENTER STREET
TRACT ETRACT C PED PATHSW 95THAVENUETRACT A OPEN SPACETRACT DSTORMFACILITYACB1234567891011121314151617Horiz. Scale:DateDateDateREF.DesignedbyVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Landscape\Planning\14103319_L1.0Landscape.dwg 10/7/2020 9:35:29 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUDTIGARD, OREGON95th Avenue PUD141-033-19PLANNINGLANDSCAPE PLANTING PLAN & SITEPLANL1.0NOTES:1. SEE SHEET L1.3 FOR TREE CANOPY LEGEND & NOTES.2. SEE SHEET L1.2 & L1.3 FOR SWALE PLANTING LEGEND, NOTESAND DETAILS.3. SEE SHEET L1.3 FOR SWALE CONDITIONS NOTES & DETAILS.4. PLANTERS UNDER STREET TREES UNLESS OTHERWISE NOTEDARE TO BE (LAWN). SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONAL INFORMATION.5. ALL STREET TREES ARE TO BE INSTALLED WITH A GEO TEXTILEROOT CONTROL SYSTEM PER CITY OF TIGARD DETAIL 3 SHEETL1.3.6. SEE CIVIL PLANS FOR TREE PRESERVATION & REMOVAL PLAN.7. CONTOURS SHOWN AT 1' AND 5' INTERVALS.
COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.SYMBOLSTREET TREES - SMALLSTREET TREE - PLANTING LEGENDEASTERN REDBUD / CERCIS CANADENSIS: 1.5" CAL., B&B15TOTAL16OREGON WHITE OAK / QUERCUS GARRYANA: 1.5" CAL., B&B1COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.SYMBOLSTREET TREES - LARGESTREET TREE - PLANTING LEGENDDECIDUOUS TREESVINE MAPLE / ACER CIRCINATUM: 8' HT., MULTI-TRUNKSUNDANCE MEXICAN ORANGE / CHOISYA TERNATA 'SUNDANCE': 2 GAL.DWARF HEAVENLY BAMBOO / NANDINA DOMESTICA 'ATROPURPUREA NANA': 2 GAL.OPEN SPACE PLANTING LEGENDNOTE:SYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY1. WATER QUALITY FACILITY PLANT MATERIAL SHALL BE PROVIDED WITH A TEMPORARY AUTOMATIC IRRIGATION SYSTEMDESIGNED BY CONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THEWATER METER. TEMPORARY IRRIGATION SYSTEM SHALL BE MAINTAINED A MINIMUM OF THREE (3) GROWING SEASONS.SHRUBSSYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYDWARF OREGON GRAPE / MAHONIA NERVOSA: 2 GAL.317623DWARF TALL FESCUE / FESTUCA ARUNDINACEAPR8820 DWARF PERENNIAL RYEGRASS / LOLIUM PERENNE 'PR8820'CREEPING RED FESCUE / FESTUCA RUBRAHIGHLAND COLONIAL BENTGRASS / AGROSTIS TENUIS 'HIGHLAND' 05%25%30%40%CLEAN WATER "LOWGROW" SEED MIX: 120 LB PER ACREGRASS SEEDCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION1,136 S.F.SYMBOLQTY.*APPLY WITH12" THICK COVER OF GREEN DUED FINE GROUND WOOD CELLULOSE MULCH. PROVIDE 100% EROSIONAND WEED FREE COVERAGE. RE-SEED AND WEED AS NEEDED.STORM WATER FACILITY - OPEN SPACE PLANTING LEGEND TRACTS 'D & E'SERVICEBERRY / ALMELANCHIER ALNIFOLIA: 1 GAL. / 2' HT. / SINGLESHRUBSCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.CONDITIONOCEANSPRAY / HOLODISCUS DISCOLOR: 1 GAL. / 1.5' HT. / SINGLE DRYSNOWBERRY / SYMPHORICARPUS ALBUS: 1 GAL. / 1.5' HT. / CLUSTER DRYDRYTOTAL 43SYMBOL191919STREET TREES BY STREET FRONTAGESFRONTAGE LENGTH / 40 = # REQUIRED STREET TREES156' / 40 = 4 TREES134' / 40 = 3 TREES269' / 40 = 7 TREESBACTOTAL = 559 / 40 = 14 REQUIRED STREET FRONTAGE TREESTOTAL FRONTAGE LENGTH = 559 L.F.STREET FRONTAGE IDENTIFIERXBLUE OAT GRASS / HELICTOTRICHON SEMPERVIRENS : 2 GAL.34JAPANESE TREE LILAC / SYRINGIA RETICULATA: 1.5" CAL., B&B3KOUSA DOGWOOD / CORNUS KOUSA: 1.5" CAL., B&B17COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.SYMBOLSTREET TREES - SMALLLOT CANOPY TREE - PLANTING LEGENDNOTES:S.F X 6 (6 PLUGS PER SQ. FT.) = REQUIRED EMERGENTSTOTALDWARF TALL FESCUE / FESTUCA ARUNDINACEAPR8820 DWARF PERENNIAL RYEGRASS / LOLIUM PERENNE 'PR8820'CREEPING RED FESCUE / FESTUCA RUBRAHIGHLAND COLONIAL BENTGRASS / AGROSTIS TENUIS 'HIGHLAND' 05%25%30%40%CLEAN WATER "LOWGROW" SEED MIX: 120 LB PER ACREHERBACEOUS PLANTSCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONTREESMOCK ORANGE / PHILADELPHUS LEWISII: 1 GAL. / 2' HT. / CLUSTERRED TWIG DOGWOOD / CORNUS SERICEA: 1 GAL. / 2' HT. / CLUSTERCWS - STORM WATER FACILITY - PLANTING LEGEND TRACT 'E'COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONSYMBOLSERVICEBERRY / ALMELANCHIER ALNIFOLIA: 1 GAL. / 2' HT. / SINGLEGRASS SEEDCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONSHRUBSCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONTOTAL S.F X .O1 = REQUIRED TREES1. WATER QUALITY FACILITY PLANT MATERIAL SHALL BE PROVIDED WITH A TEMPORARY AUTOMATIC IRRIGATIONSYSTEM DESIGNED BY CONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATIONDOWNSTREAM OF THE WATER METER. TEMPORARY IRRIGATION SYSTEM SHALL BE MAINTAINED A MINIMUMOF THREE (3) GROWING SEASONS.2. REQUIREMENTS INDICATED ARE IN ACCORDANCE WITH CLEAN WATER SERVICES (CWS) R&O 07-20; APPENDIXA - PLANTING REQUIREMENTS.SLOUGH SEDGE / CAREX OBNUPTA: PLUGS 1"X6"SPREADING RUSH / JUNCUS PATENS: PLUGS 1"X6"QTY.QTY.WET/DRYWET/DRYSMALL FRUITED BULRUSH/ SCIRPUS MICROCARPUS: PLUGS 1"X6"CONDITIONCONDITIONOREGON ASH / FRAXINUS LATIFOLIA: 2 GAL. / 3' HT.3BITTER CHERRY / PRUNUS EMARGINATA 'MOLLIS': 2 GAL. / 3' HT.VINE MAPLE / ACER CIRCINATUM: 2 GAL. / 3' HT.DOUGLAS SPIREA / SPIREA DOUGLASII: 1 GAL. / 1.5' HT. / CLUSTER WETOCEANSPRAY / HOLODISCUS DISCOLOR: 1 GAL. / 1.5' HT. / SINGLE DRYPACIFIC NINEBARK / PHYSOCARPUS CAPITATUS: 1 GAL. / 2' HT. / SINGLE MOISTCLUSTER ROSE / ROSA PISOCARPA: 1 GAL. / 1.5' HT. / CLUSTER MOISTSNOWBERRY / SYMPHORICARPUS ALBUS: 1 GAL. / 1.5' HT. / CLUSTER DRYDRYMOISTMOISTMOIST2,487S.F.TOTAL 89 S.F X .O5 = REQUIRED SHRUBSQTY.SYMBOLSYMBOLSYMBOL QTY.WETMOISTMOISTCONDITION*APPLY WITH12" THICK COVER OF GREEN DUED FINE GROUND WOOD CELLULOSE MULCH. PROVIDE 100% EROSIONAND WEED FREE COVERAGE. RE-SEED AND WEED AS NEEDED.*ALL HERBACEOUS PLANTS ABOVE ARE TO BE LIVE VIABLE PLUGS - 1"X6" LONG, NURSERY GROWN.3815114,97414,922111111111111114,9744,974Horiz. Scale:DateDateDateREF.DesignedbyVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Landscape\Planning\14103319_L1.0Landscape.dwg 10/7/2020 1:10:38 PMPH: 503.643.8286PH: 808.753.237695th Avenue PUDTIGARD, OREGON95th Avenue PUD141-033-19PLANNINGPLANTING LEGENDS & NOTESL1.2GENERAL NOTES: LANDSCAPE PLAN:1. THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OFALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITYPROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION.2. THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANYWORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.3. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR.4. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPED AREAS.5. CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH ANDCONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS.6. QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOTGUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BERESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS ADISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLSSHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN.7. COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGESYSTEMS.8. WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVEANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATIONTO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR.9. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES,NOTIFY ODR TO ADJUST TREE LOCATIONS.10. LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONSAND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINALACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER.11. REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER.APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE.12. BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONEPART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZERPER MANUFACTURER'S RECOMMENDATION.13. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPEARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOTCOMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COSTTO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCEWITH THE DRAWINGS.14. ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASEAND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT.15. ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT ISNOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANTMATERIALS.NOTES:1. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS2. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE ISPLANTED WITHIN 5 FEET OF ANY HARD SURFACE PAVING OR UTILITY BOX. FOR LOCAL STREET SEE DETAIL 3SHEET L3.3. ALL PLANTER STRIPS ARE AREAS OF POTENTIAL SOIL COMPACTION, LIMITING TREE GROWTH. IF SOIL CONDITIONOCCURS BACKHOE TURNING SHOULD BE USED TO LOOSEN THE SOIL.4. BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNINCOMPOST) OR ESCS (EXPANDED SHALE/CALCINE CLAY) AMENDMENT OVER THE AREA, PRIOR TO TURNING THESOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOILTO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN ASLOPE OF COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HANDTURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATERTHAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPRED TOPSOIL AND 3-5" OF YARD WASTE ORGANICAMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE.5. NEW TREES THAT ARE PLANTED TO MEET THE EFFECTIVE CANOPY REQUIREMENTS SHALL CONFORM TO THEAPPLICABLE STANDARDS IN THE TIGARD URBAN FORESTRY MANUAL. THEY SHALL BE PLANTED INACCORDANCE WITH THE AMERICAN NATION STANDARDS INSTITUTE (ANSI) STANDARDS FOR TREE PLANTING(A300, PART 6) AND ADDITIONAL STANDARDS ADOPTED BY THE OREGON LANDSCAPE CONTRACTORS BOARD.NURSERY STOCK SHALL MEET THE REQUIREMENTS OF THE AMERICAN ASSOCIATION OF NURSERYMEN FORNURSERY STOCK (ANSI Z60.1) FOR GRADE NO.1 OR BETTER. DOUBLE STAKE TREES IF NEEDED FOR STABILITY.
Horiz. Scale:DateDateDateREF.DesignedbyVert. Scale:Drawn byReviewed byProject No.B:\Projects\141-033-19\Landscape\Planning\14103319_L1.0Landscape.dwg 10/7/2020 9:36:20 AMPH: 503.643.8286PH: 808.753.237695th Avenue PUDTIGARD, OREGON95th Avenue PUD141-033-19PLANNINGPLANTING DETAILS, NOTES &CONDITIONS.L1.3SSSSMIN. 20'STREET RIGHT WAY CORNERMIN. 4'MIN. 4'MIN. 4'MIN2'NOT CLOSER THAN 20'MIN 2 1/2'FROM A HARD SURFACEWATERMETERSTREET LIGHTSTANDARDFIRE HYDRANT, UTILITYBOX OR UTILITY POLECATCHBASINSIDEWALKDRIVEWAYSIDEWALKPLANTERPUENO TREESMIN. 15'6'MAXHOUSEPORCH2 1/2'PROPERTYLINELATERAL OR ANYUNDERGROUNDUTILITYMIN. 10'ANY DIRECTION* CLEAN WATER SERVICES DETAIL MODIFIED PER CITY OF TIGARD COMMENTSSCALE:CITY OF TIGARD - TREE SPACINGL1.34N.T.STHREETHREETHREEPERMINANT IN GROUNDCURBGUTTERSTREETPLANTER STRIPWIDTH VARIESCLGEO TEXTILE ROOT CONTROL SYSTEM2" BELOW SURFACE - 18" DEEP (BOTHSIDES)STAKESTREE TIETREE TRUNKMULCH5'-0"10'-0"SIDEWALK2'1'-0" Min.DEPTH - 2"ROOT BALLROOTBALL + 12"DIAMETER OF30" MIN.NOTE: STAKE ALLEVERGREEN TREES LESSTHAN 4" CALIPER. DO NOTSTAKE VINE MAPLES.TREES 1 1/2" CALIPER ANDLESS SHALL BE STAKEDWITH A SINGLE WOODSTAKE UNLESS OTHERWISESPECIFIED.SCALE:TREE STAKING DETAILL1.32N.T.S"GROW STRAIGHT" TREE TIESGLAV. STEEL WIRE; LOSE TOALLOW 4" OFF MOVEMENT INALL DIRECTIONSFINISH GRADECUT AND REMOVE TWINEBURLAP, AND WIRE BASKETFROM TOP AND SIDES OFROOTBALL.2"X2"X8' WOODSTAKES SET OUTSIDEROOTBALL ONWINDWARD AXIS(REMOVE AFTER ONEYEAR)MULCH AS SPECIFIED.KEEP MULCH CLEAROF TRUNK BASE.3' UNDER FIRST LIMBS OR 5'HIGH. WHICH EVER ISLOWEST.BACKFILL SOILSCALE:R.O.W - TREE PLANTER & BARRIERL1.33N.T.SDIAMETER OFROOT BALL + 12"DEPTHROOTBALLSCALE:SHRUB PLANTING DETAILL1.31N.T.SSCARIFY EDGES ANDBOTTOM OF HOLEFINISH GRADEBACKFILL SOILMULCH AS SPECIFIED,KEEP MULCH CLEAR OFSHRUB STEM BASEC.W.S. CONDITIONS FOR WATER QUALITY BASIN:1. CLEAN WATER SERVICES SHALL BE NOTIFIED 72 HOURS PRIOR TO THE START AND COMPLETION OF ENHANCEMENT/RESTORATION ACTIVITIES.ENHANCEMENT/RESTORATION ACTIVITIES SHALL COMPLY WITH THE GUIDELINES PROVIDED IN APPENDIX A: LANDSCAPE REQUIREMENTS (R&O 19-22:APPENDIX A).2. PRIOR TO INSTALLATION OF PLANT MATERIALS, ALL INVASIVE VEGETATION SUCH AS HIMALAYAN BLACKBERRY, ENGLISH IVY, AND ENGLISH HAWTHORN,WITHIN THE VEGETATED CORRIDOR SHALL BE REMOVED. DURING REMOVAL OF INVASIVE VEGETATION CARE SHALL BE TAKEN TO MINIMIZE IMPACTS TOEXISTING NATIVE TREES AND SHRUB SPECIES.3. PLANTINGS SHALL BE TAGGED FOR DORMANT SEASON IDENTIFICATION. TAGS TO REMAIN ON PLANT MATERIAL AFTER PLANTING FOR MONITORING PURPOSES.4. AN APPROVED OREGON DEPARTMENT OF FORESTRY NOTIFICATION IS REQUIRED FOR ONE OR MORE TREES HARVESTED FOR SALE, TRADE, OR BARTER, ONANY NON-FEDERAL LANDS WITHIN THE STATE OF OREGON.5. APPROPRIATE BEST MANAGEMENT PRACTICES (BMP's) FOR EROSION CONTROL, IN ACCORDANCE WITH THE CWS EROSION CONTROL TECHNICAL GUIDANCEMANUAL SHALL BE USED PRIOR TO, DURING, AND FOLLOWING EARTH DISTURBING ACTIVITIES.6. PRIOR TO CONSTRUCTION, A STORM WATER CONNECTION PERMIT FROM THE DISTRICT OR ITS DESIGNEE IS REQUIRED PURSUANT TO ORDINANCE 27, SECTION4.B.7. REMOVAL OF NATIVE, WOODY VEGETATION SHALL BE LIMITED TO THE GREATEST EXTENT PRACTICABLE.8. SHOULD FINAL DEVELOPMENT PLANS DIFFER SIGNIFICANTLY FROM THOSE SUBMITTED FOR REVIEW BY THE DISTRICT, THE APPLICANT SHALL PROVIDEUPDATED DRAWINGS, AND IF NECESSARY, OBTAIN A REVISED SERVICE PROVIDER LETTER.9. MAINTENANCE AND MONITORING REQUIREMENTS SHALL COMPLY WITH SECTION 2.11.2 OF R&O 19-22. IF AT ANY TIME DURING THE WARRANTY PERIOD THELANDSCAPING FALLS BELOW THE 80% SURVIVAL LEVEL, THE OWNER SHALL REINSTALL ALL DEFICIENT PLANTING AT THE NEXT APPROPRIATE PLANTINGOPPORTUNITY AND THE TWO YEAR MAINTENANCE PERIOD SHALL BEGIN AGAIN FROM THE DATE OF REPLANTING.10. THE WATER QUALITY SWALE SHALL BE PLANTED WITH DISTRICT APPROVED NATIVE SPECIES, AND DESIGNED TO BLEND INTO THE NATURAL SURROUNDINGS.11.SITE PREPARATIONS: REMOVE ALL NONNATIVE PLANT MATERIALS, INCLUDING PLANTS, ROOTS, AND SEEDS PRIOR TO ADDING TOPSOIL. (SEE IVAM GUIDELINES)TILL THE SUB-GRADE IN THESES AREAS TO A DEPTH OF AT LEAST 4" AND ADD AT LEAST 12" OF CLEAN COMPOST-AMENDED TOPSOIL. THE COMPOST AMENDEDTOPSOIL SHALL HAVE THE FOLLOWING CHARACTERISTICS TO ENSURE A GOOD GROWING MEDIUM:A) TEXTURE - MATERIAL PASSES THROUGH ONE-INCH SCREENB) FERTILITY - 35% ORGANIC MATTER.12.SOIL PREPARATION: TO ENSURE ORGANIC MATTER, LEAF COMPOST MAYBE PLACED UNIFORMLY ON TOPSOIL. OTHER AMENDMENT, CONDITIONERS,BIO-AMENDMENTS MAY BE ADDED AS NEEDED TO SUPPORT THE SPECIFIED PLANTS OR ADJUST THE SOIL PH. TRADITIONAL FERTILIZATION TECHNIQUES(APPLYING N-P-K) ARE NOT NECESSARY FOR NATIVE PLANTS AND SHOULD NOT BE USED.13.TIMING: CONTAINER STOCK SHALL BE INSTALLED ONLY FROM FEBRUARY 1 THROUGH MAY 1 AND OCTOBER 1 THROUGH NOVEMBER 15. BARE ROOT STOCKSHALL BE INSTALLED ONLY FROM DECEMBER 15 THOUGH APRIL 15. PLANTINGS OUTSIDE THESE TIMES MAY REQUIRE, ADDITIONAL MEASURES TO ENSURESURVIVAL.14.EROSION CONTROL: GRADING, SOIL PREPARATION, AND SEEDING SHALL BE PERFORMED DURING OPTIMAL WEATHER CONDITIONS AND AT LOW FLOW LEVELSTO MINIMIZE SEDIMENT IMPACTS. SITE DISTURBANCE SHALL BE MINIMIZED AND DESIRABLE VEGETATION RETAINED, WHERE POSSIBLE. SLOPES SHALL BEGRADED TO SUPPORT THE ESTABLISHMENT OF VEGETATION. WHERE SEEDING IS USED FOR EROSION CONTROL, AN APPROPRIATE NATIVE GRASS, REGREEN(OR ITS EQUIVALENT), OR STERILE WHEAT SHALL BE USED TO STABILIZE SLOPES UNTIL PERMANENT VEGETATION IS ESTABLISHED. BIODEGRADABLE FABRICS(COIR, COCONUT OR APPROVED JUTE MATTING (MINIMUM 1/4" SQUARE HOLES) MAY BE USED TO STABILIZE SLOPES AND CHANNELS. FABRICS SUCH ASBURLAP MAY BE USED TO SECURE PLANT PLUGS IN PLACE AND TO DISCOURAGE FLOATING UPON INUNDATION. NO PLASTIC MESH THAT CAN ENTANGLEWILDLIFE IS PERMITTED. CONSULT CHAPTER 6 - EROSION PREVENTION AND SEDIMENT CONTROL FOR ADDITIONAL INFORMATION.15.MULCHING: TREES, SHRUBS, AND GROUNDCOVERS PLANTED IN UPLAND AREAS SHALL BE MULCHED A MINIMUM OF THREE INCHES IN DEPTH AND 18 INCHES INDIAMETER, TO RETAIN MOISTURE AND DISCOURAGE WEED GROWTH AROUND NEWLY INSTALLED PLANT MATERIAL. APPROPRIATE MULCHES ARE MADE FROMCOMPOSTED BARK OR LEAVES THAT HAVE NOT BEEN CHEMICALLY TREATED. THE USE OF MULCH IN FREQUENTLY INUNDATED AREAS SHALL BE LIMITED, TOAVOID ANY POSSIBLE WATER QUALITY IMPACTS INCLUDING THE LEACHING OF TANNINS AND NUTRIENTS, AND THE MIGRATION OF MULCH INTO WATERWAYS.16.PLANT PROTECTION FROM WILDLIFE: DEPENDING ON SITE CONDITIONS, APPROPRIATE MEASURES SHALL BE TAKEN TO LIMIT WILDLIFE-RELATED DAMAGE (SEEIVAM GUIDANCE).17.IRRIGATION: APPROPRIATE PLANT SELECTION, ALONG WITH ADEQUATE SITE PREPARATION AND MAINTENANCE, REDUCES THE NEED FOR IRRIGATION.HOWEVER, UNLESS SITE HYDROLOGY IS CURRENTLY ADEQUATE, A DISTRICT/CITY APPROVED IRRIGATION SYSTEM OR EQUIVALENT (I.E., POLYMER, PLUSWATERING) SHALL BE USED DURING THE TWO-YEAR PLANT ESTABLISHMENT PERIOD. WATERING SHALL BE AT A MINIMUM RATE OF AT LEAST ONE INCH PERWEEK FROM JUNE 15 THROUGH OCTOBER 15. OTHER IRRIGATION TECHNIQUES, SUCH AS DEEP WATERING, MAY BE ALLOWED WITH PRIOR APPROVAL BYDISTRICT STAFF.18.ACCESS: MAINTENANCE ACCESS FOR PLANT MAINTENANCE SHALL BE PROVIDED FOR SENSITIVE AREAS AND VEGETATED CORRIDORS VIA A FIVE-FOOTEASEMENT OR SHARED BOUNDARY WITH STORMWATER FACILITIES. STORMWATER FACILITIES ACCESS REQUIREMENTS ARE PROVIDED IN CHAPTER 4 OF CWSDESIGN AND CONSTRUCTION STANDARDS MANUAL.WATER QUALITY BASIN - PLANTING NOTES:1. ALL NEW PLANTING MATERIAL WILL BE PROVIDED WITH A TEMPORARY AUTOMATIC IRRIGATION SYSTEM DESIGNED BY CONTRACTOR IN CONFORMANCE TOALL LOCAL CITY AND STATE CODES. