ZIL2022-00011 M
City of Tigard
June 28`', 2022
The Planning& Zoning Resource Company
Attn: Monique King
1300 South Meridian Ave
Suite 400
Oklahoma City, OK 73108
Re: Zoning Inquiry Letter—ZIL2022-00011
Oak Street Lofts: 8900 SW Oak Street,Tax Lot 1S135AC04200
Dear Monique King,
The subject property is located partially in the Mixed-Use Employment 1 (MUE-1) zone and partially
in the Mixed-Use Residential (MUR-1) zone.Adjacent properties to the east are zoned MUR-1,to the
west are zoned MUE-1, and to the north and south are both MUE-1 and MUR-1.
The development is part of approved Planned Development PDR2016-00017 (see attached).It is part
of the Washington Square Regional Center Plan District,which will be implementing new zoning over
the next year https://www.tigard-or.gov/business-development/planning-projects/washington-
square-regional-center-update.
The property is regulated primarily by Chapters 18.120 (Commercial Zones), 18.200 (Residential
Development Standards), 18.300 (Nonresidential Development Standards), and 18.670 (Washington
Square Regional Center Plan District) of the Development Code. The Development Code can be
accessed online at htWs://Iibrary.gcode.us/lib/tigard or/pub/municipal code/item/title 18.
There do not appear to be any open code violations for this property. Copies of records (which may
include approved plans) and a Certificate of Occupancy may be requested online at
https://www.tigard-or.gov/community-support/public-records/public-records-request-form.
Without further analysis, it is uncertain whether the development complies with the current
Development Code, any legal nonconforming issues exist, or whether the development has any
variances, special permits/exemptions,ordinances, or conditions.
Sincerely,
Hope Pollard
Associate Planner
13125 SW Hall Blvd. 9 Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 0 www.tigard-or.gov
FINAL ORDER NO. 2016-17 OF THE
PLANNING COMMISSION ffs
FOR THE CITY OF TIGARD, OREGON
A FINAL ORDER APPROVING A MODIFICATION TO THE APPROVED A+O
APARTMENTS PLANNED DEVELOPMENT, CASE FILE PDR2015-00007/SDR2015-00003,
TO INCLUDE AN ADDITIONAL NINE UNITS AND ASSOCIATED PARKING FOR
DEVELOPMENT OF 187 MULTI-FAMILY RESIDENTIAL DWELLING UNITS IN TWO 4-
STORY BUILDINGS OVER PARKING ON AN 11.17-ACRE SITE ON THE SOUTH SIDE OF
SW OAK STREET WITHIN THE WASHINGTON SQUARE REGIONAL CENTER PLAN
AREA. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS,
FINDINGS AND CONCLUSIONS IN THE STAFF REPORT TO THE PLANNING
COMMISSION, THE APPLICANT'S NARRATIVE AND PLAN SET, AND TESTIMONY AT
THE FEBRUARY 6, 2017 COMMISSION HEARING.
120 DAYS = 4/20/2017
SECTION I. APPLICATION SUMMARY
FILE NAME: OAK STREET APARTMENTS PLANNED DEVELOPMENT
(FORMERLY A+O APARTMENTS PLANNED DEVELOPMENT)
CASE NOS.: PLANNED DEVELOPMENT REVIEW (PDR) 2016-00017
REQUEST: The applicant requests a detailed plan modification to the approved A+O Apartments
Planned Development, Case file PDR2015-00007/SDR2015-00003, to include an additional
nine units and associated parking for development of 187 multi-family residential dwelling
units in two 4-story buildings over parking on an 11.17-acre site on the south side of SW Oak
Street within the Washington Square Regional Center Plan Area. The developed portion of the
site will remain unchanged. Surface parking is proposed for a total of 289 on-site parking
spaces. Frontage improvements to SW Oak Street would remain the same, including a 23.5-
foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a
12-foot pedestrian and bicycle path. The proposed development would continue to preserve
over 7.7 acres of the site as permanent open space, including wetlands and riparian area
adjacent to Ash Creek and pedestrian trail easements to the City for development of future
pedestrian trails in this area. All proposed development would be located outside of significant
wetlands and the 100-year floodplain.
APPLICANT: The Spanos Corporation
c/o Jared Mauch
10220 SW Greenburg Road,Bldg. 2, Ste. 530
Portland, OR 97223
OWNER: DBG Properties
c/o Skip Grodahl
2164 SW Park Place
Portland, OR 97204
LOCATION: 8900, 8950, 8960, 8980, and 9000 SW Oak Street; south of SW Oak Street opposite SW 90th
Avenue; WCTM 1S135AC Tax Lots 4000, 4100, 4200, 4300, and 4400 and WCTM 1S135AD
Tax Lot 1303.
PDR2016-00017 OAK S1REET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 1 OF 32
ZONE/
COMP PLAN
DESIGNATION: MUE-1 and MUE-2: mixed use employment districts. The MUE-1 and 2 zoning district is
designed to apply to areas where employment uses such as office, research and development
and light manufacturing are concentrated. Commercial and retail support uses are allowed
but are limited, and residential uses are permitted which are compatible with employment
character of the area. Lincoln Center is an example of an area designated MUE-1, the high
density mixed use employment district. The Nimbus area is an example of an area designated
MUE-2 requiring more moderate densities.
MUR: mixed use residential districts. The MUR zoning district is designed to apply to
predominantly residential areas where mixed-uses are permitted when compatible with the
residential use. A high density (MUR-1) and moderate density (MUR-2) designation is
available within the MUR zoning district.
7.88 acres of the site, including Tax Lots 4000, 4100, 4200, are zoned MUE-1; 3.4 acres of
the site,including Tax Lots 1303, 4300 and 4400, are zoned MUR-1.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters: 18.350 Planned Development Review; 18.390.050
Decision Making Procedures; 18.520 Commercial Zoning Districts; 18.630 Washington
Square Regional Center Plan District; 18.705 Access, Egress and Circulation; 18.715 Density
Computations; 18.730 Exceptions to Development Standards; 18.745 Landscaping and
Screening; 18.755 Mixed Solid Waste and Recycling; 18.765 Off-Street Parking and Loading
Requirements; 18.780 Signs; 18.790 Urban Forestry; 18.795 Visual Clearance; 18.810 Street
and Utility Improvements.
SECTION II. PLANNING COMMISSION DECISION
The Planning Commission finds that the proposed Planned Development Detailed Plan modification will not
adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in Section
VI of this report. Therefore, the Planning Commission APPROVES the proposed Planned Development, subject
to the following Conditions of Approval.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 2 OF 32
CONDITIONS OF APPROVAL
The conditions contained in this Final Order are in addition to or modify specific related
conditions in the Planning Commission Notice ofFinal Order No. 2015-07 for A+O Apartments
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the Community Development Department Attn: Gary
Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required
information is found:
1. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory
Data Collection fee for urban forestry plan implementation in the amount of $3,006 ($154 for first
open grown tree + $2,604 at $28 x 93 additional retained or planted trees + $204 for first stand + $44
for one additional stand).
2. Prior to any ground disturbance work, the applicant to provide a tree establishment bond in the
amount of$40,020 (87 planted trees x $460).
3. The applicant shall submit a revised landscape plan that shows the planting plan for the top of
retaining wall planters designed to provide a minimum four-foot high dense evergreen visual screen to
the parking lot.
4. Prior to any ground disturbance work, the applicant shall submit a statement and plan demonstrating
why it is not practicable to provide the minimum number of required street trees and then pay the fee
in-lieu for those trees the Director agrees are not practicably provided.
5. Prior to any ground disturbance work, and to ensure two existing oak trees, E29 and E30, are
preserved, if practicable, the applicant shall submit a detailed plan to the Engineering and Planning
Divisions proposing street design modifications and protection measures to incorporate the trees as
street trees.
6. Prior to any ground disturbance work, the applicant shall submit detailed plans and specification
demonstrating compliance with the front yard setback design standard (18.630.050.C).
7. Prior to any ground disturbance work, the applicant shall submit a revised site plan demonstrating the
six-foot sidewalk standard is met (18.630.050.D).
8. Prior to any ground disturbance work, the applicant shall submit revised detailed development plans,
elevations, and feature details demonstrating compliance with the Ground Floor Windows standards
(18.630.060.A).
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval:
9. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to
cover street improvements along the SW Oak Street frontage, the intersection improvements at SW Oak
Street and SW 90th Avenue, the extension of the public sidewalk to Lincoln Center, and any other work in
the public right-of-way. Six (6/) sets of detailed public improvement plans shall be submitted for review to
the Engineering Department. 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
(PFI) permit plans shall 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).
10. Prior to issuance of a site permit, the PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be designated as the "Permittee", and
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 3 OF 32
who will provide the financial assurance for the public improvements. For example, specify if the entity is a
corporation, limited partnership,LLC, etc. Also specify the state within which the entity is incorporated and
provide the name of the corporate contact person. Failure to provide accurate information to the
Engineering Department will delay processing of project documents.
11. Prior to issuance of a site permit, the applicant shall 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 shall be provided for on-site. 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 shall include the vehicles of all suppliers
and employees associated with the project.
12. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be
submitted to and accepted by the City prior to issuance of a building permit.
13. Additional right-of-way shall be dedicated to the Public along the frontage of to increase the right-of-way to
43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The
dedication document shall be on City forms. Instructions are available from the Engineering Department.
14. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility
Improvement permit,which indicate that they will construct a half-street improvement along the frontage of
SW Oak Street. The improvements adjacent to this site shall include:
A. City standard pavement section for a WSRC Collector street, from curb to centerline equal to 24.5
feet;
B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall
be built beyond the site frontage;
C. concrete curb, or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface
runoff;
E. 12-foot concrete sidewalk with a 6.5-foot planter strip;
F. street trees in the planter strip spaced per TDC requirements;
G. street striping;
H. streetlight layout by applicant's engineer, to be approved by City Engineer;
I. underground utilities;
J. street signs (if applicable);
K. driveway apron (if applicable); and
L. adjustments in vertical and/or horizontal alignment to construct SW Oak Street in a safe manner, as
approved by the Engineering Department.
NOTE: Any building intrusions into the public ROW must be approved by the Engineering Department
and must provide a minimum 10 feet of vertical clearance.
15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility
Improvement permit, indicating that they will construct the following frontage improvements along SW
Oak Street as a part of this project:
A. 5 -foot concrete sidewalk with raised curb; and
B. storm sewer improvements.
16. The applicant shall submit revised plans to provide extended curb and sidewalk improvements from the
NW corner of the SW Oak/90th Avenue intersection, north approximately 70 feet.