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE EXISTING WATER METER.TEMPORARY IRRIGATION SYSTEM SHALL BE MAINTAINED FOR A MINIMUM OF (2) GROWING SEASONS.2. SEE ENGINEERING DRAWINGS FOR EROSION CONTROL FENCING AND DETAILS.3. THE LANDSCAPE CONTRACTOR IS TO THOROUGHLY REVIEW THE SITE. IF THERE ARE ANY DISCREPANCIES BETWEEN THE PLAN AND THE EXISTINGCONDITIONS THE LANDSCAPE ARCHITECT IS TO BE NOTIFIED IMMEDIATELY.4. IF THE LANDSCAPE CONTRACTOR STARTS WORK BEFORE SITE CONDITIONS ARE READY, THEY WILL BE RESPONSIBLE FOR ANY ADDITIONAL COSTS RELATINGTO THE CONDITION.5. SWALE TOPSOIL: REMOVE ALL NONNATIVE PLANT MATERIALS, INCLUDING PLANTS, ROOTS, AND SEEDS PRIOR TO ADDING TOPSOIL (SEE IVAM GUIDELINES).TILL THE SUB-GRADE IN THESES AREAS TO A DEPTH OF AT LEAST 4" AND ADD AT LEAST 12" OF CLEAN COMPOST-AMENDED TOPSOIL. THE COMPOSTAMENDED TOPSOIL SHALL HAVE THE FOLLOWING CHARACTERISTICS TO ENSURE A GOOD GROWING MEDIUM:A)TEXTURE - MATERIAL PASSES THROUGH ONE-INCH SCREENB) FERTILITY - 35% ORGANIC MATTER.6. PLANT QUANTITIES SHOWN ARE INTENDED TO ASSIST THE CONTRACTOR IN EVALUATING THEIR OWN TAKE OFFS. IF THERE IS A DISCREPANCY BETWEENPLANT QUANTITIES AND SYMBOLS SHOWN ON THE PLAN, USE THE LARGER OF THE TWO AMOUNTS. CONTRACTOR IS RESPONSIBLE FOR ALL FINALQUANTITIES7. ALL VEGETATED SWALE PLANTING IS TO BE PLANTED PER CLEAN WATER SERVICES LANDSCAPE REQUIREMENTS.8. PLANTING IS SPECIFIED AS PER CLEAN WATER SERVICES RECOMMENDATIONS FOR THE VEGETATED SWALE,LOW IMPACT DEVELOPMENT HANDBOOK, JULY2009.9. LIDA SWALE PRIMARY TREATMENT WILL OCCUR IN THE TOP 18 INCHES OF THE LIDA SWALE. AMENDED SOIL IN THE TREATMENT AREA IS COMPOSED OF THEIMPORTED SOIL, MIX OF ONE PART ORGANIC COMPOST, ONE PART GRAVELLY SAND, AND ONE PART TOP SOIL. COMPOST IS WEED-FREE, DECOMPOSED,NON-WOODY PLANT MATERIAL; ANIMAL WASTE IS NOT ALLOWED.10. THE VEGETATED WATER QUALITY SWALE TREATMENT AREA HAS34" TO 2-INCH RIVER RUN ROCK PLACED 2.5 TO 3 INCHES DEEP ON HIGH DENSITY JUTE ORCOCONUT MATTING OVER 12 INCHES OF NATIVE TOPSOIL. THE RIVER ROCK, TOPSOIL AND HIGH DENSITY JUTE OR COCONUT MATTING EXTENDS TO THE TOPOF THE TREATMENT AREA, TOPSOIL AND LOW DENSITY JUTE MATTING EXTENDS TO THE EDGE OF THE WATER QUALITY TRACT OR EASMENT AREA.11. *BARE ROOT STOCK SHALL BE INSTALLED ONLY FROM DECEMBER 15 THROUGH APRIL 15. CONTAINERIZED STOCK SHALL BE INSTALLED ONLY FROMFEBRUARY 1 THOUGH MAY 1 AND OCTOBER 1 THROUGH NOVEMBER 15. **CLUSTER = GROUPS OF 3-7 PLANTS IN SAME AREA WITH GRASS IN BETWEEN. SEEDING RATE: PURE LIVE SEED (PLS) POUNDS PER ACRE.PLANTING NOTES (PER CWS DESIGN & CONSTRUCTION STANDARDS, APPENDIX A PLANTING REQUIREMENTS, APRIL 2017):12. TREE PLANTINGS SHOULD BE PROTECTED FROM WILDLIFE DAMAGE (DEER BROWSE) BY INSTALLING TREE-PROTECTOR TUBES OR WIRE MESH CYLINDERSAROUND NEWLY INSTALLED PLANTINGS. (SEE IVAM GUIDELINES)MAINTENANCE AND MONITORING:13. BI-ANNUAL MONITORING OF THE SITE WILL BE CONDUCTED BY OWNER IN THE SPRING (BY JUNE 1) AND FALL (BY SEPTEMBER 30), FOLLOWING THE FIRSTGROWING SEASON AFTER THE PLANT INSTALLATION. ENSURE A MINIMUM OF 80% SURVIVAL RATE OR BETTER WITH 90% FACILITY COVERAGE OF THEREQUIRED VEGETATION. NOTES ON THE PLANT MORTALITY AND HERBACEOUS COVER WILL BE NOTED. NECESSARY MAINTENANCE WILL BE DETERMINED TOREDUCE INVASIVE PLANT SPECIES OR OTHER MEASURES TO AID IN THE SURVIVAL OF THE INSTALLED PLANT MATERIAL. ENSURE THAT NO MORE THAN 20%NON-NATIVES OCCUPY THE SITE. IF IT IS DETERMINED DURING THE MAINTENANCE PERIOD THAT THE PLANT COVERAGE OF THE HERBACEOUS SPECIES ORTHE INSTALLED PLANTINGS DO NOT MEET THE CONDITIONS REQUIRED BY C.W.S. OUTLINED IN THE SERVICE PROVIDER LETTER, A PLAN WILL BE DEVELOPEDAND IMPLEMENTED TO MEET THOSE CONDITIONS.
LAND USE APPLICATION
CITY OF TIGARD
Weston Oaks
17-Lot Planned Development for Single
Family Detached Dwellings
October 12, 2020
Revised December 24, 2020
APPLICANT:
CTH Investments, LLC
14787 SW Millikan Way
Beaverton, Oregon 97003
Attn: Matt Wellner
Phone: 503-970-5699
Email: matt@crandallgroup.com
OWNER:
Chapman/Manson Family Trust and Sharon R. Chapman Trust
Attn: Wayne Chapman
6324 NW 32nd Place
Portland, OR 97211
APPLICANT’S REPRESENTATIVES:
Pioneer Design Group
9020 SW Washington Sq. Dr., Suite 170
Portland, Oregon 97223
Contact: Matthew L. Sprague
Phone: 503-643-8286
Email: msprague@pd-grp.com
11900 SW 95 th Avenue – 17-Lot PD Page - 2 -
Revised December 24, 2020
PDG 141-033
FACT SHEET
Project Name: Weston Oaks Planned Development
Proposed Actions: 17-Lot Subdivision/Planned Development
Tax Maps/Lots: 1S1 35DC Lot 10100
Site Size: 1.77 Acres, 77,237 (square feet)
Addresses: No Address Assigned
Location: The site is located on the east side of SW 95th Avenue, just south of
SW Tangela Court.
Zoning: R-7
Applicant: Owner:
CTH Investments, LLC Chapman/Manson Family Trust and
14787 SW Millikan Way Sharon R. Chapman Trust
Beaverton, Oregon 97003 Attn: Wayne Chapman
Attn: Matt Wellner 6324 NE 32nd Place
Phone: 503-970-5699 Portland, OR 97211
Email: matt@crandallgroup.com
Design Team:
Planning/Civil/Survey/Landscape
Pioneer Design Group
9020 SW Washington Sq. Dr., Suite 170
Portland, Oregon 97223
Contact: Matthew L. Sprague
Phone: 503-643-8286
Email: msprague@pd-grp.com
Arborist
Teragan & Associates, INC
3145 Westview Circle
Lake Oswego, Oregon 97034
Contact: Christine Johnson
Phone: 503-697-1975
E-mail: info@teragan.com
11900 SW 95 th Avenue – 17-Lot PD Page - 3 -
Revised December 24, 2020
PDG 141-033
GENERAL INFORMATION
The applicant is proposing a 17-Lot Subdivision/Planned Development for detached single family
homes. The application is being submitted as a single consolidated planned development
application, including both a concept plan and a detailed plan.
The subject site is 1.77 acres in size, and is specifically identified as Tax Lot 10100, Map 1S1
35DC. The property is zoned R-7.
The site was previously part of a larger 2.01-acre lot, which was recently partitioned into parcels
under City of Tigard Casefile MLP 2019-00002L, and platted as Partition Plat No. 2020-016 with
the Washington County Surveyor. Parcel 1 (Tax Lot 10000), which is approximately 0.24 acres
and contains the existing dwelling, is not part of this application. Parcel, 2, the subject site, is 1.77
acres and is currently vacant except for residential type landscaping. An Arborist’s Report has
been prepared to address the Urban Forestry requirements.
VICINITY & SITE INFORMATION
Site Location: The site is located on the east side of SW 95th Avenue, approximately 180 feet
south of SW Tangela Court.
Existing Uses: As described above, the site was previously part of a 2.01-acre residential lot.
Following the 2-parcel partition of City of Tigard Casefile MLP 2019-00002L, the site is vacant.
Topography: The site has a moderate downhill 3% slope from the northeast corner at 187 feet to
the southwest at SW 95th Avenue at 174 feet.
Vegetation: The Arborist’s Report prepared for City of Tigard Casefile MLP 2019-00002L
inventoried 12 existing trees on the property within Parcel 2 (the subject site, Tax Lot 10100), 9
trees on Parcel 1 (the adjoining Tax Lot 10000) and an additional 4 trees off-site. The on-site trees
(Tax Lot 10100) consist of Oregon white oak (2), Orchard Cherry (1), Orchard pear (1), Orchard
apple (3), Orchard plum (1), Filbert (2), Silver Maple (1), and Lombardy poplar (1).
Of the inventoried trees within Tax Lot 10100, 8 are considered to be in average condition; 2 are
described as being in declining condition; and the remaining 2 filbert trees are not assessed. The
remaining areas of the site are in residential planting such as shrubs and lawn.
Surrounding Land Uses: The subject site abuts the east side of 95th Avenue. The surrounding
neighborhood is predominantly residential, with a variety of lot sizes.
Surrounding uses are as follows:
• To the north is SW Tangela Court, consisting of a single-family subdivision.
• To the west across 95th Avenue are residential lots of various sizes.
• To the east is the Greenburg Oaks Apartments.
• To the south are single-family homes.
11900 SW 95 th Avenue – 17-Lot PD Page - 4 -
Revised December 24, 2020
PDG 141-033
Transportation: The subject site abuts the east side of 95th Avenue, which is designated as a
Neighborhood Route. SW 95th Avenue connects with SW Greenburg Road north of the site, and
SW Commercial Street to the south.
The nearest bus line is located approximately 1,000 feet to the north on SW Greenburg Road,
while to the south, the Tigard Transit Center is located approximately 2,250 feet from the site,
providing bus and WES service.
Transit service is available on SW Greenburg Road via Tri Met’s 76 line, located approximately
1,000 feet north of the site. The number 12 line runs on 99W to the south. Both lines connect
with the Tigard Transit Center on SW Commercial Street, approximately 2,250 feet south east of
the site, which also is a stop for the WES commuter rail.
APPLICATION DESCRIPTION
The proposed development includes the following land use actions:
1. Preliminary Plat
2. Planned Development
a. Concept Plan
b. Detailed Development Plan
3. Urban Forestry Plan
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet and average of 3,212 square feet. The development
will provide frontage improvements, including along the frontage of Tax Lot 10000 under
Conditions of Approval for City of Tigard Casefile MLP 2019-00002L, but no dedication of
additional right-of-way is required for SW 95th Avenue. In addition to these frontage
improvements, the applicant proposes to provide additional pavement to the west of centerline,
along the underdeveloped western side of the existing street in order to create 20 feet of
continuous paved width along the site ’s SW 95th Avenue frontage.
The site will be accessed via a private street from SW 95th Avenue with 26 feet of pavement,
mountable curbs, a curb-tight sidewalk, and roadway illumination. The street will terminate with
a hammerhead turnaround, and parking will be available on one side of the east-west portion of
the street. A pedestrian path will connect the end of the hammerhead with sidewalks within the
adjoining Greenburg Oaks apartment complex.
As part of the Planned Development Application, the applicant requests adjustments to the
following development standards:
- minimum lot size;
- minimum lot width;
- minimum front yard;
- minimum street side yard;
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- minimum interior side yard;
- a 30% increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
The Planned Development works to allow for a smooth step-down transition in densities. There
are apartments to the east (Greenberg Oaks) and single family detached homes to the north, south
and west, across SW 95th Avenue. Lot sizes across the site generally increase from east to west,
with the open space area and water quality facility on the western boundary softening the
development from SW 95th Avenue.
The Planned Development provides for 17 lots for detached single family homes. Lots 6-12
along the east side adjacent to Greenburg Oaks are generally smaller in area, and will support 3-
story units. These units appropriately transition from the higher intensity multi-family attached
units, to single family detached units. Lots 1-5 and 13-17 are larger lots and will be 2-story units,
in order to provide an appropriate transition and screening from the apartments to the east and the
single-family development to the north and south. At the west edge adjacent to SW 95th Avenue
there is an existing detached home on the previously partitioned lot. To the south of this house,
the proposed development provides an open space (Tract D) and a storm water quality facility
(Tract E), which is designed to visually blend with the open space to provide a soft visual
transition and physical buffer from the street into the development.
A private street (Tract B) will provide access into the development from SW 95th Avenue. There
will be sidewalks on both sides of the private street, and a pedestrian connection (Tract C) at the
east end of the street connecting to the Greenberg Oaks Apartments, facilitating a reduced
pedestrian block between SW 95th Avenue and SW 91st Avenue. With a 26-foot paved width, on
street parking will be allowed on one side of the private street, with 8 spaces available within
Tract B, and a further 7 on-street spaces available along the improved SW 95th Avenue frontages
of the subject site and Tax Lot 10000.
For off-street parking, all but 3 of the units will have 2-car wide garages, with 2-car driveways,
providing 4 spaces per lot. The other 3 units, Lots 7, 8, and 11 will have 1-car garages, providing
2 off street spaces, with an option for tandem garages providing for 3 spaces. The provided on-
and off-street parking is significantly greater than that required by Code.
Open space within the development will be provided within the 3,620 square foot Tract D, which
is proposed to be landscaped with additional plantings, paving, and seating. Two large existing
Oregon white oaks will be retained in the south west corner of the Tract, maintaining the existing
streetscape, and screening the new homes. The perception of space within the area is enhanced by
the location of the water quality facility immediately adjacent to the open space, which will also be
landscaped, to CWS standards. Overall, the combination of the open space and water quality
facility means the nearest home within the development to SW 95 th Avenue will be located
approximately 110 feet from the street. The proposed water quality facility has specifically been
designed in a manner to minimize grading on the site, and reduce the need for retaining walls.