17. Prior to issuance of a site permit, a profile of SW Oak Street shall be required, extending 300 feet either side
of the subject site showing the existing grade and proposed future grade.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 4 OF 32
18. Prior to issuance of a site permit, the applicant's plans shall provide for the offsite improvements as part of
the PFI permit submittal. The improvements shall be as described in the Traffic Impact Study Supplement
#2, dated October 10, 2016,prepared by Kittelson&Associates. These improvements include:
• Reconfiguration of the intersection of SW Oak Street and SW 90th Avenue
• Trimming vegetation to ensure adequate sight distance at the two proposed driveways
• On-site landscaping and any above ground utilities should be located and maintained to provide
adequate intersection sight distance at the proposed driveways
19. Prior to issuance of a site permit, the applicant's plans shall provide for the offsite improvements as part of
the PFI permit submittal. The improvements shall be as described in the Transportation Impact Study,May
27, 2015,prepared by Kittelson&Associates. These offsite improvements include:
• Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south
bound through movement into the site. Convert the southbound approach to a single
left/through/right lane in order to improve sight distance, channelization and pedestrian crossings.
• Raised pedestrian crossing on SW 90th Avenue.
• A STOP sign shall be installed at the northbound approach of each project driveway.
• Concrete pad for a transit shelter on SW Greenburg Road. A Washington County Facilities Permit
will be required.
• Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to Lincoln
Center from the site and intersection of SW Oak Street and SW 90th Avenue.
20. Prior to issuance of a site permit, the applicant shall submit construction plans to the Engineering
Department as a part of the Public Facility Improvement permit, showing the construction of the following
frontage improvements along SW Oak Street, from SW 90th Avenue to Lincoln Center, within the right of
way, as a part of this project:
A. 5 -foot concrete sidewalk with raised curb; and
B. storm sewer improvements; and
C. other related frontage improvements.
The applicant shall demonstrate where there is inadequate right of way for concrete curb and sidewalk
improvements and an asphalt pathway will be allowed.
21. A preliminary sight distance certification for the two driveways was not included in the report and shall be
required prior to issuance of permits.
22. Prior to issuance of a site permit, sanitary sewer and storm drainage details shall be provided as part of the
Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage
basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement
(PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location
and capacity of existing,proposed, and future lines shall be addressed.
23. Prior to issuance of a site permit, the applicant shall provide connection of proposed buildings to the public
sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer
system.
24. Prior to issuance of the Site Permit, the applicant's design engineer shall submit documentation, for review
by the City (Khoi Le), of the downstream capacity of any existing storm facility impacted by the proposed
development. The design engineer must perform an analysis of the drainage system downstream of the
development to a point in the drainage system where the proposed development site constitutes 10 percent
or less of the total tributary drainage volume,but in no event less than 1/4 mile.
25. Prior to issuance of the site permit, the applicant shall submit a Final Drainage Report for review and
approval.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 5 OF 32
26. Prior to issuance of the Site Permit, the applicant shall provide an on-site water quality facility as required by
Clean Water Services Design and Construction Standards. Final plans and calculations shall be submitted to
the Engineering Department (Khoi Le) for review and approval prior to issuance of the site permit. In
addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review
and approval.
27. Prior to issuance of the Site Permit, the applicant shall obtain approval from the Tualatin Valley Water
District for the proposed water connection.
28. Prior to issuance of the Site Permit, an erosion control plan shall be provided as part of the Public Facility
Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment
Control Design and Planning Manual, current edition."
29. Prior to issuance of the Site Permit, the design engineer shall indicate, on the grading plan, which lots will
have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%.
This information will be necessary in determining if special grading inspections and/or permits will be
necessary when the lots develop.
30. Prior to issuance of the site permit, the final construction plans shall be signed by the geotechnical engineer
to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-
built grading plan at the end of the project.
31. Prior to issuance of the site permit, the applicant shall obtain a 1200-C General Permit issued by the City of
Tigard pursuant to ORS 468.740 and the Federal Clean Water Act.
32. Prior to issuance of the site permit, the 25-foot undisturbed buffer shall be shown on the construction
plans. The sensitive area boundary and/or buffer shall be staked in the field throughout the construction
process in order to protect the sensitive area.
33. Prior to issuance of the site permit, the applicant shall provide written approval Tualatin Valley Fire &
Rescue for fire flow, hydrant placement and access.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval:
34. Prior to issuance of a building permit, the applicant shall submit a building and unit layout map to the
Engineering Department. The fee must be paid by the applicant prior to issuance of the site permit. For
this project, the addressing fee will be $9600.00 (2 buildings and 187 units X $50/address = $9450.00).
(STAFF CONTACT: Jonny Gish, Engineering).
35. The applicant shall either place the existing overhead utility lines along SW Oak Street underground as a part
of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the
frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is
chosen, the amount will be $15,855.00 and it shall be paid prior to issuance of a building permit.
36. The applicant shall incorporate the recommendations from the submitted geotechnical report by
Geotechnical Resources, Inc., dated April 18, 2016, into the final grading plan. The geotechnical engineer
shall be employed by the applicant throughout the entire construction period to ensure that all grading,
including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of
the UBC. A final construction supervision report shall be filed with the Building Department prior to
issuance of the occupancy permit..