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CONFORMANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE
(Title 18)
This section of the narrative includes discussions and findings of how the proposed development
conforms to the City of Tigard Community Development Code. Only Code provisions that
contain applicable criteria or that otherwise require Findings related to the proposed development
have been included. The Code sections are in Italics to distinguish them from the narrative
discussion and proposed findings.
The following Findings are generally presented in the numerical order in which they appear in the
Code. However, where they affect other code sections, it is necessary to address some issues out
of order. Where a particular section is cross-referenced, the referenced section is listed to aid
continuity and clarity.
18.100 Base Zones
Chapter 18.110 Residential Zones
18.110.010 Purpose
18.110.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses
in residential zones is provided in Table 18.110.2. If a use category is not listed,
see Section 18.60.030.
1. Allowed (A). Uses that are allowed, subject to all of the applicable
provisions of this title.
2. Restricted (R). Uses that are allowed provided they are in compliance with
special requirements, exceptions, or restrictions.
3. Conditional (C). Uses that require the approval of the Hearings Officer
using discretionary criteria. The approval process and criteria are
provided in Chapter 18.740, Conditional Use.
4. Prohibited (P). Uses that are not allowed under any circumstance.
RESPONSE: The applicant is proposing a 17-Lot subdivision for single family homes, which is
a permitted use in the R-7 zone. This subdivision is being proposed as a Planned Development,
which is a Conditional Use, subject to the requirements of Chapter 18.770.
B. Development standards. The standards for residential development in
residential zones are located in the applicable housing type chapter in 18.200
Residential Development Standards. The standards for nonresidential
development in residential zones are located in Chapter 18.350, Residential
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Zone Development Standards, and the applicable plan district chapter, if any.
(Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
18.200 Residential Development Standards
18.210.010 Purpose
The purpose of this chapter is to provide standards that are broadly applicable to all
residential development in residential and commercial zones. (Ord. 18-28 §1; Ord. 18-23 §2)
18.210.020 Fence and Wall Standards
Fences and walls may be located within required setbacks. Fences and walls located
within required setbacks are subject to the standards in this section. Fences and walls
located outside required setbacks are subject to the standards in the applicable housing
type chapter in 18.200 Residential Development Standards.
A. Fences and walls in a required front setback may be a maximum of 3 feet in
height where abutting a local or neighborhood street and a maximum of 6 feet
in height where abutting a collector or arterial street.
B. Fences and walls in a required side, street side, or rear setback may be a
maximum of 8 feet in height. Fences and walls 7 feet or more in height require a
building permit.
C. Fences and walls with barbed or razor wire are prohibited.
D. Fences and walls must meet vision clearance area requirements in Chapter
18.930, Vision Clearance Areas. (Ord. 18-28 §1)
RESPONSE: The applicant is not proposing any fencing or walls in the front yards.
privacy/good neighbor Fencing will typically be provided along the perimeter of the site, at the
time of individual lot/home construction. No fencing will exceed 6 feet in height.
18.210.030 Exceptions to Setback and Height Standards
A. Additional setbacks. Increased or different setbacks apply in the following situations:
1. Where the ultimate right-of-way width, as shown in the Transportation
System Plan, is wider than the current right-of-way width, required setbacks
are measured from the ultimate right-of-way width.
2. Where freestanding private communication and utility facilities that are
accessory to a residential use and not subject to the provisions of Chapter
18.450, Wireless Communication Facilities, are proposed, such facilities
must be set back from all property lines a distance equal to or greater than
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the height of the facility. Freestanding communication and utility facilities
include, but are not limited to, wind turbines and communication towers,
antennas, and receivers.
RESPONSE: The applicant is not requesting any exceptions to setbacks or height standards
based on future right-of-way dedication, as existing right-of-way is consistent with TSP
requirements. This application does not involve any freestanding communication facilities.
Therefore, these criteria are not applicable.
Chapter 18.290 SINGLE DETACHED HOUSES
18.290.010 Purpose
Single detached house development is intended to provide a desired housing type for
individual households. It is one piece of a diverse housing strategy and integrates well
with other housing types of similar scale. (Ord. 18-28 §1; Ord. 18-23 §2)
18.290.020 Applicability
The standards of this chapter apply to single detached houses in residential zones and to
primary dwelling units on lots with accessory dwelling units. (Ord. 18-23 §2)
18.290.030 Development Standards
Development standards for single detached houses are provided in Table 18.290.1.
Table 18.290.1
Development Standards for Single Detached Houses
Standard R-7 Proposed Planned Development
Minimum Lot Size 5,000 sq ft 2,200 sf
Minimum Lot Width 50 ft 26 ft
Minimum Setbacks
- Front 15 ft 13.5 ft
- Street side 10 ft 8 ft
- Side 5 ft 3 ft interior
5 ft perimeter
- Rear 15 ft 15 ft
- Garage [3] 20 ft 20 ft
Maximum Height 35 ft 35 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area [4] 20% 20%
Minimum Density 80% of maximum density
Maximum Density Calculated using th e method provided in 18.40.130
Minimum Parking 1 off-street vehicle parking space per house [5]
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RESPONSE: The subject site is zoned R-7. The proposed development has been designed to
comply with the R-7 lot standards identified in Table 18.290.1, to the extent practicable. Modifications
to the applicable Development Standards are identified above, including minimum lot size; minimum
lot width; minimum front yard; minimum street side yard; and minimum interior side yards.
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet, with an average of 3,212 square feet. A minimum lot
size of 2,200 sf is requested, in order to allow for minor adjustments through the final engineering
review process.
18.40.130 Residential Density
A. Calculating maximum number of residential units for apartment and single detached
house development. To calculate the maximum number of residential units per net acre,
divide the number of square feet in the net development area by the minimum number of
square feet required for each lot or dwelling unit in the applicable base zone.
B. Calculating minimum number of residential units for apartment and single detached
house development. The minimum number of residential units per net acre is
calculated by multiplying the maximum number of units determined in Subsection
18.40.130.A by 80 percent.
C. Residential density for other housing types. Minimum and maximum residential
density for cottage clusters, courtyard units, rowhouses, and quads are provided in
the development standards chapters for each housing type.
D. Fractions. When a density calculation results in a fraction, the result will be rounded
down to the nearest consecutive whole number. (Ord. 19-09 §1; Ord. 18-23 §2)
RESPONSE: The subject site contains approximately 1.77 acres or 77,237 square feet. The
allowed density is calculated as follows:
Total Site Area 77,237 sf
Sensitive Land Area 0
Land Dedicated to Public Park/Streets 0
Land Dedicated to Private Streets 10,996 sf
Net Development Area 66,241 sf
Maximum Density \5,000 13.25 = 13
Minimum Density @ 80% 10.6 = 10
Density can be increased by 30% through the Planned Development Process
13.25 units x 1.3 = 17.26 = 17 units
The applicant is proposing a 17-Lot subdivision utilizing the Planned Development provisions.
See response to Section 18.770 for further information.
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18.290.040 Design Standards
A. Entrances. The main entrance must meet the following standards:
1. The entrance must be set back no further than 8 feet from the widest street-facing
wall; and
2. The entrance must be offset no more than 45 degrees from a line parallel to the
front lot line. If the front lot is curved, the offset is measured from a line tangent to
the midpoint of the front lot line.
RESPONSE: With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any
specific buildings at this time. Elevations for the lots identified above are included with this
application, and meet these requirements. Specifically, regarding the elevations for Lots 6, 9, 10,
and 12, the front entrance is located parallel to the front lot lines, and 3 feet behind the adjoining
building wall. These standards will remain applicable at the time of building permit review for all
lots, and will be the responsibility of the homeowner and/or builder to demonstrate compliance.
B. Windows. A minimum of 12 percent of the area of all street-facing facades, excluding
alley-facing facades, must include windows or doors. Door area is the portion of a
door that moves and does not include the frame. Garage doors designed for vehicle
access may not be used to meet this standard.
1. Windows in a garage door may be used to meet this standard.
2. A maximum of 2 percent of the required window area may be frosted glass.
RESPONSE: With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any
specific buildings at this time. Elevations for the lots identified above are included with this
application, and meet these requirements with approximately 21% of the front façade (156 sq
ft/755 sf = 20.7%) containing windows and/or doors. These standards will remain applicable at
the time of building permit review for all lots, and will be the responsibility of the homeowner
and/or builder to demonstrate compliance.
C. Attached garages and carports. The purpose of these standards is to prevent garages
and carports from obscuring or dominating the street-facing facade of residential
buildings. An illustration of garage door width is shown in Figure 18.290.1. An
attached garage or carport must meet the following standards, except for garages or
carports on flag lots or where vehicle access is taken from an alley.
1. A garage door or carport entrance designed for vehicle access may not be closer
to the street property line than a facade that encloses living area along the same
street frontage, except as follows:
a. A garage door or carport entrance may extend up to 5 feet in front of a facade
that encloses living area if there is a covered front porch with no horizontal
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dimension less than 5 feet and the garage door or carport entrance does not
extend beyond the roof of the porch, excluding gutters.
b. A garage door or carport entrance may extend up to 5 feet in front of a facade
that encloses living area if there is a second story above the garage that
includes a street-facing window with a minimum area of 12 square feet and a
horizontal offset of no more than two feet from the plane of the garage door.
RESPONSE: With the exception of Lots 6, 9, 10, and 12, the applicant is not proposing any
specific buildings at this time. Elevations for the lots identified above are included with this
application, and demonstrate compliance with these requirements. It is noted that these elevations
contain second floor habitable living area along the same street frontage which extends 7 feet
beyond the garage door, in order to create a streetscape which has the living areas of these lots as the
primary focal point. These standards will remain applicable at the time of building permit review for
all lots, and will be the responsibility of the homeowner and/or builder to demonstrate compliance.
2. The total maximum width of all garage doors or carport entrances is 12 feet or 50
percent of the total width of the street-facing facade, whichever is greater. The
width of a garage door is measured from inside the garage door frame. Where
more than one garage door is proposed, the width of each garage door is
measured separately. See Figure 18.290.1.
Figure 18.290.1
Garage Door Width
RESPONSE: It is anticipated that all lots within the development will have garage doors
exceeding 50% of the total width of the street-facing facade. Accordingly, the standards of
Section 18.290.040.C.3. below are applicable. Compliance with these standards will be
applicable at the time of building permit review for all lots, and will be the responsibility of the
homeowner and/or builder to demonstrate compliance.
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3. The total maximum width of all garage doors or carport entrances may be
increased to 60 percent of the total width of the street-facing facade provided that
a minimum of 7 detailed design elements from the list below are included on the
street-facing facade with the garage door or carport entrance.
a. Covered porch: a minimum depth of 5 feet, as measured horizontally from the
face of the building wall, and a minimum width of 5 feet.
b. Recessed entrance area: A minimum depth of 2 feet, as measured horizontally
from the face of the building wall, and a minimum width of 5 feet.
c. Wall offset: a minimum offset of 16 inches from one exterior wall surface to the
other.
d. Dormer: a minimum width of 4 feet that is integrated into the roof form.
e. Roof eave: a minimum projection of 12 inches from the intersection of the roof
and the building walls.
f. Roof offset: a minimum offset of 2 feet from the top surface of one roof to the
top surface of the other.
g. Roof shingles: tile or fire-resistant roofing material.
h. Roof design: gable roof, hip roof, or gambrel roof design.
i. Roof pitch: a roof pitch of at least 500 square feet in area that is sloped to face
the southern sky and has its eave line oriented within 30 degrees of the true
north/south axis.
j. Horizontal lap siding: a minimum visible lap width of 3 to 7 inches once installed.
The siding material must be wood, fiber-cement, or vinyl to meet this standard.
k. Accent siding: brick, cedar shingles, stucco, or other accent material that
covers a minimum of 40 percent of the facade.
l. Window trim: a minimum width of 2.5 inches and a minimum depth of 5/8
inches around all windows.
m. Window recess: a minimum depth of 3 inches, as measured horizontally from
the face of the building wall, for all windows except where a bay window is
proposed that meets the standard in Subparagraph 18.290.040.C.3.n.
n. Window projection (e.g., bay window): a minimum depth of 2 feet, as measured
horizontally from the face of the building wall, and a minimum width of 5 feet.
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o. Balcony: a minimum depth of 3 feet and a minimum width of 5 feet that is
accessible from an interior room. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1)
RESPONSE: With the exception of Lots 6, 9, 10, and 12, all homes within the development are
proposed to comply with the requirements of this section, with a garage door (typically 12 feet for
single wide doors and 16 feet for double wide doors) between 50% and 60% of the total width of
the street-facing facade. Each home will include at least 7 of the detailed design elements
identified above on the street facing façade. These standards will remain applicable at the time of
building permit review for all lots, and will be the responsibility of the homeowner and/or builder
to demonstrate compliance.
As part of the request for adjustments within the Planned Development, Lots 6, 9, 10, and 12, are
proposed with 16-foot-wide garage doors on a ground floor street facing façade of 24 feet. As
such these garage doors will be 66.7% of the total width of the street-facing façade, exceeding the
60% maximum width. Sixty percent of the applicable façade would equate to 14.4 feet, meaning
the adjustment request is for an additional 1.6 feet. Two of these homes, those on Lots 6 and 12,
will be located on flag lots at the terminus of each end of the hammerhead portion of the private
street and will be largely obscured from the street. The applicant contends that this modification
will be de minimis, as it will be practically unnoticeable from the street, while providing
significant neighborhood benefits through the provision of 2 additional off-street parking spaces
for these 4 lots. Further, it is noted that by receding the garage vehicle entrance behind the
second-floor front façade, the proposed elevations serve to make the habitable living spaces the
predominant visual element of the home.
As shown on the house plans for Lots 6, 9, 10, and 12 submitted with this application, each of the
4 homes will include a minimum of 7 of the detailed design standards of Section 18.290.040.C.3.
Improvements as shown on each individual home may include but are not limited to wall offsets
(3.c.), roof eaves (3.e.), roof offsets (3.f.), roof shingles (3.g.), hip roof (3.h.), roof pitch (3.i.)
horizontal lap siding (3.j. – NW façade), accent siding materials (3.k. – Cottage and Farm
façades), and window trim (3.l.), which meets or exceeds this requirement. In addition, the
submitted elevations include a balcony on each of the 3 front façades. However, balconies may or
may not be included on the final façade designs, and therefore the applicant has demonstrated
compliance with these standards without relying on the balconies of subsection 3.o.
As described above, the applicant reserves the ability to modify the elevations as necessary to best
meet market demand and materials availability at the time of construction. However, through this
process the applicant has demonstrated the ability to comply with these standards, as modified
through the Planned Development review process, and will maintain compliance with the
provision of at least 7 of the required architectural elements on each home within the
development. These standards will remain applicable at the time of building permit review for all
lots, and will be the responsibility of the homeowner and/or builder to demonstrate compliance.
18.290.050 Accessory Structures
Accessory structures are allowed on all lots with single detached houses subject to the
following standards:
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A. The maximum size of accessory structures is 528 square feet on lots less than 2.5
acres and 1,000 square feet on lots 2.5 acres or larger;
B. The maximum height of accessory structures is 15 feet;
C. Accessory structures may not cause the lot to exceed the maximum lot coverage
allowed in the base zone;
D. Accessory structures are prohibited in the required front setback; and
E. Accessory structures may be located in the required side, street side, or rear setback
provided they are a minimum of 5 feet from the side, street side, and rear property
lines, except for garages and carports, which are subject to specific setback
standards for the side of the structure designed for vehicle access. (Ord. 18-28 §1;
Ord. 18-23 §2) ■
RESPONSE: The applicant is not proposing any accessory structures. Any future
accessory structures proposed by home owners will be subject to these standards.
Chapter 18.410 OFF-STREET PARKING AND LOADING
18.410.010 Purpose
The purpose of this chapter is to ensure the provision of vehicle parking areas that:
A. Have adequate capacity,
B. Are appropriately located in close proximity to the various uses for residents,
customers, and employees, and
C. Maintain the traffic-carrying capacity of nearby streets to minimize hazardous
conditions. (Ord. 18-23 §2; Ord. 17-22 §2)
18.410.020 Applicability
The provisions of this chapter apply to all new development and all modifications to
existing development, including changes of use, unless stated otherwise. (Ord. 18-23 §2;
Ord. 17-22 §2)
18.410.030 General Provisions
A. Location. Required off-street parking must be located on the same lot as the use it
serves, except where an on-street credit has been granted through the provisions of
Section 18.410.090…
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RESPONSE: This development is for detached single family homes. Off-street parking will be
provided within driveways and garages for each unit. Units 1-6, 9, 10, and 12-17 will have
double car garages and 2-car driveways, while Units 7, 8, and 11 will have single car garages
(with an option for single width tandem garages), with 1-car driveways, as reflected on Plan Sheet
P7.0. Provided off-street parking will exceed the minimum 1 space per house as required under
Table 18.290.1.
Chapter 18.420 LANDSCAPING AND SCREENING
18.420.010 Purpose
This chapter establishes minimum standards for landscaping, screening, and tree canopy.
A. The purposes of landscaping standards are to:
1. Enhance the aesthetic and economic value of development and the community as a
whole;
2. Unify new development with existing neighborhoods and establish a more pleasant
community character; and
3. Reduce stormwater runoff by providing permeable surfaces.
B. The purposes of screening standards are to:
1. Soften and screen large-scale structures, parking lots, and other unsightly features
from view, especially from the street frontage to create a more pleasant pedestrian
experience; and
2. Reduce visual impacts and provide privacy between residential and nonresidential
uses.
C. The purposes of tree canopy standards are to:
1. Maximize the aesthetic, environmental, and economic benefits that trees provide
by preserving, managing, and enhancing existing trees and requiring planting of
new trees; and
2. Implement the comprehensive plan goals and policies related to urban forestry.
(Ord. 18-28 §1)
RESPONSE: The applicant has provided an Arborist’s Report, which inventories and assesses
existing trees on and adjacent to the property. The applicant has also provided a Preliminary
Landscaping Plan for the development, which has been designed consistent with these code provisions.
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18.420.020 Applicability
A. Landscaping standards. Landscaping standards apply to new and existing
development that must provide a minimum amount of landscape area as required by
the applicable development standards chapter.
RESPONSE: The subject site is located within the City’s R-7 zone, and is required to provide a
minimum of 20% site landscaping, in accordance with the requirements of this section and Table
18.290.1. The landscaping standards are applicable, and are met for the site as described below.
B. Screening standards. Screening standards apply to new and existing development with
uses or site improvements that must be screened from other uses or the street as
required by the applicable development standards chapter.
RESPONSE: The landscaping for the stormwater facility (Tract D) is designed to visually blend
with the landscaping within the open space (Tract E) to provide a soft visual entry into the site, as
well as a physical buffer between the slightly higher density units (Lots 7 - 11) and surrounding
lower density homes to the north, south and west across SW 95 th Avenue. This design promotes an
appropriate transition in density from SW 95th Avenue through to the Greenburg Oaks apartment
complex to the east. No other landscape screening is required for detached single family.