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 6 OF 32
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the Community Development Department Attn: Gary
Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required
information is found:
37. Prior to final inspection, the applicant shall contact the Planning Division (Gary Pagenstecher, 503-718-
2434) for a final site review to ensure consistency with this land use decision.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval:
38. Prior to a final building inspection, the applicant shall complete the required public improvements to SW
Oak Street and the storm system, obtain conditional acceptance from the City, and provide a one-year
maintenance assurance for said improvements.
39. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public
improvements as follows: 1) 3 mil Mylar, 2) a diskette of the as-builts in "DWG" format, if available;
otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network.
The applicant's engineer shall provide the City with an electronic file with points for each structure
(manholes, catch basins, water valves, hydrants and other water system features) in the development, and
their respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
40. Prior to final inspection, the applicant's geotechnical engineer shall submit a final report to the Building
Division that indicates all grading work on this site was inspected by said geotechnical engineer, and that it
was completed in accordance with Appendix Chapter 33 of the Uniform Building Code.
41. Final sight distance certifications for the SW Oak Street/SW 90th Avenue intersection and the two
driveways shall be required,post-construction, prior to final building inspection.
42. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a
maintenance agreement with Contech, or another company that demonstrates they can meet the
maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility.
THIS APPROVAL SHALL BE VALID FOR SEVEN YEARS
FROM THE EFFECTIVE DATE OF THIS DECISION
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 7 OF 32
SECTION III. BACKGROUND INFORMATION
Site History and Description
The subject property is bordered on the west by the abandoned Oregon Electric Railroad alignment and has been
used in recent times as pasture. The property is comprised of six parcels, four of which are currently developed with
vacant single family residences along their Oak Street frontages. According to Washington Country records, the
dwellings were built in the late 50s and early 60s. The property annexed into the City in 1987.
Vicinity Information:
The site is located within the Washington Square Regional Center District and is zoned MUE-1, a high density mixed
use employment district and MUR-1, a high density mixed use residential district. Lincoln Center north of Oak Street
is an example of high-density mixed use employment development within this district,which generally extends east of
Greenburg between Hall and Hwy 217. The MUR-1 district lies between the MUE-1 district to the west and Hall
Blvd to the east, extending south of Locust to Hwy 217. The subject site is centrally located within these zones with
like-zones adjacent. The immediate vicinity south of Oak Street is characterized by the Ash Creek drainageway and
associated wetlands. The subject property contains an approximately 1100 foot reach of Ash Creek at its southern
boundary located mid-way between its confluences with Fanno Creek to the west and the South Fork of Ash Creek to
the northeast.
Proposal Description:
The applicant requests a modification to the approved Planned Development Review Case file PDR2015-
00007/SDR2015-00003 to include an additional nine units and associated parking for development of 187 multi-
family residential dwelling units in two 4-story buildings over parking on an 11.17-acre site on the south side of SW
Oak Street within the Washington Square Regional Center Plan Area. The developed portion of the site will remain
unchanged. Surface parking is proposed for a total of 289 on-site parking spaces. Frontage improvements to SW
Oak Street would remain the same, including a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking
strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed development would continue
to preserve over 7.7 acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash
Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All
proposed development would be located outside of significant wetlands and the 100-year floodplain.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
AND INTERESTED PARTIES
On July 20, 2016, the applicant held a neighborhood meeting to present the development plans for the project and
to gather comments on those plans. Twelve people attended that meeting. Meeting notes from that meeting are
included in Appendix B of the applicant's submittal, along with a copy of the notice that was mailed to owners of
property within 500 feet of the site. Affidavits regarding mailing of the notice and posting the site with a sign
regarding the meeting are also included in Appendix B. Neighbors are generally concerned with the proposed
development's adverse impacts on neighborhood livability due to increased traffic, particularly on SW 90``'Avenue,
parking, and scale of the buildings. The review criteria and findings in this staff report substantively address these
issues.
On December 22, 2016, the City sent notice of a Public Hearing to neighboring property owners within 500 feet of
the subject site boundaries and interested parties. The City received three written comments identified below:
Krissy Rowan, Metzger, wrote in opposition with concern for impacts to adjacent wetlands and the potential
adverse effects of increased traffic on SW Oak Street and 90'Avenue.
RESPONSE: The land use approval for A+O Apartments addressed the wetlands and floodplain issues associated
with the development. The developer's approach was to avoid the sensitive areas and to preserve the functions and
values of the resource. The proposal was vetted with the Department of State Lands and Clean Water Services as
evidenced in the application and Planning Commission Final Order. The applicant for this modification does not
propose to change the development footprint already approved. The applicant has included off-site improvements
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 8 OF 32
to SW Oak Street and SW 90th Avenue into the proposal to mitigate for increased traffic and improve pedestrian
safety.
McKenzie Masten, 10450 SW Akilean Terrace,wrote with concern for loss of open space,loss of trees, and the
impacts of increased traffic from her location across the street from the subject site.
RESPONSE: The land use approval for A+O Apartments addressed these issues and was approved consistent
with the City's development code. The applicant for this modification does not propose to change the development
footprint already approved. The applicant has included off-site improvements to SW Oak Street and SW 90`x'
Avenue into the proposal to mitigate for increased traffic and improve pedestrian safety.
Dr. Gene Davis, 10875 SW 89`'Avenue,wrote in favor of the proposed project as consistent with the Washington
Square Regional Center District Plan.