C. Tree canopy standards. Site and parking lot tree canopy standards apply to the
following types of new and existing development, except that parking lot tree canopy
standards do not apply to subdivisions or partitions:
1. Subdivisions and partitions;
2. Apartments;
3. Nonresidential development, including mixed-use developments;
4. Wireless communication facilities; and
5. Mobile home parks. (Ord. 18-28 §1)
RESPONSE: The Arborist’s Report addresses compliance with the Urban Forestry provisions
including tree canopy standards. The minimum required tree canopy is 40%. The Urban Forestry
Plan provides 51.4% canopy cover.
18.420.030 General Provisions
A. All required trees must meet t he city’s Urban Forestry Manual (UFM) standards as
follows:
1. Street trees must meet the street tree planting and maintenance standards in UFM
Section 2 and street tree soil volume standards in UFM Section 12;
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2. Parking lot trees must meet the parking lot tree canopy standards in UFM Section
13; and
3. All other trees must meet the tree canopy site plan requirements in UFM Section
10, Part 2.
RESPONSE: The Landscaping Plan provides the minimum required 20% landscaping, including
screening and street trees consistent with code standards. This development does not have a
parking lot, as all off-street parking is provided within driveways and garages for each unit. All
other proposed trees combine to meet the tree canopy requirement of the Urban Forestry provisions.
B. Trees proposed to be preserved must be protected in a manner that meets the tree
protection standards in UFM Section 10, Part 3.
RESPONSE: All existing trees to be preserved are identified on the Preliminary Grading Plans
submitted with this application, and will be protected during construction by tree protection
fencing. Of the 12 trees located on the site, only the two Oregon white oak located within the
Open Space area of tract E are proposed to be retained. Of the trees to be removed, 8 are
ornamental fruit/nut species, while the final 2 trees, a silver maple which has been previously
topped and a Lombardy poplar, are considered only average in condition and presentation.
C. Plants that are less than 18 inches in height at maturity, except lawn, are considered
groundcover. Minimum container size at planting is either 4 inches or 1 gallon, and
maximum plant spacing is either 1 foot or 2 feet on center, respectively.
D. Plants that are more than 18 inches in height but less than six feet in height at
maturity are considered small or medium shrubs. Minimum container size at planting
is 1 gallon, and maximum plant spacing is 3 feet on center.
E. Plants, excluding trees, that are more than six feet in height at maturity are considered
large shrubs. Minimum container size at planting is 2 gallons, and maximum plant
spacing is 7 feet on center.
F. Plants listed as invasive or noxious on the Portland Plant List are prohibited. Trees
listed on the UFM Nuisance Tree List are prohibited.
G. All landscaping required by this chapter, including landscaping used to meet
screening or tree canopy standards, must be maintained to applicable industry
standards in perpetuity as provided in the most current version of the American
National Standards Institute A300 Standards for Tree Care Operations.
H. All trees required by this chapter are subject to the city’s urban forestry requirements
regarding planting, maintenance, and removal of trees as provided in Title 8 of the
Tigard Municipal Code. (Ord. 18-28 §1)
RESPONSE: The Landscaping Plan provides for street trees consistent with code standards. All
landscaping on-site will meet the requirements of this section for materials and maintenance. See
Sheets L1.0 – L1.3 for further details.
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18.420.040 Landscaping Standards
A. Landscaping standards are provided in Table 18.420.1.
B. Landscaping or other areas used to meet the minimum landscape area standard must
be provided on the development site and may be met by any combination of the
following:
1. Landscaping, including parking lot landscaping, that meets the L-1 or L-2
landscaping standard;
2. Landscaping that meets the S-2, S-3, or S-4 screening standard as provided in
Table 18.420.2 where required by the applicable development standards chapter;
3. Any required above-ground vegetated stormwater facility; or
4. Other areas as specified by the applicable development standards chapter.
C. Landscaping in excess of the minimum landscape area standard does not have to meet
the L-1 or L-2 landscaping standard.
RESPONSE: In accordance with Table 18.290.1, a minimum of 20% of the site is required to be
landscaped. The applicant has provided a Landscaping Plan, which demonstrates compliance with
the applicable code standards. The landscaping for the stormwater facility (Tract D, 6,105 sf) is
designed to visually blend with the landscaping within the open space (Tract E, 3,620 sf) to
provide a soft visual entry into the site, as well as a physical buffer between the slightly higher
density units (Lots 7 - 11) and surrounding lower density homes to the north, south and west
across SW 95th Avenue. The path within Tract C (1,167 sf) provides additional landscaping
consistent with Section 18.420.040, in addition to providing pedestrian circulation through the
site. In total, these areas make up 10,892 sf, or 14.10% of the site. Within the individual lots, the
applicant has maintained a 15-foot rear yard setback to maintain separation from existing uses.
These rear yard areas will be individually landscaped by home owners using typical residential
materials, consistent with the L-1 landscaping standard. Combined, these rear yard areas total
approximately 8,295 sf, or 10.74 % of the site area. Accordingly, it is considered that a minimum
of 24.84% of the total site area will be landscaped meeting the requirements of this section.
18.420.060 Tree Canopy Standards
A. Site tree canopy standards, which are stated as a percentage of effective tree canopy
cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O.
Parking lot tree canopy standards are provided below.
RESPONSE: Compliance with the tree canopy standards are addressed in full in the Arborist ’s
Report, and are summarized in response below.
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B. An urban forestry plan is required to demonstrate compliance with site and parking lot
tree canopy standards and must meet the requirements of UFM Sections 10 through
13. An urban forestry plan must:
1. Be coordinated and approved by a project landscape architect or project arborist,
i.e. a person that is both a certified arborist and tree risk assessor, except that land
partitions may demonstrate compliance with effective tree canopy cover and soil
volume requirements by planting street trees in open soil volumes only;
2. Demonstrate compliance with UFM tree preservation and removal site plan
standards;
3. Demonstrate compliance with UFM tree canopy and supplemental report
standards and provide the minimum effective tree canopy cover;
4. Demonstrate compliance with parking lot tree canopy standards, where
applicable, by providing the minimum effective tree canopy cover of 30 percent for
all parking areas, including parking spaces and drive aisles. Only the percentage
of tree canopy directly above parking areas may count toward meeting this
standard; and
5. Include street trees where right-of-way improvements are required by Chapter
18.910, Improvement Standards.
a. The minimum number of required street trees is determined by dividing the
length in feet of the site’s street frontage by 40 feet. When the result is a
fraction, the minimum number of street trees is the nearest whole number.
More than the minimum number of street trees may be required along the site’s
frontage depending upon the stature of trees chosen and the specific spacing
standards for the chosen trees.
b. Street trees must be planted within the right-of-way wherever practicable.
Street trees may be planted a maximum of 6 feet from the right-of-way when
planting within the right-of-way is not practicable as determined by the City
Engineer.
c. An existing tree may be used to meet the street tree standards provided that:
i. The largest percentage of the tree trunk immediately above the trunk flare
or root buttresses is either within the subject site or within the right-of-way
immediately adjacent to the subject site; and
ii. The tree would be permitted as a street tree in compliance with UFM street
tree planting and soil volume standards if it were newly planted.
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RESPONSE: Compliance with the Urban Forestry standards are addressed in the Arborist’s
Report, Preliminary Grading Plan (Sheet P6.0) and the Landscaping Plans (Sheets L1 – L3). Of
the 12 trees located on the site, only the two Oregon white oak located within the Open Space
area of tract E are proposed to be retained.
As calculated by the site Landscape Architect (Sheet L1.2) a total of 14 street trees are required
for the site, after eliminating areas unsuitable for planting due to corner vision and existing tree
canopy coverage. The Landscape Plan (Sheetl1.0) shows a total of 16 street trees to be planted,
including 15 Eastern Redbud and 1 Oregon white oak. An additional 3 vine maple are proposed
adjacent to the pedestrian path in Tract C.
C. Fee in lieu of planting.
1. The applicant may choose to provide a fee-in-lieu when the tree canopy
requirement is not met in compliance with UFM Section 10, Part 4.
2. If it is not practicable to provide the minimum number of required street trees then
the applicant must pay a fee to the city for tree planting and early establishment in
an amount equivalent to the city’s cost to plant and maintain a street tree for 3
years for each tree below the minimum required.
3. Tree canopy fees provided to the city will be deposited into the urban forestry fund
and used as approved by City Council through a resolution.
RESPONSE: The applicant is not proposing fee in lieu.
D. Urban forestry plan discretionary review. In lieu of providing payment of a tree
canopy fee when less than the standard effective tree canopy cover will be provided,
an applicant may apply for a discretionary urban forestry plan review. The
discretionary urban forestry plan review cannot be used to modify an already
approved urban forestry plan, any tree preservation or tree planting requirements
established as part of another land use approval, or any tree preservation or tree
planting requirements required by another chapter in this title.
1. Approval process. Discretionary urban forestry plan reviews will be processed
through a Type III procedure, as provided in Section 18.710.070, using approval
criteria in Paragraph 18.420.060.D.2. When a discretionary urban forestry plan
review is submitted for concurrent review with a land use application that requires
a Type III review, the approval authority will be the one designated for the land
use application. If the discretionary urban forestry plan review is not concurrent
with a land use application that requires a Type III review, then the approval
authority will be the Hearings Officer.
2. Approval criteria. A discretionary urban forestry plan review application will be
approved when the approval authority finds that the applicable approval criteria
are met. The applicant must demonstrate that the proposed plan will equally or
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better replace the environmental functions and values that would otherwise be
provided through payment of a tree canopy fee in lieu of tree planting or
preservation. Preference will be given to projects that will receive certifications by
third parties for various combinations of proposed alternatives such as:
a. Techniques that minimize hydrological impacts beyond regulatory
requirements such as those detailed in Clean Water Services Low Impact
Development Approaches (LIDA) Handbook, including, but not limited to,
porous pavement, green roofs, infiltration planters/rain gardens, flow through
planters, LIDA swales, vegetated filter strips, vegetated swales, extended dry
basins, and constructed water quality wetlands;
b. Techniques that minimize reliance on fossil fuels and production of greenhouse
gases beyond regulatory requirements through the use of energy efficient
building technologies and on-site energy production technologies; and
c. Techniques that preserve and enhance wildlife habitat beyond regulatory
requirements, including, but not limited to, the use of native plant species in
landscape design, removal of invasive plant species, and restoration of native
habitat and preservation of habitat through the use of conservation easements
or other protective instruments.
3. Decision. The discretionary urban forestry plan review decision will be
incorporated into the decision of the land use application. The discretionary urban
forestry plan approved in this section will supersede and replace any conflicting
requirements in this chapter; however, all of the non-conflicting requirements in
this chapter continue to apply.
RESPONSE: Compliance with the Urban Forestry standards are addressed in the Arborist’s
Report and the Landscaping Plan, originally prepared as part of Casefile MLP 2019-00002L. A
site visit and tree inventory were undertaken on the site by Teragan & Associates, Inc. ISA
Certified Arborist Todd Prager. A “11850 SW 95th Avenue Project Tree Inventory” was
subsequently prepared by Teragan & Associates dated 2/28/2019. With regards to the subject
parcel, a total of 12 on-site and 14 off-site trees were inventoried, with Parcel 2 (Tax Lot 10100
including the following 8 tree species:
Tree Common Name Number Present
Orchard Cherry 1
Orchard Pear 1
Orchard Apple 3
Orchard Plum 1
Oregon White Oak 2
Filbert 2
Silver Maple 1
Lombardy Poplar 1
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Per Teragan and Associates analysis, 6 trees (578, 579, 580, 585, 587, 589) are identified as
ornamental fruit trees, and a further 2 are filbert trees (not typically considered a tree – 583 and
584). These trees, along with a silver maple (588) and a Lombardy poplar (588.5), are proposed
to be removed due to conflicts with street improvements, building and utility construction, and
general consistency with residential landscaping standards. The two trees to be retained, both
Oregon white oaks, have a combined canopy are of 9,843 sf (576 = 5,542 sf, 577 = 4,301 sf)
The subject parcel is in the R-7 zoning district which requires 40% effective
canopy coverage. The combined mature canopy of the trees to be retained on the site is 9,843
square feet, as described above. Retained trees are eligible for 200% canopy credit, so the
effective canopy provided by the existing trees is 19,686 square feet.
The area of the subject site is 77,237 square feet. Therefore, 25.5% of the effective canopy
coverage is provided by the existing trees to be retained.
As shown on the submitted landscaping plans, an additional 1,832 square feet (1,466 sf x 1.25) of
native stand planting is located in the open space area within Tract D. Street trees make up an
additional 9,328 square feet of new planting (15 eastern redbud = 7,365 sf (15 x 491 per UFM)
and 1 Oregon white oak = 1,963 (per UFM). Individual lot plantings add 8,878 square feet (3
Japanese tree lilac = 531 sf (per UFM), and 17 kousa dogwood = 8,347 sf per UFM)). In total,
existing and planted trees combine to create 39,724 square feet of mature canopy, or 51.4% of the
total site area, significantly exceeding the required 40% minimum site tree canopy.
On an individual lot basis, 15% canopy coverage is required to be provided for each individual
lot. Compliance is determined as follows:
Lot
Number
Lot
Area Proposed Lot Trees Canopy (per
UFM) Total Canopy Canopy %
1 3,757 sf
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 33%
2 3,511 sf
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
3 3,508
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
4 3,505
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 28%
5 4,476 kousa dogwood (x2) 982 sf 982 sf 22%
6 3,637 kousa dogwood (x2) 982 sf 982 sf 27%
7 2,223
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 55%
8 2,223 kousa dogwood 491 sf 982 sf 44%
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eastern redbud
491 sf
9 2,736
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 45%
10 2,736
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 45%
11 2,223
kousa dogwood
eastern redbud (x1.5)
491 sf
736.5 sf
1,227.5 sf 55%
12 3,684
kousa dogwood (x2)
eastern redbud
982 sf
491 sf
1,473 sf 40%
13 3,899 kousa dogwood (x2) 982 sf 982 25%
14 3,077
kousa dogwood
eastern redbud
491 sf
491 sf
982 sf 32%
15 3,077
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 22%
16 3,077
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 22%
17 3,258
Japanese tree lilac
eastern redbud
177 sf
491 sf
668 sf 21%
As shown, the proposed canopy coverage provided for each individual lot exceeds the minimum
for detached single-family residences of 15%.
E. Urban forestry plan implementation.
1. Implementation of the urban forestry plan must be inspected, documented, and
reported by the project arborist or landscape architect in compliance with the
inspection requirements in UFM Section 11, Part 1, wherever an urban forestry
plan is in effect. In addition, no person may refuse entry or access to the Director
for the purpose.
2. The establishment of all trees shown to be planted in the tree canopy site plan and
supplemental report of a previously approved urban forestry plan must be
guaranteed and required in compliance with the tree establishment requirements
in UFM Section 11, Part 2.
3. Spatial and species-specific data must be collected in compliance with the urban
forestry inventory requirements in UFM Section 11, Part 3 for each open grown
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PDG 141-033
tree and area of stand grown trees in the tree canopy site plan and supplemental
report of a previously approved urban forestry plan.
4. An urban forestry plan will be in effect from the point of land use approval until
the Director determines all applicable urban forestry plan conditions of approval
and code requirements have been met.
RESPONSE: The project Arborist will monitor site development as required once the project
has been approved and Site Development Permits issued.
Chapter 18.770 PLANNED DEVELOPMENTS
18.770.010 Purpose
The purpose of this chapter is to provide an appropriate review process for evaluating and
establishing planned developments. Planned developments are typically large-scale
developments or smaller developments on constrained sites that desire or need more
flexibility than available through the adjustment process. The benefits of flexibility to a
planned development may take many forms, including but not limited to the transfer of
density across internal zone boundaries, greater diversity of housing types and uses,
increased building height, or increased density.
The planned development review process provides an opportunity for innovative, creative,
and well-designed developments that may be more intense than otherwise allowed by this
title in exchange for developments that are thoughtfully integrated into the surrounding
community and include features that benefit the public above and beyond what is generally
required by this title. The benefits to the public from a planned development may take many
forms, including but not limited to enhanced walkability or accessibility, increased housing
options, increased open space, protection of significant tree groves, enhanced sensitive lands
protection or restoration, enhanced outdoor recreational opportunities, enhanced public
spaces or furnishings, pedestrian-scale architectural features, affordable housing, or
sustainable features.
A planned development approval does not constitute a zone change and is subject to any
modifications, conditions, or restrictions deemed appropriate by the approval authority.
(Ord. 18-28 §1)
18.770.020 Applicability
This chapter applies to all proposed or existing planned developments. (Ord. 18-28 §1)
RESPONSE: The applicant is proposing a Planned Development providing for a 17-Lot single
family development. As part of the Planned Development Application, the applicant requests
adjustments to the following development standards:
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- minimum lot size;
- minimum lot width;
- minimum front yard;
- minimum street side yard;
- minimum interior side yard;
- a 30% increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
As part of the planned development, the applicant proposes to retain the 2 large Oregon white oak
on the site within an open space area, Tract D. The open space is located adjacent to SW 95th
Avenue, enhancing the existing streetscape and providing an attractive area to be improved with a
picnic table, bench, pedestrian paths, and attractive plantings. In addition, the open space is
located abutting the proposed large water quality facility, further adding to the feeling of space,
and buffering the street from the new homes. In addition, it provides increased privacy and
tranquility to residents within the new development. The proposed water quality facility has
specifically been designed in a manner to provide a larger area, further adding to the feeling of
space within the new development. The larger water quality facility will minimize grading on the
site, and reduce the need for retaining walls.
An attractively landscaped pedestrian pathway will also be provided at the eastern terminus of the
private street, providing pedestrian access to and from the Greenburg Oaks apartment complex,
reducing the pedestrian block lengths between SW 95th Avenue and SW 91st Avenue, along with
sidewalks along both sides of the private street connection to SW 91st Avenue.
Therefore, this chapter is applicable.
18.770.030 General Provisions
A. Planned development review is a voluntary process.
B. Planned development approval is required to establish a new planned development or
to substantially redevelop an existing planned development. Substantial redevelopment
is defined as a proposal that involves substantial changes to uses, structures, site
improvements, operating characteristics, or original findings of fact.
C. An applicant may choose to submit a single consolidated planned development
application or two consecutive planned development applications consisting of a
concept plan application and a detailed plan application.
RESPONSE: The applicant has elected to submit a single consolidated planned development
application, in accordance with C above.
D. The proposed development must comply with all applicable development standards
and requirements of this title, except as specifically adjusted through the planned
development approval process. Planned development review satisfies the requirements
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PDG 141-033
for site development or conditional use review and a separate site development,
conditional use, or adjustment application is not required.
RESPONSE: Compliance with the provisions of this chapter are addressed in the responses to
the following application sections.
E. If sensitive lands review is required, a sensitive lands application must be submitted
concurrently with a consolidated or detailed plan application. A sensitive lands
application may not be submitted concurrently with a concept plan application.
RESPONSE: There are no sensitive lands associated with this property. This is a consolidated
application including Concept Plan, Conventional Plan for comparison, Detailed Plan and
Preliminary Plat.
F. If land division is proposed, a subdivision or land partition application must be
submitted concurrently with a consolidated or detailed plan application. A subdivision
or land partition application may not be submitted concurrently with a concept plan
application.
RESPONSE: The applicant is proposing to subdivide the property. Therefore, a concurrent
subdivision application is included in this application packet, with the consolidated plan application.
G. If the proposed development has more than one base zone designation, density and
floor area standards are calculated for each base zone as provided by this title.
H. Density and floor area allocations and increases allowed with planned development
approval are as follows:
1. Minimum density and floor area may be allocated anywhere on the site regardless
of the underlying base zone designation.
2. Maximum density and floor area may be increased subject to the limitation of
Subparagraph 18.770.060.B.10.b.
RESPONSE: There is only a single R-7 zoning applied to this property. Compliance with
density standards is addressed later herein, within the context of the flexibility allowed through
the Planned Development process.
Conventional Development
The allowed density range for this property is 10 units minimum (10.6 units) and 13 maximum
units 13.25 units). A Conventional Subdivision Plan is included which reflects the allowed
density, without the benefit of the Planned Development provisions. It is noted that the
Conventional Plan provides for 8 lots consistent with the 5,000 square foot lot standard for the R-
7 zone, which is less than the required minimum density for the district. Accordingly, a planned
development to reduce certain design standards is considered necessary to develop the site to
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PDG 141-033
accommodate appropriate development of needing housing units. The existing parcel
configuration does not lend itself easily to the provision of regular lots following the design
standards closely, while the planned development approach allows for retention of the white oaks,
provision of enhanced pedestrian connectivity, and an appropriate transition in density from SW
95th Avenue through to the Greenburg Oaks apartment complex to the east.
Planned Development
The applicant is proposing a Planned Development, which allows for an increase in density by
30%, which equals 17 units (13.25 units x 1.3 = 17.26 units)
The proposed PD Plan creates 17 lots for detached single family homes on a variety of lot
sizes, ranging from 2,223 square feet to 4,476 square feet and average of 3,212 square feet.
Therefore, the development complies with the allowed density.
I. Uses and housing types allowed with planned development approval are based on the
underlying zoning as follows:
1.Residential zones. All housing types and civic uses are allowed. Commercial uses
not allowed by the underlying base zone may be allowed where appropriately
located, designed, and scaled.
2.Commercial zones. Apartments and civic uses not allowed by the underlying base
zone may be allowed where appropriately located, designed, and scaled.
3.Industrial zones. No additional uses are allowed beyond what is allowed in the
applicable base zone.
RESPONSE: The applicant is proposing a concurrent subdivision for single family detached
units, consistent with the R-7 zoning. No mixed-use or multi-family developments are proposed.
J. The following development standards may not be adjusted with planned development
approval:
1.Minimum density or minimum floor area ratio.
2.Maximum parking ratio.
3.Any development standard that contains an express prohibition.
K. Planned development approvals may not adjust the items listed in Paragraph
18.715.020.B.2 through 6.
L. Planned development approvals may be modified as allowed by Chapter 18.765,
Modifications. (Ord. 18-28 §1)
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RESPONSE: The applicant is not seeking to adjust the minimum density, parking ratio or any
standard that contains an express prohibition.
18.770.040 Required Analysis
In addition to the submittal requirements in Paragraph 18.710.030.C.3, a consolidated or
concept plan application must include the information listed below. The graphic illustrations
must adequately demonstrate the required information. Examples of graphic illustrations
include, but are not limited to, the following: maps, site plans, massing studies, elevation
drawings, photo simulations, and digitally created 3-dimensional drawings. Manually
created artistic renderings are usually not adequate on their own to illustrate the required
information.
A. Proposal summary. A written description and graphic illustration of the planned
development proposal with enough specificity to convey the overall land use pattern,
development scale, circulation network, and housing types and densities. The
description must include a statement about the planning objectives to be achieved by
the proposal and why the applicant believes the public benefits from the proposal are
sufficient to warrant the type and amount of flexibility requested.
RESPONSE: The subject site and properties to the north and east are zoned R-7. However,
much of the area is developed with existing non-conforming residential units exceeding the
densities prescribed by the district. As such, this Planned Development serves an important role
in providing a more harmonic transition between the higher density non-conforming housing
types adjacent to the site and the existing conforming single-family developments than the
Community Development Code standards would otherwise allow.
To the north of the site, development consists of typical R-7 detached single family residential
dwellings, while to the east there is higher density development with an apartment complex
(Greenberg Oaks) abutting the east boundary of the property. The properties to the south and
west are zoned R-4.5, and developed predominantly with detached single-family residences, on a
mix of lot sizes, with the exception of the Dove Court garden apartment complex located directly
across SW 95th from the subject site. Further south, along the SW Commercial Street corridor,
land use zones include R-25, and MU-CBD.
As described above, the applicant views the subject site as a transitional development providing
for a smooth step-down transition in densities. There are apartments to the east (Greenberg Oaks)
and single family detached homes to the north, south and west, across SW 95 th Avenue. Lot sizes
across the site generally increase from east to west, with the open space area and water quality
facility on the western boundary softening the development from SW 95th Avenue.
The Planned Development provides for 17 lots for detached single family homes. Lots 6-12
along the east side adjacent to the apartments are generally smaller in area, and will support 3-
story units. Lots 1-5 and 13-17 are larger lots and will be 2-story units, in order to provide an
appropriate transition and screening from the apartments to the east and the single-family
development to the north and south. At the west edge adjacent to SW 95th Avenue there is an
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existing detached home on a larger lot. To the south of this house, the proposed development
provides an open space (Tract D) and a storm water quality facility (Tract E), which is designed to
visually blend with the open space to provide a soft visual transition and physical buffer from the
street into the development.
A private street (Tract B) will provide access into the development from SW 95th Avenue. There
will be sidewalks on both sides of the private street, and a pedestrian connection (Tract C) at the
east end of the street connecting to the Greenberg Oaks Apartments, facilitating a reduced
pedestrian block between SW 95th Avenue and SW 91st Avenue. With a 26-foot paved width, on
street parking will be allowed on one side of the private street, with 8 spaces available within
Tract B, and a further 7 on-street spaces available along the improved SW 95 th Avenue frontages
of the subject site and Tax Lot 10000.
For off-street parking, all but 3 of the units will have 2-car wide garages, with 2-car driveways,
providing 4 spaces per lot. The other 3 units, Lots 7, 8, and 11 will have 1-car garages, providing
2 off street spaces, with an option for tandem garages providing for 3 spaces.
Open space within the development will be provided within the 3,620 square foot Tract D, which
is proposed to be landscaped with additional plantings, paving, and seating. Two large existing
Oregon white oaks will be retained in the south west corner of the Tract, maintaining the existing
streetscape, and screening the new homes. In order to facilitate the successful retention of these
trees, the applicant has requested approval of curb-tight sidewalks along the SW 95th Avenue
frontage, as supported by the applicant’s Consulting Arborist in his memorandum dated December
14, 2020, and submitted with this application. Retention of the white oak trees is important in
maintaining the significance of these trees to the established character of the neighborhood, and
retaining a sense of continuity in the community. The perception of space within the area is
enhanced by the location of the water quality facility immediately adjacent to the open space,
which will also be landscaped, to CWS standards. Overall, the combination of the open space and
water quality facility means the nearest home within the development to SW 95th Avenue will be
located approximately 110 feet from the street. The proposed water quality facility has specifically
been designed in a manner to minimize grading on the site, and reduce the need for retaining walls.
The applicant has provided architectural drawings of the proposed development. While the
drawings are indicative only, they do provide a comparable view of the pedestrian friendly design
concept proposed by the applicant, which promotes open space and significant vegetation along the
frontage of 95th Avenue; utilizes the storm water management facility to add to the sense of
openness within the development, and provides an aesthetically pleasing transition between the
larger two story homes closer to SW 95th and the smaller lot three story homes adjacent to the
Greenburg Oaks apartment complex. This transition, and the requested adjustments of the Planned
Development, helps to blend the differing housing types and densities within the surrounding area
in a more cohesive and appropriate fashion that typical land use standards would allow.
From the outset, the main objectives of the applicant were to provide a logical transition from the
higher density development in the east to the lower density development to the west, north, and
south, while supporting a blended, walkable neighborhood compatible in design, scale, and nature
with the intent of the R-7 district, and retaining the significant mature white oaks at the front of
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the property. The applicant has used the opportunities afforded by the planned development
standards of the Community Development Code to create a variety of lots sizes and housing
types, allowing for different price points within the development and creating additional units of
needed housing by combining modifications to lot and setback standards with density bonus
provisions. The transition from the existing apartment units to smaller lot 3 story homes, to larger
lot 2 story homes allows for opportunities for a greater blend of socio-economic blending within
the same community, and the provided pedestrian connection serves to integrate the existing and
proposed neighborhoods. Further, the open space area at the west end of the site provides a
neighborhood scale gathering and passive recreational area, while serving to mitigate any impacts
to the R-7 scale of the area by softening the visual impact of the development from SW 95th
Avenue, and preserving the sense of history and community by providing an appropriate place
and manner to retain the white oak trees on the property. The location of the water quality facility
adjacent to the open space area provides residents and users of the area with a greater sense of
openness within the development, and provides additional buffering from the street for
homeowners and park users alike. Use of the flexibility provided by the Planned Development
standards is key to achieving these objectives, and allowing for a more compatible development
which provides significant benefits to the community at large.
The written description of the proposed development herein, together with attached graphic
illustrations provided enough specificity to convey the overall land use pattern, development
scale, circulation network, and housing types and densities.
B. Flexibility request. A detailed written description of all proposed adjustments to
development standards and the reason for each proposed adjustment. The description
must be accompanied by professional studies or analyses as needed to adequately
support the reason for each proposed adjustment. The description must also include a
table that lists each applicable development standard and the associated proposed
standard in a side-by-side column format.
RESPONSE: The applicant is utilizing the Planned Development process to request a reduction
in the following development standards
- minimum lot size;
- minimum lot width;
- minimum front yard;
- minimum street side yard;
- minimum interior side yards;
- an increase in maximum density as allowed under the Planned Development standards; and
- increase in the garage frontage width for Lots 6, 9, 10, and 12.
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet and average of 3,316 square feet. The following table
compares the R-7 code standard to the proposed PD standards. Requested modifications are
identified in bold.
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Table 18.290.1
Development Standards for Single Detached Houses
Standard R-7 Proposed Planned Development
Minimum Lot Size 5,000 sq ft 2,200 sf
Minimum Lot Width 50 ft 26 ft
Minimum Setbacks
- Front 15 ft 13.5 ft
- Street side 10 ft 8 ft
- Side 5 ft 3 ft interior
5 ft perimeter
- Rear 15 ft 15 ft
- Garage [3] 20 ft 20 ft
Maximum Height 35 ft 35 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area [4] 20% 20%
Minimum Density 80% of maximum density
Maximum Density Calculated using the method provided in 18.40.130
Minimum Parking 1 off-street vehicle parking space per house [5]
The above listed modifications allow the development of the site to urban standards consistent
with the surrounding residential development, while providing appropriate transitions in density
from the Greenburg Oaks apartment complex to the east, and SW 95th Avenue to the west. The
proposed modifications also recognize and take advantage of the convenient access to multi-
modal transit options available from the site, with regular bus service to the north and the Tigard
Transit Center located within walking distance to the south.
In addition to the above, as part of the request for adjustments within the Planned Development,
Lots 6, 9, 10, and 12, all homes within the development are proposed with 16-foot-wide garage
doors, on a ground floor street facing façade of 24 feet. As such these garage doors will be 66.7%
of the total width of the street-facing façade, exceeding the 60% maximum width. Sixty percent
of the applicable façade would be 14.4 feet, meaning the adjustment request is for an additional
1.6 feet. The applicant contends that this modification will be de minimis, as it will be practically
unnoticeable from the street, while providing significant neighborhood benefits through the
provision of 2 additional off-street parking spaces for these 4 lots. As shown on the house plans
for Lots 6, 9, 10, and 12 submitted with this application, each of the 4 homes will include a
minimum of 7 of the detailed design standards of Section 18.290.040.C.3. Improvements include,
but are not limited to covered porches, dormers, roof eaves, horizontal lap siding, accent building
materials, gable roof, hip roof, or gambrel roof designs, fire-resistant roof materials, and/or. These
standards will remain applicable at the time of building permit review for all lots, and will be the
responsibility of the homeowner and/or builder to demonstrate compliance.
C. Public benefits proposal. A detailed written description of all proposed public benefits.
The description must be accompanied by drawings, plans, or details as needed to
convey the location, size, and overall nature of each public benefit. Public benefits
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include features, amenities, or protections that in some way exceed the minimum
standards of this title to the benefit of the general public or planned development users.
RESPONSE: The proposed Planned Development provides a number of overall benefits in the
form of a transitional density development, together with preservation of existing trees,
landscaped amenities in the form of open space Tract D, and a pathway connection to the east,
providing for non-auto connectivity with the Greenberg Oaks Apartment Complex and SW 91st
Avenue. Additionally, the use of the planned development standards allows the applicant to
provide public benefits such as the open space within Tract D, while increasing the provision of
needed housing within the site and the provision of a range of housing types with anticipated
differing price points attractive to a wider range of the community.
Within the open space Tract D, there is 3,620 square feet of accessible passive recreation area.
The open space area will include the retention of 2 large existing Oregon white oaks, providing
almost 10,000 square feet of existing tree canopy, providing screening from the street, and
retaining the existing natural streetscape components. Traditional development would typically
see these trees being required to be removed due to the impact of development on their root
systems, either through the development of homes, driveways and access streets, or construction
of utility facilities such as stormwater facilities. This is consistent with the concerns listed in the
memorandum from the applicant’s Consulting Arborist, dated December 12, 2020. However, the
use of the planned development standards within this development allows for the provision of
open space in exchange for reduced lot sizes and setbacks, which in turn allows the applicant to
isolate these trees from the impacts of development, and to provide greater opportunity for their
continued health and preservation. The retention of significant trees such as the white oaks within
Tract D provides significant environmental, health, and recreational benefits to residents and the
community at large, which is why the City places such a high value on their retention.
In addition to the retention of the white oaks, the open space will be augmented with native
plantings, a pedestrian path, accent boulders, a bench, picnic table and a variety of ground covers.
The open space location immediately adjacent to SW 95th Avenue provides for convenient public
access and interactive observation of the area. In addition, the pedestrian path at the east end of
the street allows convenient access to the area for residents of the Greenburg Oaks apartment
complex, and furthers the integration of the differing housing types within the development and
surrounding neighborhood through access to shared resources. The location of the open space
adjacent to the water quality facility allows the open space are to be developed with a greater
sense of space, with the facility to be planted to CWS facility standards. The applicant has
worked with City Engineering staff to determine that while typical chain link fencing will be
required at the top of the retaining walls and along the perimeter of the facility’s north, east, and
west boundaries, a less obtrusive and more visually appealing split rail fence will be provided
along the southern boundary to enhance the open space area. Educational signage describing the
purpose of the facility will also be placed along the south boundary of the facility, to inform
visitors of the function and environmental benefits of the facility.
The successful integration of the two adjoining facilities, along with the creation of a pedestrian
friendly urban streetscape within the development, is illustrated in the provided architectural
sketchings of the proposed development. While the sketchings are indicative only, they do provide
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a comparable view of the pedestrian friendly design concept proposed by the applicant, which
promotes open space and significant vegetation along the frontage of 95th Avenue; utilizes the storm
water management facility to add to the sense of openness within the development, and provides an
aesthetically pleasing transition between the larger two story homes closer to SW 95th and the
smaller lot three story homes adjacent to the Greenburg Oaks apartment complex. As shown, this
approach serves to provide the public benefit of integrating the surrounding higher density uses
with the lower density single-family nature of the R-7 District in a manner which mitigates
potential noise, height, and privacy issues from the location of adjoining differing housing types.
This allows for a more integrated sense of community within the adjoining developments.
As noted, the site currently includes 12 trees, 8 of which are ornamental fruit trees, and an
existing canopy area of 16,502 square feet. The applicant proposes to improve the site to support
a minimum of 36 significant trees. The addition of these trees results in an increase in canopy
from the current 16,502 square feet to a mature canopy as measured in accordance with the UFM
of 39,724 square feet, or approximately 14% more than required 40%. Much of this additional
canopy coverage is facilitated by the planned development modifications. The benefits of
increased tree canopy are well known in the urban environment, including energy conservation,
water filtration and retention, wildlife habitat increased home values, screening and buffering, and
noise attenuation.
The City of Tigard is considered a “severely rent burdened” city. A city is considered severely
rent burdened if more than 25% of the renter households are rent burdened (https://www.tigard-
or.gov/city_hall/affordable_housing.php). As with home ownership, rental prices across the
entire Metro area are negatively impacted by a shortage in housing stock, and a shortage in
housing variety. “An adequate housing supply is a fundamental building block of a healthy
community. …….. A housing supply that meets community needs is one that offers people a range
of different places to live, different community densities to choose from, and does not overburden
the financial resources of any group living there.” (Goal 10 – Housing – https://www.oregon.gov
/lcd/OP/Pages/Goal-10.aspx) In addition to the benefits identified above, including the provisions
of additional open space, tree retention, and an appropriate transition between differing housing
types and densities, by utilizing the opportunities offered by the Planned Development standards,
the applicant is able to provide significant public benefits to the community through the provision
of additional needed housing with a variety of housing types. As described previously, the
applicant has proposed the provision of smaller lot 3 story homes adjacent to the Greenburg Oaks
apartment complex, with larger lot 2 story homes progressing towards the SW 95th Avenue street
frontage. The applicant also proposes the provision of 17 new homes under the planned
development standards, which is a significant benefit in terms of the provision of needed housing
over the 10-13 units available under the typical R-7 standards. This variety in housing types and
the efficient use of the site to provide needed housing is consistent with the objectives of
Statewide Land Use Planning Goal 10, benefiting the residents of the City of Tigard and the wider
metro area through the provision of additional housing options.
As an extension to the provision of additional needed housing, and as a further public benefit, the
applicant is providing ½ street improvements along the SW 95th Avenue frontage of Tax Lot
10000 to the north of the site. Frontage improvements provide public safety benefits such as
roadway paving, improved street widths, sidewalks, and illumination; public convenience benefits
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such as on-street parking; and public utility improvements such as water, storm and sanitary
sewer extensions, and dry utility provision. While the subject site was created out of Tax Lot
10000, Tax Lot 10000 is not part of the subject application, and the additional area of frontage
improvements serves to increase the cost of development. However, the utilization of the Planned
Development standards to increase the provision of needed housing units allows these costs to be
dispersed across a larger number of units, reducing the additional cost per unit and ultimately
home prices, while still allowing for the additional public benefits listed above.
D. Environmental analysis. A written description and graphic illustration of the
relationship between the planned development proposal and any existing natural
features on the site. The description and illustration must explain how the proposal
addresses any existing sensitive lands, significant tree groves, land forms, or other
natural features on the site.
RESPONSE: There are no significant sensitive lands, significant tree groves, land forms, or
other natural features associated with this property. However, it is noted that of the 12 trees
located on the site, 8 are ornamental trees, while two are individual species isolated from other
mature trees and in average condition. The two predominant trees on the site are large existing
Oregon white oaks, providing almost 10,000 square feet of existing tree canopy. These trees are
proposed to be retained and protected and preserved within Tract D.
E. Compatibility analysis. A written description and graphic illustration of the
relationship between the planned development proposal and the surrounding
community. The description and illustration must explain how the proposal integrates
with and responds to existing development patterns through a discussion about the
arrangement, location, and massing of all proposed buildings, uses, and site
improvements, including streets and paths.
RESPONSE: The subject site abuts the east side of 95th Avenue. The surrounding neighborhood
is predominantly residential, with a mixture of single-family homes on a variety of lot sizes, and
apartments.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single-family subdivision.