RESPONSE: The Washington Square Regional Center District Plan was adopted by City Council in 2002 with
significant input from affected parties. Not all neighbors supported the plan at the time of adoption. Dr. Davis'
property includes portions of the Ash Creek drainage and associated Tigard Significant Wetlands.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the Tigard Development Code criteria applicable only to those elements of the prior
approved detailed plan for A+O Apartments that are being modified,in the order in which they are addressed:
18.350 Planned Developments
18.520 Commercial Zoning districts
18.630 Washington Square Regional Plan Standards
18.705 Access, Egress and Circulation
18.715 Density Computations
18.745 Landscaping and Screening
18.765 Off-street Parking and Loading Requirements
18.790 Urban Forestry Plan
18.795 Vision Clearance Areas
18.810 Street and Utility Improvement Standards
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
18.350 PLANNED DEVELOPMENTS
18.350.020 Process
A. Applicable in all zones. The planned development designation is an overlay zone applicable to all
zones. An applicant may elect to develop the project as a planned development, in compliance
with the requirements of this chapter, or in the case of a commercial or industrial project an
approval authority may apply the provisions of this chapter as a condition of approving any
application for the development.
D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications
for concept plan and detailed development plan, including subdivision applications, the applicant
shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take
separate actions on each element of the planned development application (i.e., the concept
approval must precede the detailed development approval); however each required action may be
made at the same hearing.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 9 OF 32
The Planning Commission has already approved a conceptual development plan, detailed development plan, and
application of the planned development overlay zone to the site. The current application is a modification to the
previously approved detailed development plan dealing primarily with relatively minor changes to the approved
building plans, landscape plans, and utility plans. The proposed nine unit increase in the number of units is an
approximately five percent increase in the number of units over what was previously approved and is within the
range of units included on the approved conceptual plan. There is no increase in the amount of disturbance of the
site or impacts to the wetlands and buffers on the site.
The applicant is applying for modification to the approved detailed development plan, requiring a single action by
the Commission.
18.350.070 Detailed Development Plan Approval Criteria
A detailed development plan may be approved only if all the following criteria are met:
A. The detailed plan is generally consistent with the concept plan.
According to the applicant's narrative, the proposed detailed development plan has been designed to be consistent
with the concept plan, except for providing additional details on how the site is to be developed. A five percent
change to the residential density is proposed, but no change in the amounts of open space and landscaping, land
usage, effects upon environmentally sensitive areas or hazardous areas, or the proposed pattern of development are
proposed. The proposed 187 residential units is less than the maximum 200 residential units which are allowed by
the concept plan. Therefore, the proposed detailed development plan is consistent with the concept plan. This
criterion is met.
D. In addition, the following criteria shall be met:
1. Relationship to the natural and physical environment:
a. The streets, buildings and other site elements shall be designed and located to preserve the
existing trees, topography and natural drainage to the greatest degree possible. The
commission may require the applicant to provide an alternate site plan to demonstrate
compliance with this criterion;
According to the applicant's narrative, "the site slopes downward away from SW Oak Street, thereby necessitating
filling the portion of the site which is not within the 100-year floodplain or wetlands in order to provide building
and site access per ADA requirements and to provide cover/depth for the stormwater management system (water
quality and detention) prior to outfall to the south upslope from the wetlands, and to provide relatively level areas
for the buildings to be located. This filling of the northern portion of the site along with the relatively dense
development pattern necessitates removal of all of the site's existing trees."
However, staff finds that the tree survey includes two mature oak trees (E29 and E30) with condition ratings of 3
and preservation ratings of 2 located within the future Oak Street right-of-way that should be considered for
preservation, notwithstanding the proposed standard street improvements for SW Oak Street. To ensure these trees
are preserved, if practicable, the applicant shall submit a detailed plan to the Engineering Division proposing street
design modifications and protection measures to incorporate the trees as street trees. As conditioned, this criterion
is met.
5. Private outdoor area—Residential use:
a. Exclusive of any other required open space facility, each ground-level residential dwelling
unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet
with a minimum width dimension of four feet;
b. Wherever possible,private outdoor open spaces should be oriented toward the sun; and
c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the
space.
As illustrated on the building floor plans, each residential unit will be provided with its own deck. Each deck will
have a minimum area of 48 square feet and a minimum dimension of five feet. (Please note that the previously
approved detailed development plans for the site did not include individual decks for each unit).
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 10 OF 32
Because there will be no ground level residential units within the proposed buildings, the ground-level deck or patio
standard is not applicable. The outdoor open spaces provided– pool, pool deck, roof decks, and open areas are all
located south of or on top of the buildings for the purpose of orientation to the sun and from views across the
wetlands. The private open spaces will be screened from views from off the site by the proposed buildings, by
landscaping, or by significant distance between the outdoor open spaces and other nearby uses. This criterion is
met.
6. Shared outdoor recreation and open space facility areas—Residential use:
a. Exclusive of any other required open space facilities, each residential dwelling development
shall incorporate shared usable outdoor recreation areas within the development plan as
follows:
i. Studio units up to and including two bedroom units, 200 square feet per unit;
ii. Three or more bedroom units, 300 square feet per unit.
b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of
crime prevention and safety;
c. The required recreation space may be provided as follows:
i.Additional outdoor passive use open space facilities;
ii.Additional outdoor active use open space facilities;
iii. Indoor recreation center; or
iv.A combination of the above.
The proposed 187 residential units will all be studios, 1-bedroom, or 2- bedroom units. Therefore, the proposed
development would be required to provide 37,400 square feet of shared usable outdoor recreation and open space
facility areas to satisfy subsection (a) of this standard. The proposed development plans provide for the following
areas to be provided as shared usable outdoor recreation area and open space facilities:
Open area in northwest portion of site: 834 sq. ft.
Pool and Courtyard adjacent to Building A: 5,220 sq. ft.
Building A 1 st floor resident amenity room: 2,970 sq. ft.
Building A 2nd floor resident amenity and roof deck: 2,290 sq. ft.
Building A Pet Spa 295 sq. ft
Building B interior amenity room: 615 sq. ft
Building B Bike Room 525 sq. ft
Outdoor Passive Use open space: 57.148 sa. ft
Total Shared outdoor recreation and open space facility areas provided: 69,897 sq. ft.
The outdoor passive use recreation areas that are provided include the upland buffer areas adjacent to the wetlands
(50,348 sq. ft.) and parking lot passive use areas (6,800 sq. ft.).
The combined shared usable outdoor recreation areas, additional indoor recreation area, and passive use open space
facilities totals 69,897 square feet of combined area, or over 374 square feet per each dwelling unit. This exceeds the
minimum standard of 200 square feet of shared outdoor recreation and open space facility per unit.
All of the proposed indoor and outdoor recreation areas will be located in fairly open areas and should be readily
observable from a number of dwelling units, building lobbies, the parking areas, and the sidewalks and drive aisles
within the development site. This criterion is met.
8. Landscaping and open space—Residential development. In addition to the buffering and screening
requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a
minimum of 20% of the site shall be landscaped. This may be accomplished in improved open
space tracts, or with landscaping on individual lots provided the developer includes a landscape
plan, prepared or approved by a licensed landscape architect, and surety for such landscape
installation.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 11 OF 32
The proposed development plans call for 54,640 square feet of landscaped area on the site and within the CWS
vegetated corridor or 38 percent of the 145,054 square foot development site area. This total landscaped area
includes the area below the proposed retaining wall outside of the wetlands and floodplain. This area will include
evergreen trees which will provide screening and buffering for the parking area and retaining wall. The landscape
plan was prepared by and under the direction of David Haynes, PLA, a registered landscape architect in the State of
Oregon. This criterion is met.
13. Shared open space facilities. These requirements are applicable to residential planned
developments only. The detailed development plan shall designate a minimum of 20% of the gross
site area as a shared open space facility. The open space facility may be comprised of any
combination of the following:
a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by
reserving areas for minimal use. Typically these areas are designated around sensitive lands
(steep slopes,wetlands, streams, or 100-year floodplain).
b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by
providing a detailed development plan for improvements (including landscaping, irrigation,
pathway and other structural improvements) for passive recreational use.
c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing
a detailed development plan for improvements (including landscaping, irrigation, pathway and
other structural improvements) for active recreational use.
d. The open space area shall be shown on the final plan and recorded on the final plat or
covenants.
The Detailed Planned Development Plan for the Oak Street Apartments planned development provides over 73 percent
of the 486,558 square foot gross site area (prior to deduction of additional SW Oak Street right-of-way only) as shared
open space areas,whereas a minimum of 20 percent of the site or only 97,312 square feet would be the minimum shared
open space required to be provided for this size planned development site. See Sheet P2.4, Overall Open Space Analysis
Plan.The total open space areas to be provided will consist of the following:
• 260,488 square feet as minimal use facilities (wetlands [minus pedestrian easement for future trail] and other floodplain
areas) or 268 percent of the minimum required area as minimal use area shared open space use facilities.Minimal use
facilities is limited to 75%of the open space requirement (97,312 sf*0.75= 72,984 s�.
• 88,090 square feet of passive use facilities (landscaped beds, small lawn areas,buffer area, and pedestrian easement for
future trail) or 91 percent of the minimum required open space area;
• 12,749 square feet of active use facilities or 13.1 percent of the minimum required open space area.
•The total area of shared open space provided by the plan is 161,074 square feet of the total site area (33%of the gross
site).
This criterion is met.
CONCLUSION: As shown in the analysis above, the applicable Detailed Development Plan Approval
Criteria are met.
18.520 COMMERCIAL ZONING DISTRICTS
B. Use table. A list of permitted, restricted, conditional and prohibited uses in commercial zones is
presented in Table 18.520.1.
The western portion of the site is zoned MUE-1 and the eastern portion of the site is zoned MUR-1, as illustrated
on the Existing Conditions/Site Assessment Plan, Sheet P1.1.
Table 18.520.1 of the Community Development Code lists use types that are permitted, restricted, conditional, and
prohibited in the various commercial zoning districts in the City of Tigard. Household living is listed as a permitted
use in both the MUE-1 and MUR-1 districts in this table, with a footnote which says that all permitted and
conditional uses may be subject to special development standards of Section 18.630. The proposed multi-family
residential use is considered a Household Living use type, and thus is permitted in both zoning districts applied to
the site.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 12 OF 32
18.520.040 Development Standards
A. Compliance required.All development must comply with:
1. All of the applicable development standards contained in the underlying zoning district, except
where the applicant has obtained variances or adjustments in accordance with Chapter 18.370;
2. All other applicable standards and requirements contained in this title.
Any development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed
below in the responses to the standards of Section 18.630. The staff report otherwise ensures compliance with all
other applicable standards and requirements contained in this title. This standard is met.