• To the west across 95th Avenue are residential lots of various sizes, and the Dove Court
garden apartment complex.
• To the east is the Greenburg Oaks Apartments.
• To the south are single-family homes.
The proposed development is for detached single family homes on a variety of lot sizes, ranging
from 2,223 square feet to 4,476 square feet and average of 3,329 square feet. This lot size and
unit mix is very compatible with the established residential character of the neighborhood, with
lot sizes across the site generally increasing from east to west, with the open space area and water
quality facility on the western boundary softening the development from SW 95th Avenue. At the
east, 3 story homes will screen the existing apartment complex from the rest of the development,
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transitioning to 2 story homes adjacent to the single-family residences adjacent to the north and
south. As noted, the proposal keeps the standard 15-foot rear yard setback of the R-7, retaining
the privacy and rear yards adjacent to the existing development.
F. Land use analysis. A detailed written description that demonstrates the need for or
benefit of any civic or commercial uses proposed in a residential zone or civic or
residential uses proposed in a commercial zone where not allowed in the underlying
base zone. The description must be accompanied by professional studies or analyses
as needed to adequately support the proposed land uses. The description must also
include a table that lists each proposed land use category by location.
RESPONSE: The applicant is not proposing any commercial or civic uses as part of this planned
development.
G. Impact identification. A detailed written description of the impacts of the planned
development proposal on adjacent properties or the surrounding community that
would not occur if the site developed without a planned development approval. If
impacts exist, the description must include a detailed mitigation proposal where
practicable. (Ord. 18-28 §1)
RESPONSE: The following provides a summary of the expected Impacts for the proposed
Weston Oaks 17-Lot Planned Development.
It is specifically noted, that the proposed planned development is designed to create 17 lots for
detached single family homes. Whereas, under a conventional R-7 subdivision only a maximum
of 13 lots would be allowed. Therefore, the actual impact of the proposed Planned Development
is limited to the additional 4 lots, not the entire 17 units.
Site Location
The site is located on the east side of SW 95th Avenue, just south of SW Tangela Court. The site
and surrounding neighborhood are zoned R-7 to the north and east, and R-4.5 to the south and
west. The site is currently vacant, and is predominantly in grasses and ornamental fruit trees.
Surrounding Land Uses: The subject site abuts the east side of 95th Avenue. The surrounding
neighborhood is predominantly residential, with a variety of lot sizes.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single-family subdivision, zoned R-7.
• To the west across 95th Avenue are residential lots of various, zoned R-4.5.
• To the east is the Greenburg Oaks Apartments, zoned R-7.
• To the south are single-family homes, zoned R-4.5.
Project Description - Adjustments
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• Density – The applicant is proposing a 30% increase in density to allow for 17 Lots versus
13.25 Lots allowed by the based R-7 zone.
• Lot size – With the increased density the applicant is proposing reduced lot sizes ranging
from 2,223 square feet to 4,476 square feet and average of 3,312 square feet.
• Setbacks – With the reduced lot sizes the applicant is also proposing reduced setbacks for
front yards (13.5 feet), and side yards (3-foot interior side yards; and 8-foot street-side
yards).
• Lot Width & Frontage – The applicant is also proposing reduced lot widths and street
frontages of 26 feet.
• Increase in the garage frontage width for Lots 6, 9, 10, and 12. Each Lot will support a
24-foot wide home with a 16-foot wide garage opening, at 66.7% of the façade, or 6.7%
over the 60% standard.
Potential Impacts
The R-7 zoning for the site would allow up to 13 units to be built without any adjustments to the
application of development standards. Consequently, potential impacts of this proposed
development will only result from the proposed 30% increase in density, which accounts for only
4 additional units. These 4 units will result in minor increases in traffic and place minor
additional demand on City services and facilities. These impacts, as described below, will be
offset by benefits such as: street improvements, improved pedestrian circulation, localized
improvements to sanitary sewer, water and storm drainage systems, and additional open space
within the development. Proposed Adjustments are summarized and compared to traditional R-7
zoning above. It is also noted that the majority of adjustments requested (lot width, front yard
setbacks, and interior side yard setbacks) are internalized within the development, with perimeter
rear and side yards maintained at standard R-7 setbacks. Additionally, the additional density is
located adjacent to the Greenburg Oaks apartment complex along the eastern property line of the
site, which allows for a compatible transition in density away from the multi-family attached
residential development to the single-family detached development proposed, and therefore
minimizing the impact of the additional density, and complementing the surrounding land uses.
Water
The City of Tigard has now partnered with the City of Lake Oswego to develop a joint water
system. The new system was completed in 2016. With completion, Tigard has a 14 million
gallon per day supply, capable of serving a population of 58,000 people.
There is an 8-inch water line in SW 95th Avenue, which is adequate to serve the proposed
development. As noted, the proposed develop, with Adjustments, will result in 4 additional
single-family units over that allowed by the base R-7 zoning. Typical single-family residential
water usage is about 300 gallons per day per unit. The proposed additional 4 units will only result
in an increased water demand of 1,200 gallons per day. Therefore, there is adequate water
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capacity to serve the proposed development. The remaining adjustments to development
standards will not impact water supply.
Sewer
There is an existing 8” sanitary sewer line available within the SW 95th Avenue right-of-way.
There is adequate capacity in this line to serve the development. The development will pay
required SDC’s as its proportional contribution towards general facility capacity.
The current wastewater treatment system for Tigard is part of Clean Water Services regional
system, which is designed for capacity anticipated within the UGB and their service area. The
system has ample capacity to serve this proposed development.
Storm Drainage
The applicant will be installing a storm drainage system including a water quality facility in Tract
E, from which storm water will then discharge to the public system in SW 95th Avenue. Both
treatment and detention are accommodated. Inlets are provided so that surface water is not carried
across any intersection or allowed to flood any street.
The on-site storm facilities have been sized and located to handle the runoff for the development
on the proposed site, as well as the abutting street improvements. The public storm drainage
facilities will be constructed concurrently with site construction. The development will pay
required S DC’s, as its proportional contribution towards general facility capacity.
The attached storm drainage report defines the impact of the proposed development. Storm run-
off from this development will be managed consistent with City and Clean Water Services
standards and will not create any significant off-site impact.
As an additional benefit, the retention of the two Oregon white oak at the west end of the site,
plus the additional street tree and lot tree plantings, will serve to decrease the amount of
stormwater run-off to the proposed and existing stormwater facilities, in addition to reducing
surface temperatures on adjacent roadways and impervious surfaces, helping to limit the impact
of runoff on surrounding surface water temperatures.
Franchise Utilities
Overhead utilities within SW 95th Avenue will be retained overhead, consistent with surrounding
developments. All new public utilities serving the individual lots will be delivered from these
existing utilities to each lot site via underground lines in the proposed street. The public utilities
will be installed prior to building construction.
Transportation
The subject site abuts the east side of 95th Avenue, which is designated as a Neighborhood Route.
SW 95th Avenue connects with SW Greenburg Road north of the site, and SW Commercial Street
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to the south.
Transit service is available on SW Greenburg Road via Tri Met’s 76 line. The number 12 line
runs on 99W. Both lines connect with the Tigard Transit Center on SW Commercial Street,
which also is a stop for the WES commuter rail.
Street right-of-way and improvements will be provided in accordance with the applicable
standards identified in the pre-application conference notes, Table 18.660.9, and Figure 18.660.5.
Sidewalks will be constructed consistent with the City standards, and a pathway (Tract C) will be
provided to accommodate pedestrian connectivity through the adjacent apartment complex out to
SW 91st Avenue.
The development will pay required TDT, as its proportional contribution towards general
transportation system capacity. The City has also adopted a street maintenance fee, which is a
monthly user fee dedicated to the maintenance of existing roadways and rights-of-way within
Tigard. The fee was recommended by a citizen task force, and was initially established by the
City Council in 2003.
New traffic generated from the 4 additional units will be approximately 9.52 trips per day per unit,
or approximately 38 additional average daily trips.
Accordingly, the development site is expected to generate no more than 162 average daily trips for
all 17 units. Therefore, a Traffic Impact Analysis is not required for this development. This
volume of traffic is not expected to significantly affect the existing capacity of surrounding roads.
Fire Services
The City of Tigard is served by Tualatin Valley Fire & Rescue. The District’s closest stations are
located at:
• The CBOC - 11945 SW 70th Avenue;
• Station 51 – 8935 SW Burnham Road;
• Station 50 - 12617 SW Walnut Street; and
• Station 53 – 8480 SW Scholls Ferry Road.
The district has a goal of less than a 6-minute response for fire and medical calls. The district
serves a 210 square mile area with a population of 418,000 citizens.
Police
The Tigard Police Department is a progressive and professional police organization. The
department is committed to a community policing philosophy and works very closely with the
public providing a wide range of programs and information. The department is composed of
dedicated police professionals committed to the community, sensitive to the needs of the citizens
while holding themselves accountable to the highest standards of excellence and achievement.
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There are three divisions within the Police Department, including Operations, Support Services
and Administration.
• Operations is the uniform and traffic branch
• Administration includes the public information and crime prevention functions.
• Support Services consists of records, detectives, property control, commercial crimes unit,
school resource officers and training.
•
Therefore, the City has adequate police service capability to serve the proposed new homes.
Parks
From open green fields to fishing on the Tualatin River, parks in Tigard offer great outdoor
opportunities. With more than 452 acres of parks, greenways and natural areas, the City of Tigard
provides a variety of options for recreation, while protecting the area’s natural beauty and
providing valuable wildlife habitat. The City has approximately 10.4 acres of parks per 1000
population which is a desirable standard.
In 2010, Tigard voters approved a $17 million bond measure to acquire, preserve and protect
parks and open spaces. Using bond dollars and $6.05 million in contributions and grants from
Metro, Oregon Watershed Enhancement Board, Washington County and Clean Water Services,
more than 108 acres of park land and open space have been preserved.
The proposed development is providing on-site recreational space, in the form of Tract D open
space, which contains 3,620 square feet, in addition to the provision of sidewalks through the
development, and an additional landscaped pedestrian connection at the terminus of the private
street connecting to the Greenburg Oaks apartment complex.
The open space is located adjacent to SW 95th Avenue, enhancing the existing streetscape and
providing an attractive area to be improved with a picnic table, bench, pedestrian paths, feature
boulders, and attractive plantings. In addition, the open space is located abutting the proposed
large water quality facility, further adding to the feeling of space, and buffering the street from the
new homes. Further, it provides increased privacy and tranquility to residents within the new
development. The attractively landscaped pedestrian pathway will be provided at the eastern
terminus of the private street, providing pedestrian access to and from the Greenburg Oaks
apartment complex, reducing the pedestrian block lengths between SW 95th Avenue and SW 91st
Avenue, along with sidewalks along both sides of the private street connection to SW 91st
Avenue. The development will also pay required SDC’s, as its proportional contribution towards
facility capacity.
Noise
The proposed development is residential in nature, with no commercial mixed-use. The
surrounding area is also substantially residential in character. Therefore, noise generated from
this development is expected to be proportional to that generated in the surrounding
neighborhood.
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This residential development is not expected to result in any significantly different noise impacts
than other current surrounding residential uses. Initial noise impacts will be from construction
activities, which are monitored and regulated by the City as to hours of operations. Other than the
interim construction period, there is nothing unusual about this development that would result in
any substantial increase in noise over normal ambient residential levels. The major noise
generation in the immediate area is and will remain from traffic on the abutting streets.
18.770.050 Approval Process
A. A consolidated planned development application is processed through a Type III-PC
procedure as provided in Section 18.710.070.
B. A consecutive planned development submittal involves two separate applications.
1. A concept plan application is processed through a Type III-PC procedure as
provided in Section 18.710.070. A concept plan approval must be effective prior to
the submittal of a detailed plan application.
2. A detailed plan application is processed through a Type II procedure as provided
in Section18.710.060, unless the concept plan approval authority specifies a
different review procedure as a condition of concept plan approval. (Ord. 19-09
§1; Ord. 18-28 §1)
18.770.060 Approval Criteria
A. Consolidated planned development. The approval authority will approve or approve
with conditions a consolidated planned development application when all of the
following criteria are met:
1. All concept plan approval criteria listed in Subsection 18.770.060.B are met; and
2. Adequate public facilities are available to serve the proposed development at the
time of occupancy.
RESPONSE: The applicant has elected to submit a single consolidated planned development
application. This Compliance Narrative and the supporting Plans and documents demonstrates
compliance with Sub-sections A.1. and A2.
B. Concept plan. The approval authority will approve or approve with conditions a
concept plan application when all of the following criteria are met:
1. The information and analysis required by Section 18.770.040 is sufficiently detailed
and of high enough quality to effectively evaluate the proposed development;
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RESPONSE: The application packet submitted includes the information and analysis required
by Section 18.770.040, as summarized herein.
2. The characteristics of the site are suitable for the proposed development
considering size, shape, location, topography, and natural features;
RESPONSE: The characteristics of the site are suitable for the proposed development relative to
size and shape. The site has a moderate 3% slope from northeast to southwest. There are no
significant defining topography or other natural features that limit normal development of the site.
Existing development surrounding the site, including the Greenburg Oaks apartment complex in
particular, means the development provides an appropriate transition within the surrounding
neighborhood, with privacy and buffering provided from SW 95 th Avenue.
3. The proposed development is reasonably compatible with and thoughtfully
integrated into the surrounding community;
RESPONSE: The proposed development is at minimum reasonably compatible with and
thoughtfully integrated into the surrounding community. The surrounding neighborhood is
predominantly residential, with a mixture of single-family homes on a variety of lot sizes
and apartments.
Surrounding uses are as follows:
• To the north is SW Tangela Court, as single-family subdivision.
• To the west across 95th Avenue are residential lots of various.
• To the east is the Greenburg Oaks Apartments.
• To the south are single-family homes.
As previously described, the proposed development is for detached single family homes on a
variety of lot sizes, ranging from 2,223 square feet to 4,476 square feet and average of 3,312 square
feet. This lot size and unit mix is very compatible with the established residential character of the
neighborhood, with lot sizes across the site generally increasing from east to west, with the open
space area and water quality facility on the western boundary softening the development from SW
95th Avenue. At the east, 3 story homes will screen the existing apartment complex from the rest of
the development, transitioning to 2 story homes adjacent to the single-family residences adjacent to
the north and south. As noted, the proposal keeps the standard 15-foot rear yard setback of the R-7,
retaining the privacy and rear yards adjacent to the existing development.
4. The proposed development includes features, amenities, or protections that exceed
the minimum standards of this title to the benefit of the general public or planned
development users, and the proposed benefits are sufficient to warrant the type and
amount of development flexibility requested;
RESPONSE: The proposed Planned Development provides benefits in the form of a transitional
density development, together with preservation of existing trees, landscaped amenities in the
form of the form of the 3,620 square foot open space Tract D, and a pedestrian pathway
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connection to the east, providing for non-auto connectivity with the Greenberg Oaks Apartment
Complex and SW Greenberg Road. Tree canopy provided will exceed the minimum 40%
requirement by approximately 14%, which is a significant increase in tree canopy.
The open space is located adjacent to SW 95th Avenue, enhancing the existing streetscape and
providing an attractive area to be improved with a picnic table, bench, pedestrian paths, feature
boulders, and attractive native plantings. The open space is located abutting the proposed water
quality facility, which has specifically been designed in a manner to provide a larger area further
adding to the feeling of space, and buffering the street from the new homes. Further, it provides
increased privacy and tranquility to residents within the new development. The larger water
quality facility will minimize grading on the site, and reduce the need for retaining walls. The
attractively landscaped pedestrian pathway will be provided at the eastern terminus of the private
street, providing pedestrian access to and from the Greenburg Oaks apartment complex, reducing
the pedestrian block lengths between SW 95th Avenue and SW 91 st Avenue, along with sidewalks
along both sides of the private street connection to SW 91st Avenue. The development will also
pay required SDC’s, as its proportional contribution towards facility capacity.
5. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve existing, healthy, and noninvasive trees and tree
groves to the greatest extent possible;
RESPONSE: There are no significant tree groves on this property. The streets, buildings, and
site improvements of the proposed development are designed and located to preserve existing,
healthy trees to the greatest extent possible.
6. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve all natural drainages to the greatest extent
possible, except where the applicant has demonstrated that modifying a natural
drainage results in the same or better environmental function as the existing
drainage;
RESPONSE: There are no natural drainage channels or streams associated with this property.
The streets, buildings, and site improvements of the proposed development are designed and
located to preserve all-natural drainage flows to the greatest extent possible.
7. Any impacts from the proposed development are mitigated to the extent practicable;
RESPONSE: The majority of potential impacts from the planned development revolve around
reduced setbacks, and an increase in density. In order to mitigate for any potential impacts, the
applicant has retained the standard side and rear yards around the perimeter of the site, to maintain
privacy and consistent development standards for adjoining properties. Landscape plans submitted
with the application show trees located within the rear yards of lots, which further serves to
provide increased levels of privacy to surrounding developments. Significant on- and off-street
parking over and above that required reduces the impacts to surrounding neighborhoods, and the
provision of open space at the front of the development serves to buffer the development from the
street, with the nearest home to SW 95th Avenue located approximately 110 feet from the street.
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On the east of the site, 3 story homes will screen the existing apartment complex from the rest of
the development, transitioning to 2 story homes adjacent to the single-family residences to the north
and south. This transition serves to blend the higher densities to the east, transitioning into the lower
densities to the north, west, and south, mitigating for the additional 4 units within the development.
8. The city engineer has determined that any adjustments to street or access
standards do not result in unsafe conditions;
RESPONSE: The private street (Tract B) is proposed with 26 feet of paved travel lane compared
to the standard 28-foot public street. This width exceeds the minimum standard for private
streets within the City of Tigard, and does not constitute an adjustment or unsafe condition.
9. The proposed development complies with all applicable development standards and
requirements of this title, except as adjusted through this approval process; and
RESPONSE: As addressed herein, the proposed development complies with all applicable
development standards and requirements of this title, except as adjusted through this approval process.
10. The proposed development is within the following limits:
a. Maximum building height may be increased by up to 50 percent,
b. Maximum density or floor area may be increased by up to 30 percent, and
c. Minimum landscape area may be reduced down to 10 percent.
RESPONSE: The proposed development is designed so as to maintain compliance within the
limits for maximum building height and minimum landscape area. Density is proposed to be
increased by 30%, as allowed through the planned development standards.
C. Detailed plan. The approval authority will approve or approve with conditions a
detailed plan application when all of the following criteria are met:
1. The proposed detailed plan is substantially consistent with the approved concept
plan;
RESPONSE: The proposed detailed plan is designed substantially consistent with the approved
concept plan.
2. The proposed detailed plan complies with all applicable development standards
and requirements of this title, except as adjusted or conditioned through the
concept plan approval process; and
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RESPONSE: As demonstrated herein the attached detailed plan complies with all applicable
development standards and requirements of this title, except as adjusted or conditioned through
the concept plan approval process.
3. Adequate public facilities are available to serve the proposed development at the
time of occupancy. (Ord. 18-28 §1)
RESPONSE: All required public facilities are immediately available and adequate to serve the
development as proposed.
18.770.070 Conditions of Approval
The approval authority may impose conditions of approval that are suitable and necessary to
ensure that the consolidated or concept plan proposal is consistent with the purpose of this
chapter as embodied by the approval criteria listed in Subsections 18.770.060.A and B.