B. Development standards. Development standards in commercial zoning districts are contained in Table
18.520.2 below:
MUE-1 Standard Proposed
Minimum lot size: None 10.85 acres total site area
(3.33 acres apartment development site)
Minimum lot width: None 693.5-feet min. total site width
Minimum/maximum setbacks:
Minimum front yard: 0 2.0-feet (Buildings A)
Maximum front yard setback: 20 feet 2.5-feet (Buildings A)
Minimum side yard: 0 76-feet (Building A west side)
Minimum rear yard: 0 over 300-feet to south property line
Minimum building height: 2 stories 5-stories with grnd-level parking
Maximum building height: 200 feet 71 -feet
Maximum site coverage: 85% 62.0% of total apartment site
Minimum landscape requirement: 15% 38.0% of total apartment site
Minimum density: 50 d.u./net acre 56.2 d.u./net acre total
Maximum density None 56.2 d.u. /net acre total
MUR-1
Minimum lot size: None 10.85-acres total site area
(3.33 acres apartment development site)
Minimum lot width: None 693.5-feet min. total site width
Minimum/maximum setbacks:
Minimum front yard: 0 2.0-feet Building B)
Maximum front yard setback: 20 feet 2.0-feet (Building B)
Minimum side yard: 0 11-feet (Building B east side)
Minimum rear yard: 0 over 300-feet to south
Minimum building height: 2 stories 5 stories
Maximum building height: 75 feet 71-feet
Maximum site coverage: 80% 62.0% of total apartment site
Minimum landscape requirement*: 15% 38.0% of total apartment site
Minimum density: 50 d.u./net acre 56.2 d.u./acre total
Maximum density None 56.2 d.u./acre total
FINDING: Table 18.520.2 above, shows that the proposed development plans are consistent with the applicable
development standards in the MUR-1 and MUE-1 zoning districts. The applicant has not applied
for any variances or adjustments in accordance with Chapter 18.370. All other applicable standards
and requirements contained in this title are addressed further in this staff report. The applicable
commercial development standards are met.
18.630 WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT
18.630.020 Development Standards
A. Compliance required.All development must comply with:
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 13 OF 32
1. All applicable development standards contained in the underlying zoning district, except where the
applicant has obtained variances or adjustments in accordance with Chapter 18.370 and subsections C
through E of this section;
2. All other applicable standards and requirements contained in this title.
Development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed
below. The staff report otherwise ensures compliance with all other applicable standards and requirements
contained in this title. This standard is met.
D. Density requirements for developments including or abutting riparian setback. Notwithstanding the
density requirements in Table 18.520.2, the maximum residential density and mixed-use and non-residential
floor area ratio for developments that include or abut riparian setbacks shall be no greater than 110% of the
minimum residential density and floor area ratios in all mixed use zones, except when the following are met:
1. Wetlands within the development are expanded or enhanced in conformance with the Oregon Division
of State Lands Wetlands Restoration and Enhancement Program, and if applicable;
2. Fish habitat within the development is enhanced in conformance with the Oregon Division of State
Lands Fish Habitat Enhancement Program, and if applicable;
3. The overall flood storage capacity of the 100-year floodplain within the development is increased by
10%.
If the enhancements described above are approved, or if enhancements are already in existence, the
maximum residential density standards shown in Table 18.520 and no maximum floor area ratio standards
for mixed use and nonresidential developments shall apply.
The subject site abuts the riparian corridor for Ash Creek. The proposed development's overall density of 56.2 units
per net acre is 112% of the minimum required density of 50 units per acre.
To meet this standard, the applicant shall submit a plan that addresses the enhancement criteria for wetlands, fish
habitat, and flood storage capacity or demonstrate that the enhancements already exist.
18.630.050 Site Design Standards
Compliance. All development must meet the following site design standards. If a parcel is one acre or
larger a phased development plan may be approved demonstrating how these standards for the overall
parcel can be met. Variance to these standards may be granted if the criteria found in Section
18.370.010.C.2, governing criteria for granting a variance, is satisfied.
A. Building placement on major and minor arterials.
1. Purpose. Architecture helps define the character and quality of a street and can make a strong
statement about the overall community and city at large. The placement and design of buildings
provides the framework for the streetscape and defines the edges of the public right-of-way.
Architecture and ground floor uses can activate the street, either by its design presence or by those
who come and go from it. At intersections, investing in building frontages can create gateways and
special places that add to the character of the area.
2. Standard. Buildings shall occupy a minimum of 50% of all street frontages along major and minor
arterial streets. Buildings shall be located at public street intersections on major and minor arterial
streets.
The site fronts only on SW Oak Street. SW Oak Street is a collector (minor arterial). Buildings A (300 feet) and B
(245 feet) occupy 545 feet of the total 693 feet or approximately 78 percent of the frontage. This standard is met.
B. Building setback.
1. Purpose. Buildings and investment in architecture is most conspicuous when it is visible from the
street. The presence of buildings closely sited at the edge of the right-of-way creates an envelope
for the street and a sense of permanence.
2. Standard. The minimum and maximum building setback from public street rights-of-way shall be in
accordance with Table 18.520.2.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 14 OF 32
As addressed above under the Section 18.520, the front yard setbacks are two feet from the SW Oak Street right-of-
way. This standard is met.