Conditions may include but are not limited to the following:
A. Requiring design features that minimize environmental impacts;
B. Limiting building height, size, or location;
C. Requiring higher quality materials or building design;
D. Requiring open space, public spaces, or community amenities;
E. Requiring separation or screening of uses, buildings, off-street parking areas, or
service areas from public spaces or adjacent uses;
F. Requiring separation or screening of private residential spaces from public spaces or
adjacent uses;
G. Requiring pedestrian access within the development and between the development and
the surrounding community;
H. Requiring pedestrian-oriented design features such as building awnings, first-story
windows and entries, or street-facing facades;
I. Limiting or otherwise designating the size, number, or location of vehicle access
points; or
J. Limiting or otherwise designating the location, intensity, and shielding of outdoor
lighting. (Ord. 20-01 §1; Ord. 18-28 §1)
RESPONSE: The applicant understands that Conditions of Approval may be adopted and
reserves the right to comment on any such Conditions.
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Chapter 18.830 SUBDIVISIONS
18.830.010 Purpose
The purpose of this chapter is:
A. To provide rules, regulations, and standards governing the approval of subdivisions;
B. To carry out the development pattern and plan of the city;
C. To promote the public health, safety, and general welfare;
D. To lessen congestion in the streets, and secure safety from fire, flood, pollution,
and other dangers;
E. To provide adequate light and air, prevent overcrowding of land, and facilitate
adequate provision for transportation, water supply, sewage, and drainage; and
F. To encourage the conservation of energy resources. (Ord. 17-22 §2)
RESPONSE: The applicant is proposing a preliminary plat for a 17-Lot Planned Development
subdivision. Therefore, the provisions of 18.830 are applicable.
18.830.020 General Provisions
A. Approval through two-step process. An application for a subdivision is
processed through a two-step process: the preliminary plat and the final plat.
1. The preliminary plat must be approved before the final plat can be submitted for
approval; and
2. The final plat must reflect all conditions of approval of the preliminary plat.
RESPONSE: This application is for Preliminary Plat approval.
B. Conformance with state statute. All subdivision proposals must comply with all
state regulations as provided in ORS Chapter 92, Subdivisions and Partitions.
RESPONSE: The applicant is proposing a preliminary plat for a 17-Lot Planned Development
Subdivision. The proposed subdivision is designed in conformity with ORS 92.
C. Lot averaging. Lot area or width may be reduced to allow lots less than the minimum
applicable standard provided the average lot area or width for all lots in the
subdivision is not less than that required. All lots created under this provision must be
at least 80 percent of the minimum required lot area or width.
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RESPONSE: The subject property is within the R-7 zoning district, which sets a minimum
lot size of 5,000 square feet. The applicant has requested modifications to the lot area and
lot width standards of the zone through the Planned Development process, therefore this
criterion is not applicable.
D. Temporary sales office. Temporary sales offices in conjunction with any
subdivision may be granted as provided in Chapter 18.440, Temporary Uses.
RESPONSE: The applicant is not proposing a temporary sales office, at this time.
E. Minimize flood damage. All subdivision proposals must be consistent with the
need to minimize flood damage.
F. Special flood hazard area dedications. Where land filling or development is
allowed within and adjacent to the special flood hazard area outside the zero-
foot rise floodway, the city will require the dedication of sufficient open land
area for a greenway adjacent to and within the special flood hazard area. This
area will include portions at a suitable elevation for the construction of a path,
sidewalk, or trail within the special flood hazard area as provided in the
adopted trails plan or transportation plan.
RESPONSE: This property is not located within a flood area. The storm drainage design
provides appropriate storm water management, which protects against erosion and down-
stream flooding. Therefore, this criterion is met.
G. Need for adequate utilities. All subdivision proposals must have public utilities
and facilities such as sewer, gas, electrical, and water systems located and
constructed to minimize flood damage.
RESPONSE: All public facilities and franchise services are available and adequate to
serve the proposed 17-Lot Planned Development subdivision. This criterion is met.
H. Need for adequate drainage. All subdivision proposals must have adequate
drainage provided to reduce exposure to flood damage.
RESPONSE: The storm drainage design provides appropriate storm water management,
which protects against erosion and down-stream flooding. Therefore, this criterion is met.
I. Determination of base flood elevation. Where base flood elevation has not been
provided or is not available from another authoritative source, it must be
generated for subdivision proposals and other proposed developments that
contain at least 50 lots or 5 acres (whichever is less).
RESPONSE: This development is only for 17 lots, and the property is not within a flood
hazard area. Therefore, this criterion is not applicable.
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J. Adjustments. Adjustments to the subdivision regulations must be made in
compliance with Chapter 18.715, Adjustments. The applications for subdivision
and adjustment must be processed concurrently.
RESPONSE: The subject property is within the City’s R-7 Zone. The applicant has
requested modifications to the lot area and lot width standards of the zone through the
Planned Development process, therefore this criterion is not applicable.
K. Prohibition on sale of lots. Sale of lots created through the subdivision process
is prohibited until the final subdivision plat is recorded. (Ord. 18-28 §1; Ord.
18-23 §2; Ord. 17-22 §2)
RESPONSE: The applicant understands that no lot can be sold prior to the plat being recorded.
18.830.030 Approval Process
A. Approval process. Applications for a preliminary plat for subdivision are
processed through a Type II procedure, as provided in Section 18.710.060,
using the approval criteria in 18.830.040. An application for subdivision may
also be reviewed concurrently with an application for a planned development,
as provided in Chapter 18.770, Planned Developments.
B. Approval period. Expirations and extensions of approvals are provided in
Subsection 18.20.040.G. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
RESPONSE: The applicant is proposing a subdivision, in conjunction with a consolidated
application for a Planned Development. The applicant understands the applicable Approval
Period for the preliminary plat approval.
18.830.040 Approval Criteria—Preliminary Plat
A. Approval criteria. The approval authority will approve or approve with conditions an
application for a preliminary plat when all of the following are met:
1. The proposed preliminary plat complies with the applicable zoning ordinance and
other applicable regulations;
RESPONSE: Full compliance with the applicable zoning and other regulations is addressed
herein, and amended by the Planned Development request. The preliminary plat has been
prepared in substantial compliance with the applicable code provisions.
2. All lots must comply with the following:
a. All development standards are met. The development standards, including
density standards for residential and nonresidential development, are provided
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in the applicable development standards chapter in 18.200 Residential
Development Standards or 18.300 Nonresidential Development Standards.
RESPONSE: Full compliance with the applicable zoning and other regulations is addressed
herein, and amended by the Planned Development request.
b. The depth of all lots may not exceed 2.5 times the average width, unless the lot
is less than 1.5 times the minimum lot size, or if the lot is for a proposed
cottage cluster or courtyard unit development.
RESPONSE: All 17 lots are designed to comply with this criterion.
c. Each lot is rectilinear in shape with side lot lines at right angles to front lot
lines, and rear lot lines parallel to front lot lines, except where not practicable
due to location along a street radius or because of existing natural feature or
lot shape. Side and rear lot lines must be straight where practicable. Side and
rear lot lines that are segmented may not contain cumulative lateral changes in
direction that exceed 10 percent of the distance between opposing lot corners.
RESPONSE: All 17 lots are designed to be as rectangular in shape as practicable. All side and
rear lot lines are as straight as practicable, given the natural shape and contours of the site. These
criteria are met.
d. Each lot has a minimum of 40 feet of frontage on a public or private right-of-
way, except for the following types of lots:
i. Rowhouse lots have a minimum of 15 feet of frontage on a public or private
right-of-way;
ii. Lots with curved frontages along cul-de-sacs or eyebrows have a minimum
of 20 feet of frontage on a public or private right-of-way as measured
along the arc of the front lot line; and
iii. Lots at the terminus of a private street have a minimum of 20 feet of
frontage on a private right-of-way.
RESPONSE: Full compliance with the applicable zoning and other regulations is addressed herein,
including lot width at the street, as amended by the Planned Development request. Lots 6 and 12
each have 22 feet of frontage at the terminus of the private street (Tract B). No flag lots are proposed.
e. Lots created using the density and dimensional standards for cottage cluster,
courtyard unit, quad, and rowhouse development must record a deed
restriction that prohibits any type of development other than the type proposed
with the subdivision application. This deed restriction cannot be removed
except through another land division process.
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RESPONSE: The applicant is not proposing cottage cluster, courtyard unit, quad, or rowhouses.
Therefore, this criterion is not applicable.
3. The proposed plat name is not duplicative and satisfies the provisions of ORS
Chapter 92;
RESPONSE: The applicant has reserved the plat name “Weston Oaks” through Washington
County, confirming that the name is not duplicative.
4. The streets and roads are laid out so as to conform to the plats of subdivisions and
partitions already approved for adjacent property as to width, general direction
and in all other respects unless the city determines it is in the public interest to
modify the street or road pattern; and
RESPONSE: Access to this development is proposed via a private street (Tract B). There are no
existing streets from adjacent developments that are or could be stubbed to this property.
Therefore, the proposed private street will be a permanent dead-end. The applicant is not
requesting to modify the street or road pattern.
5. An explanation has been provided for all common improvements.
RESPONSE: Proposed common improvements will include the private street (Tract B), the storm
facility (Tract D), Open Space (Tracts E), and pedestrian pathways/sidewalks (Tracts A and C).
B. Conditions of approval. The approval authority may attach conditions that are
necessary to carry out the comprehensive plan and other applicable ordinances and
regulations and may require reserve strips be granted to the city for the purpose of
controlling access to adjacent undeveloped properties. (Ord. 18-28 §1; Ord. 18-23 §2;
Ord. 17-22 §2)
RESPONSE: The applicant reserves the right to comment on any Condition of Approval
attached by the Review Authority.
18.820.050 Final Plat Submittal Requirements
A. Submittal. All final plats applications for land partitions must provide three copies of
the final plat prepared by a land surveyor or engineer licensed to practice in Oregon,
and any necessary data or narrative. The final plat must incorporate any conditions of
approval imposed as part of the preliminary plat approval.
B. Standards. The final plat and data or narrative must be drawn to the standards
provided in the Oregon Revised Statutes (ORS 92.05) and by Washington County.
(Ord. 17-22 §2)
18.820.070 Recording Partition Plats
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A. Recording requirements. Upon approval of the proposed partition, the applicant must
record the final partition plat with Washington County and submit a copy of the
recorded survey map to the city, to be incorporated into the record. This plat must be
recorded with any deed restrictions required as a condition of approval.
B. Time limit. The applicant must submit the copy of the recorded partition survey map to
the city prior to the issuance of any development permits on the newly created lots.
(Ord. 17-22 §2)
RESPONSE: Once the preliminary subdivision plat is approved, the applicant will follow with
application for Final Plat and plat recordation in a timely manner.
18.900 STREETS AND UTILITIES
Chapter 18.910 IMPROVEMENT STANDARDS
18.910.010 Purpose
The purpose of this chapter is to provide construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and drainage. (Ord. 17-
22 §2)
18.910.020 General Provisions
A. Applicability. Unless otherwise provided, construction, reconstruction or repair of
streets, sidewalks, curbs and other public improvements shall occur in compliance
with the standards of this title. No development may occur and no land use application
may be approved unless the public facilities related to development comply with the
public facility requirements established in this chapter and adequate public facilities
are available. Applicants may be required to dedicate land and build required public
improvements only when the required exaction is directly related to and roughly
proportional to the impact of the development.
B. Standard specifications. The city engineer shall establish standard specifications
consistent with the application of engineering principles.
C. Title 6. The provision of Title 6, Nuisance Violations of the Tigard Municipal Code
shall apply to this chapter.
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D. Adjustments. Adjustments to the provisions in this chapter related to street
improvements shall be processed through a Type II procedure, as provided in Section
18.710.060, using approval criteria in Section 18.715.050.
E. Except as provided in 18.910.030.T, as used in this chapter, the term “streets” shall
mean “public streets” unless an adjustment under Subsection 18.910.020.D is
allowed. (Ord. 17-22 §2)
RESPONSE: The subject site abuts the east side of SW 95th Avenue. SW 95th Avenue is
designated as a Neighborhood Route (Figure 5-2 TSP). Planned improvements for 95th Avenue
are identified as Complete Street project 91(Table 5-6 TSP), with a mid-term timeline.
Per Table 18.910.1 the standards for Neighborhood Routes are as follows, as identified at the pre-
application conference:
Right-of-way 58’ maximum (29 foot from centerline)
Paved Width 36’ (18 feet from centerline, 2 -10’ lanes)
On-Street Parking 8’
Sidewalks & Tree Planter Strip 5’ each
The existing right-of-way for 95th Avenue is 30 feet to centerline, which exceeds the maximum
requirement for a neighborhood route. The applicant proposes to improve SW 95th Avenue to City
of Tigard standards. Required improvements will including 18 feet of pavement to centerline,
curb, gutter, sidewalks, private street access, and street lights.
Access to this development is proposed via a private street (Tract B) and will serve all 17 lots.
The street will be 27 feet in width, with 26 feet paved, curb-tight sidewalks and street trees. A
reciprocal easement and maintenance agreement will be recorded with the plat.
There are no other existing or planned streets associated with this development.
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved
access to a public street.
2. No development shall occur unless streets within the development meet the
standards of this chapter.
RESPONSE: As addressed above, frontage improvements to 95th Avenue will be provided to
meet the Neighborhood Route standards, but no additional dedication is required.
The proposed private access street will be constructed consistent with City standards.
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3. No development shall occur unless the streets adjacent to the development meet
the standards of this chapter, provided, however, that a development may be
approved if the adjacent street does not meet the standards but half-street
improvements meeting the standards of this chapter are constructed adjacent to
the development.
RESPONSE: As addressed above, frontage improvements to 95th Avenue will be provided to
meet the Neighborhood Route standards, but no additional dedication is required.
4. Any new street or additional street width planned as a portion of an existing street
shall meet the standards of this chapter.
RESPONSE: This standard is not applicable.
5. If the city could and would otherwise require the applicant to provide street
improvements, the city engineer may accept a future improvement guarantee in
lieu of street improvements if one or more of the following conditions exist:
a. A partial improvement is not feasible due to the inability to achieve proper
design standards;
b. A partial improvement may create a potential safety hazard to motorists or
pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely
that street improvements would be extended in the foreseeable future and the
improvement associated with the project under review does not, by itself,
provide a significant improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement
plan;
e. The improvement is associated with an approved land partition on property
zoned residential and the proposed land partition does not create any new
streets; or
f. Additional planning work is required to define the appropriate design
standards for the street and the application is for a project which would
contribute only a minor portion of the anticipated future traffic on the street.
6. The standards of this chapter include the standard specifications adopted by the
city engineer in compliance with 18.910.020.B.
RESPONSE: As addressed above, the applicant proposes to improve SW 95th Avenue to City of
Tigard standards. Required improvements will including 18 feet of pavement to centerline, curb,
gutter, sidewalks, private street access, and street lights.
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7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the standards would result in an adverse impact on natural
features such as wetlands, bodies of water, significant habitat areas, steep slopes,
or existing mature trees. The approval authority may also approve adjustments to
the standards of this chapter if compliance with the standards would have a
substantial adverse impact on existing development or would preclude
development on the property where the development is proposed. In approving an
adjustment to the standards, the approval authority shall balance the benefit of the
adjustment with the impact on the public interest represented by the standards. In
evaluating the impact on the public interest, the approval authority shall consider
the criteria listed in Paragraph 18.910.030.E.1. An adjustment to the standards
may not be granted if the adjustment would risk public safety.
RESPONSE: The applicant is not requesting any adjustments to the street standards.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision
or partition. The plan shall show the pattern of existing and proposed future
streets from the boundaries of the proposed land division and shall include
other lots within 530 feet surrounding and adjacent to the proposed land
division. At the applicant’s request, the city may prepare a future streets
proposal. Costs of the city preparing a future streets proposal shall be
reimbursed for the time involved. A street proposal may be modified when
subsequent subdivision proposals are submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities,
bicycle routes and pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of
adjoining land, streets shall be extended to the boundary lines of the tract to be
developed, and
a. These extended streets or street stubs to adjoining properties are not
considered to be cul-de-sac since they are intended to continue as through
streets at such time as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the city engineer, the cost of
which shall be included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub street in excess of 150 feet in length.
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G. Street spacing and access management. Refer to 18.920.030.H.
RESPONSE: The applicant has included a Proposed Circulation Plan consistent with these
criteria. However, in this case there are no existing or future streets within the immediate area
that will or can provide improved connectivity or complete or shorten existing blocks. There are
no streets needed to be stubbed from this development to provide access for any adjacent
properties. The development will provide a pedestrian connect from the east end of the private
street to the Greenburg Oaks apartment complex, in order to reduce pedestrian block lengths
between SW 95th Avenue and SW 91st Avenue.
For additional detail see response to H.2. below. The criteria in Sub F & G are met to the degree
practicable.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections
is required except where prevented by barriers such as topography, railroads,
freeways, pre-existing developments, lease provisions, easements, covenants or
other restrictions existing prior to May 1, 1995 which preclude street connections.
A full street connection may also be exempted due to a regulated water feature if
regulations would not permit construction.
RESPONSE: There are no existing or planned streets, which can be extended to enhance
connectivity associated with this development. This criterion is met to the degree practicable.
2. All local, neighborhood routes and collector streets which abut a development site
shall be extended within the site to provide through circulation when not precluded
by environmental or topographical constraints, existing development patterns or
strict adherence to other standards in this code. A street connection or extension is
considered precluded when it is not possible to redesign or reconfigure the street
pattern to provide required extensions. Land is considered topographically
constrained if the slope is greater than 15 percent for a distance of 250 feet or
more. In the case of environmental or topographical constraints, the mere
presence of a constraint is not sufficient to show that a street connection is not
possible. The applicant must show why the constraint precludes some reasonable
street connection.
3. Proposed street or street extensions shall be located to provide direct access to
existing or planned transit stops, commercial services, and other neighborhood
facilities, such as schools, shopping areas and parks.
RESPONSE: The subject site abuts SW 95th Avenue, which is a designated neighborhood route.
This street runs parallel to the west boundary of the property between SW Greenburg Road and
SW Commercial Street.
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To the north and south, properties are developed with single family residential dwellings on
varying lot sizes. This property has future development potential, but does not need any additional
road access to fulfill density requirements. To the east of the site are is the Greenburg Oaks
apartment complex.
Therefore, there is no feasible opportunity to provide street connectivity. These criteria are met to
the degree practicable.
4. All developments should provide an internal network of connecting streets that
provide short, direct travel routes and minimize travel distances within the
development.
RESPONSE: Access to this development is proposed by a private street. A reciprocal access
easement will be provided, including a joint maintenance agreement. The development will
provide a pedestrian connect from the east end of the private street to the Greenburg Oaks
apartment complex, in order to reduce pedestrian block lengths between SW 95th Avenue and SW
91st Avenue.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a
right angle as practicable, except where topography requires a lesser angle, but in no
case shall the angle be less than 75° unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way
intersection unless topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of
20 feet along the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of
not less than 20 feet.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract
are of less than standard width, additional rights-of-way shall be provided at the time
of subdivision or development.
K. Partial street improvements. Partial street improvements resulting in a pavement
width of less than 20 feet, while generally not acceptable, may be approved where
essential to reasonable development when in conformity with the other requirements of
these regulations, and when it will be practical to require the improvement of the other
half when the adjoining property developed.
RESPONSE: The proposed private street (Tract B) is designed to conform to these standards.
It intersects SW 95th Avenue at a right angle, and is not aligned with any other existing street.
The paved width will be 26 feet.
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The existing right-of-way for 95th Avenue meets or exceeds the neighborhood route standard,
measured from centerline. There is no sidewalk along the west side of 95th Avenue.
L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access
to greater than 20 dwelling units, and shall only be used when environmental or
topographical constraints, existing development pattern, or strict adherence to other
standards in this code preclude street extension and through circulation:
RESPONSE: No cul-de-sac is proposed. Therefore, this criterion is not applicable.
M. Street names. No street name shall be used which will duplicate or be confused with
the names of existing streets in Washington County, except for extensions of existing
streets. Street names and numbers shall conform to the established pattern in the
surrounding area and as approved by the city engineer.
RESPONSE: At the time of Final Plat the applicant will name the private street, with the name
approved by Washington County.
N. Grades and curves.
1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or
12 percent on any other street (except that local or residential access streets may
have segments with grades up to 15 percent for distances of no greater than 250
feet); and
2. Centerline radii of curves shall be as determined by the city engineer.
RESPONSE: The proposed streets are designed to meet these criteria.
O. Access to arterials and collectors. Where a development abuts or is traversed by an
existing or proposed arterial or collector street, the development design shall provide
adequate protection for residential properties and shall separate residential access
and through traffic, or if separation is not feasible, the design shall minimize the
traffic conflicts. The design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate
buffering with frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess
reservation along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
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5. If a lot has access to two streets with different classifications, primary access
should be from the lower classification street.
RESPONSE: This development does not directly access a collector or arterial street. Therefore,
these criteria are not applicable.
P. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts,
wheelchair, bicycle ramps and driveway approaches shall be constructed in
compliance with standards specified in this chapter and Chapter 15.04, Work in the
Right-of-Way, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city
engineer approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to
city configuration standards.
RESPONSE: Curbs, curb cuts, ramps, and driveway approaches will be designed and
constructed consistent with City standards.
T. Private streets.
1. Design standards for private streets shall be established by the city engineer; and
2. The city shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
3. Private streets serving more than 6 dwelling units are permitted only within
planned developments, mobile home parks, cottage cluster, courtyard units, and
apartment developments.
RESPONSE: The private street (Tract ‘B’) is designed at 27 feet in width, and will serve all 17
lots, as permitted through the requested planned development process. The street will be
improved with a 26-foot paved surface. A hammer-head turn-around is provided at the eastern
terminus of the street.
V. Street signs. The city shall install all street signs, relative to traffic control and street
names, as specified by the city engineer for any development. The cost of signs shall be
the responsibility of the developer.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments,
with each joint mailbox serving at least 2 dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
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2. Proposed locations of joint mailboxes shall be designated on the preliminary plat
or development plan, and shall be approved by the city engineer/U.S. post office
prior to final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by
the city engineer/U.S. post office prior to final approval.
X. Traffic signals. The location of traffic signals shall be noted on approved street plans.
Where a proposed street intersection will result in an immediate need for a traffic
signal, a signal meeting approved specifications shall be installed. The cost shall be
included as a condition of development.
Y. Street light standards. Street lights shall be installed in compliance with regulations
adopted by the city’s direction.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
AA.Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and
within 1 year of the conditional acceptance of the roadway unless otherwise approved
by the city engineer. The final lift shall also be placed no later than when 90 percent of
the structures in the new development are completed or 3 years from the
commencement of initial construction of the development, whichever is less.
RESPONSE: Confirmation of compliance with these 6 standards will be addressed at time of
Final Plat.
CC. Traffic study.
1. A traffic study shall be required for all new or expanded uses or developments
under any of the following circumstances:
a. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
b. Trip generations from development onto the city street at the point of access
and the existing ADT fall within the following ranges:
c. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
d. Trip generations from development onto the city street at the point of access
and the existing ADT fall within the following ranges: Existing ADT ADT to be
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added by development 0—3,000 vpd 2,000 vpd 3,001— 6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more.
RESPONSE: This subdivision creates 17 additional single-family lots. The trip generation from
these additional lots will only be approximately 162 trips per day. No traffic study is required.
e. If any of the following issues become evident to the City Engineer:
i. High traffic volumes on the adjacent roadway that may affect movement
into or out of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed
access drive.
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or
intersections is a potential hazard.
v. The proposal requires a conditional use permit or involves a drive through
operation.
vi. vi. The proposed development may result in excessive traffic volumes on
adjacent local streets.
RESPONSE: None of these criteria are applicable.
2. In addition, a traffic study may be required for all new or expanded uses or
developments under any of the following circumstances:
a. When the site is within 500 feet of an ODOT facility; or
b. Trip generation from a development adds 300 or more vehicle trips per day to
an ODOT facility; or
c. Trip generation from a development adds 50 or more peak hour trips to an
ODOT facility. (Ord. 18-23 §2; Ord. 17-22 §2)
RESPONSE: This subdivision creates 17 additional single-family lots. Trip generation from
these additional lots will only be approximately 162 trips per day. This development is not within
500 feet of an ODOT facility, and the trips generated will not add 300 or more trips to an ODOT
facility, or add 50 peak hour trips to an ODOT facility. Therefore, no traffic study is required.
18.910.040 Blocks
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A. Block design. The length, width and shape of blocks shall be designed with due regard
to providing adequate building sites for the use contemplated, consideration of needs
for convenient access, circulation, control and safety of street traffic and recognition
of limitations and opportunities of topography.
B. Sizes.
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured
along the centerline of the streets except:
a. Where street location is precluded by natural topography, wetlands, significant
habitat areas or bodies of water, or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or
railroads.
c. For nonresidential blocks in which internal public circulation provides
equivalent access.
2. Bicycle and pedestrian connections on public easements or right-of-ways shall be
provided when full street connection is exempted by Paragraph 8.910.040.B.1.
Spacing between connections shall be no more than 330 feet, except where
precluded by environmental or topographical constraints, existing development
patterns, or strict adherence to other standards in the code. (Ord. 17-22 §2)
RESPONSE: As addressed above in response to Sub-H.2 the subject property abuts developed
properties to the north, east, and south. Consequently, there are no existing streets stubbed to this
property, and there is no need to stub a street to serve any future development.
The development will provide a pedestrian connection from the east end of the private street to the
Greenburg Oaks apartment complex, in order to reduce pedestrian block lengths between SW 95 th
Avenue and SW 91st Avenue.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainageway, there shall be provided a
stormwater easement or drainage right-of-way conforming substantially with the lines
of the watercourse.
B. Utility easements. A property owner proposing a development shall make
arrangements with the city, the applicable district, and each utility franchise for the
provision and dedication of utility easements necessary to provide full services to the
development. The city’s standard width for public main line utility easements shall be
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15 feet unless otherwise specified by the utility company, applicable district, or city
engineer. (Ord. 17-22 §2)
RESPONSE: Utilities easements will be provided as necessary, at the time of final plat.
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall
have sidewalks meeting city standards along at least 1 side of the street. All other
public and private streets shall have sidewalks meeting city standards along both sides
of the street. A development may be approved if an adjoining street has sidewalks on
the side adjoining the development, even if no sidewalk exists on the other side of the
street.
B. Requirement of developers.
1. As part of any development proposal, or change in use resulting in an additional
1,000 vehicle trips or more per day, an applicant shall be required to identify direct,
safe (1.25 x the straight line distance) pedestrian routes within 0.50 miles of their
site to all transit facilities and neighborhood activity centers (schools, parks,
libraries, etc.). In addition, the developer may be required to participate in the
removal of any gaps in the pedestrian system off-site if justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development
within 300 feet of a development site in either direction, the sidewalk shall be
extended from the site to meet the existing sidewalk, subject to rough
proportionality (even if the sidewalk does not serve a neighborhood activity center).
C. Planter strip requirements. A planter strip separation of at least 5 feet between the
curb and the sidewalk shall be required in the design of streets, except where the
following conditions exist: there is inadequate right-of-way; the curbside sidewalks
already exist on predominant portions of the street; it would conflict with the utilities;
there are significant natural features (large trees, water features, significant habitat
areas, etc.) that would be destroyed if the sidewalk were located as required; or where
there are existing structures in close proximity to the street (15 feet or less) or where
the standards in Table 18.910.1 specify otherwise. Additional consideration for
exempting the planter strip requirement may be given on a case-by-case basis if a
property abuts more than 1 street frontage.
RESPONSE: While SW 95th Avenue has adequate right-of-way, the paved surface does not meet
City standards for width, and there is no existing curb or sidewalk fronting the property. In order
to comply with the Neighborhood Route standards, the applicant will provide curb, gutter and
street tree improvements with this development.
18.910.090 Sanitary Sewers
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A. Sewers required. Sanitary sewers shall be installed to serve each new development and
to connect developments to existing mains in compliance with Clean Water Services
requirements and the comprehensive plan.
B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and
proposed systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as projected by the comprehensive plan.
D. Permits denied. Development permits may be restricted by the approval authority
where a deficiency exists in the existing sewer system or portion thereof which cannot
be rectified within the development and which if not rectified will result in a threat to
public health or safety, surcharging of existing mains, or violations of state or federal
standards pertaining to operation of the sewage treatment system. (Ord. 17-22 §2)
RESPONSE: The property is currently vacant, and therefore not served by existing utilities.
There is an existing 8” sanitary sewer line available within the SW 95th Avenue right-of-way.
There is adequate capacity in this line to serve the development. The on-site sanitary system will
be connected to the closest existing manhole with the adequate invert elevations to accommodate
gravity service. The development will pay required SDC’s as its proportional contribution
towards general facility capacity.
The Preliminary Utilities Plan shows the proposed sanitary sewer system within the development
and connection to the existing City system.
18.910.100 Storm Drainage
A. General provisions. The director and city engineer shall issue a development permit
only where adequate provisions for stormwater and floodwater runoff have been
made, and:
1. The storm water drainage system shall be separate and independent of any
sanitary sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of such watercourse and such further width as
will be adequate for conveyance and maintenance.
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C. Accommodation of upstream drainage. A culvert or other drainage facility shall be
large enough to accommodate potential runoff from its entire upstream drainage area,
whether inside or outside the development, and the city engineer shall approve the
necessary size of the facility, based on Clean Water Services requirements.
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the director and engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until
provisions have been made for storage of additional runoff caused by the development
in compliance with Clean Water Services requirements. (Ord. 17-22 §2)
RESPONSE: The applicant will be installing a storm drainage system including a water quality
facility in Tract E, from which storm water will then discharge to the public system in SW 95th
Avenue. Both treatment and detention are accommodated. Inlets are provided so that surface
water is not carried across any intersection or allowed to flood any street.
The proposed water quality facility has specifically been designed in a manner to provide a larger
area further adding to the feeling of space within the new development. The larger water quality
facility will minimize grading on the site, and reduce the need for retaining walls.
The on-site storm facilities have been sized and located to handle the runoff for the development
on the proposed site, as well as the abutting street improvements. The public storm drainage
facilities will be constructed concurrently with site construction. The development will pay
required SDC’s, as its proportional contribution towards general facility capacity.
The attached storm drainage report defines the impact of the proposed development. Storm run-
off from this development will be managed consistent with City and Clean Water Services
standards and will not create any significant off-site impact.
The Preliminary Utilities Plan shows the proposed storm drainage system within the development
and how it connects with the City’s system. The system has been designed consistent with City
and Clean Water Services (SWM) standards.
18.910.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes
and where identified on the city’s adopted bicycle plan in the transportation
system plan (TSP). Bike lane requirements along collectors within the downtown
urban renewal district shall be determined by the city engineer unless specified in
Table 18.910.1.
2. Developments adjoining proposed bikeways identified on the city’s adopted
pedestrian/bikeway plan shall include provisions for the future extension of such
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bikeways through the dedication of easements or rights-of-way, provided such
dedication is directly related to and roughly proportional to the impact of the
development.
3. Any new street improvement project shall include bicycle lanes as required in this
chapter and on the adopted bicycle plan.
RESPONSE: There is no existing bike lane along SW 95th Avenue. However, the TSP identifies
bike lanes being added. There is sufficient existing right-of-way, consistent with neighborhood
route standards, to improve the SW 95th Avenue frontage with both on-street parking and bike
lanes, per City Neighborhood Route standards. While SW 95th Avenue has adequate right-of-
way, the paved surface does not meet City standards for width, and there is no existing curb or
sidewalk fronting the property. In order to comply with the Neighborhood Route standards, the
applicant will provide these pavement, curb, gutter and street tree improvements with this
development.
18.910.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities
shall be placed underground, except for surface mounted transformers, surface
mounted connection boxes and meter cabinets which may be placed above ground,
temporary utility service facilities during construction, high capacity electric lines
operating at 50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to
provide the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer, shall be constructed prior to the surfacing of the streets;
and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground
utility facilities, and:
1. Plans showing the location of all underground facilities as described herein shall
be submitted to the city engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
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RESPONSE: All utilities will be undergrounded consistent with City standards. The
Preliminary Utilities Plan shows the proposed location of all utilities serving this development.
Chapter 18.920 ACCESS, EGRESS, AND CIRCULATION
18.920.010 Purpose
The purpose of this chapter is to establish standards and regulations for safe and efficient
vehicle access and egress on a site and for general circulation within the site. (Ord. 1722
§2)
18.920.020 Applicability
A. Applicability. The provisions of this chapter apply to all development including the
construction of new structures, the remodeling of existing structures and to a change
of use that increases the on-site parking or loading requirements or changes the
access requirements.
B. Change or enlargement of use. Should the owner or occupant of a lot or building
change or enlarge the use to which the lot or building is put, thereby increasing access
and egress requirements, it is unlawful and is a violation of this title to begin or
maintain such altered use until the provisions of this chapter have been met if required
or until the appropriate approval authority has approved the change.
C. When site design review is not required. Where the provisions of Chapter 18.780, Site
Development Review, do not apply, the approval authority will approve, approve with
conditions, or deny an access plan submitted under the provisions of this chapter in
conjunction with another permit or land use action.
D. Conflict with subdivision requirements. The requirements and standards of this
chapter do not apply where they conflict with the subdivision requirements of this title.
(Ord. 17-22 §2)
RESPONSE: Access to and from the site and to and from each lot has been designed consistent
with City standards. Each lot will have driveway access from a private street (Tract B).
18.920.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of access
and egress provided in this chapter are continuing requirements for the use of any
structure or lot of real property in the city.
B. Access plan requirements. A plan demonstrating compliance with the access, egress,
and circulation requirements of this Chapter must be provided prior to any land use
approval or development permit issuance.
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C. Joint access. Owners of two or more uses, structures, or lots of land may agree to
utilize jointly the same access and egress when the combined access and egress of all
uses, structures, or units of land meets the combined requirements of this chapter,
provided:
1. Satisfactory legal evidence must be presented in the form of deeds, easements,
leases or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file
with the city.
D. Public street access. All vehicular access and egress as required in Subsections
18.920.030.H, I and J must connect directly with a public or private street approved
by the city for public use and must be maintained at the required standards on a
continuous basis.
E. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.O.
RESPONSE: SW 95th Avenue, a public street (neighborhood route) runs adjacent to this
development. Access to the 17 lots is proposed via a private street (Tract B). Ownership and
maintenance of the private street will be identified on the plat, either directly or by recorded
document. A joint use easement will be recorded with the plat, together with assignment of
maintenance responsibilities. It is also noted that the access for the existing dwelling at 11900
SW 95th Avenue (Tax Lot 10000) will be constructed as part of the frontage improvements
constructed with this development.
F. Pedestrian access. Paths for pedestrian access and circulation are required to,
through, and sometimes between development sites. Path standards are provided in
18.200 Residential Development Standards, 18.300 Nonresidential Development
Standards, and Chapter 18.410, Off-Street Parking and Loading. Additional standards
may also apply if the site is located in a plan district.
RESPONSE: There are no existing or planned trails which would lead to or through this
development.
The development will provide a pedestrian connection from the east end of the private street to
the Greenburg Oaks apartment complex, in order to reduce pedestrian block lengths between SW
95th Avenue and SW 91st Avenue.
H. Access management.
1. An access report must be submitted with all new development that verifies design
of driveways and streets are safe by meeting adequate stacking needs, sight
distance and deceleration standards as set by ODOT, Washington County, the city,
and AASHTO (depending on jurisdiction of facility).
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2. Driveways must not be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback
from a collector or arterial street intersection is 150 feet, measured from the right-
of-way line of the intersecting street to the throat of the proposed driveway. The
setback may be greater depending upon the influence area, as determined from
city engineer review of a traffic impact report submitted by the applicant’s tra ffic
engineer. In a case where a development has less than 150 feet of street frontage,
the applicant must explore any option for shared access with the adjacent lot. If
shared access is not possible or practical, the driveway must be placed as far from
the intersection as possible.
3. The minimum spacing of driveways and streets along a collector is 200 feet. The
minimum spacing of driveways and streets along an arterial is 600 feet.
4. The minimum spacing of local streets along a local street is 125 feet.
RESPONSE: The development does not access any state facility, nor significantly impact any
state facility that would require access management. There will be no driveways with direct
access SW 95th Avenue. Therefore, this Section is not applicable or is otherwise met.
Chapter 18.930 VISION CLEARANCE AREAS
18.930.010 Purpose
The purpose of this chapter is to establish standards that will assure proper sight
distances at intersections to reduce the hazard from vehicular turning movements. (Ord.
17-22 §2)
18.930.020 Applicability
A. Applicability. The provisions of this chapter apply to all development including the
construction of new structures, the remodeling of existing structures and to a change
of use that increases the on-site parking or loading requirements or changes the
access requirements.
B. When site development review is not required. Where the provisions of Chapter
18.780, Site Development Review, do not apply, the approval authority will approve,
approve with conditions, or deny a plan submitted under the provisions of this chapter
through a Type I procedure, as provided in Section 18.710.050, using the standards in
this chapter. (Ord. 17-22 §2)
18.930.030 Vision Clearance Requirements
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A. At corners. Except within the MU-CBD zone, a vision clearance area must be
maintained on the corners of all property adjacent to the intersection of two streets, a
street and a railroad, or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area must be maintained free of vehicles,
hedges, plantings, fences, wall structures, or temporary or permanent obstructions
(except for an occasional utility pole or tree), exceeding 3 feet in height, measured
from the top of the curb, or where no curb exists, from the street center line grade.
Trees exceeding 3 feet in height may be located in this area, provided all branches
below 8 feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve
conditions contribute to the obstruction of clear vision areas at a street or driveway
intersection, hedges, plantings, fences, walls, wall structures and temporary or
permanent obstructions must be further reduced in height or eliminated to comply with
the intent of the required clear vision area. (Ord. 17-22 §2)
RESPONSE: All intersections are designed to provide adequate vision clearance consistent with
City standards, as shown on the Streets and Utilities Plans, attached hereto.
CONCLUSION
Based on the findings provided herein, together with the supporting Plans and Documents, the
applicant has demonstrated that the application provides full compliance with all applicable code
standards and approval criteria.
Therefore, the applicant respectfully requests approval of the proposed 17-Lot Subdivision, with
Concurrent Planned Development (Concept and Detailed Development Plans).