C. Front yard setback design.
1. Purpose. The front yard is the most conspicuous face of a building and requires special attention.
Places for people and pedestrian movement helps create an active and safer street. Higher level of
landscape anticipates a more immediate visual result.
2. Standard. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of
the pedestrian path must be provided between a structure and a public street or accessway. If a
building abuts more than one street, the required improvements shall be provided on all streets.
Landscaping shall be developed to the applicable standard in subsection E of this section. Hard-
surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and
other street furnishings are encouraged. These areas shall contribute to the minimum landscaping
requirement per 18.520.040.B and Table 18.520.2.
The applicant has proposed a two-foot front yard setback. The applicant's narrative states "The front yard area
between the sidewalk along SW Oak Street and the fronts of proposed buildings A and B and parking areas to the
sides of buildings will be landscaped with a combination of lawn, planter beds, and trees which will enhance the
pedestrian environment along SW Oak Street.
To ensure the front yard setback design standard is met, the applicant shall submit detailed plans and specification
demonstrating compliance with the front yard setback design standard.
D. Walkway connection to building entrances.
1. Purpose. As density increases and employee and resident populations increase, it is expected that
more people will move between businesses within the WSRC. Provisions should be made to
encourage people to walk from business to business, and housing to business rather than use
automobiles.
2. Standard. A walkway connection is required between a building's entrance and a public street or
accessway. This walkway must be at least six feet wide and be paved with scored concrete or
modular paving materials. Building entrances at a corner adjacent to a public street intersection are
required. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B
and Table 18.520.2.
According to the applicant's narrative and plans, all building entrances will be connected to the public sidewalk
along SW Oak Street by a network of internal site sidewalks. All private sidewalks between the building entrances
and SW Oak Street sidewalk will be at least six feet wide and constructed of concrete. However, the plan set shows
four to five foot wide internal sidewalks connecting to the SW Oak Street.
To meet this standard, the applicant shall submit a revised site plan demonstrating the six-foot sidewalk standard is
met.
18.630.060 Building Design Standards
All new buildings constructed in the MUC, MUE and MUR zones within the WSRC shall comply with the
following design standards. Variance to these standards may be granted if the criteria found in
18.370.010.C.2, criteria for granting a variance, is satisfied.
A. Ground floor windows.
1. Purpose. Blank walls along the street frontage tend to be neglected, and are not pedestrian friendly.
Windows help keep "eyes on the street" which promotes safety and security, and can help create a
lively street frontage by displaying activities and products within the building. Lighting at night
from ground floor windows also adds to the presence of activity and the sense that someone is
home.
2. Standard. All street-facing elevations within the building setback (0 to 10 feet) along public streets
shall include a minimum of 50% of the ground floor wall area with windows, display areas or
doorway openings. The ground floor wall area shall be measured from three feet above grade to
nine feet above grade the entire width of the street-facing elevation. The ground floor window
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 15 OF 32
requirement shall be met within the ground floor wall area and for glass doorway openings to
ground level. Up to 50% of the ground floor window requirement may be met on an adjoining
elevation as long as the entire requirement is located at a building corner.
The applicant's narrative states that "The front building elevations of buildings A and B will be located 2 feet off of
the street property line and thus are subject to this standard. Buildings A and B will provide a minimum of 50% of
their ground floor wall areas with storefront type windows and doors to interior spaces, window boxes, and "green
screens. See calculations provided on sheets A3.10 and A3.1 V'
The calculations provided do not address the three to nine feet methodology. Success of these measures will be
determined by the details of their execution. In addition, the quality and articulation of the building materials used
for the first floor should not be overlooked in contributing to the pedestrian experience.
To ensure the ground floor windows purpose and standards are met, the applicant shall submit revised detailed
development plans, elevations and feature details demonstrating compliance.
B. Building facades.
1. Purpose. Straight, continuous, unarticulated walls lack interest, character and personality. The
standard provides minimum criteria for creating a diverse and interesting streetscape.
2. Standard. Facades that face a public street shall extend no more than 50 feet without providing at
least one of the following features: (a) a variation in building materials; (b) a building off-set of at
least one foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as
an arcade; or (d) by another design features that reflect the building's structural system. No
building facade shall extend for more than 300 feet without a pedestrian connection between or
through the building.
As shown in the Exterior Elevations (Sheet A3.11/2) `Building facades facing SW Oak Street provide at least one
of the variations listed in the standard above at intervals of no less than every 50 feet along the facade. These
variations include changes in the finish material, distance from the sidewalk, windows and doors, exposure of the
buildings' structure as a design feature such as window boxes, integrated wood benches, and "green screens".
Neither of the proposed buildings will exceed a length of 300 feet; therefore, the pedestrian connection through a
building standard is not applicable to either of the proposed buildings. This standard is met.
C. Weather protection.
1. Purpose. Weather protection is encouraged to create a better year-round pedestrian environment and
to provide incentive for people to walk rather than drive.
2. Standard. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be
provided at building entrances. Weather protection is encouraged along building frontages
abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building
frontages between a building entrance and a public street or accessway.
The applicant states that "weather protection is provided at all entrances to the buildings through the use of
overhangs or canopies as shown on the building elevations plans."This standard is met.
D. Building materials.
1. Purpose. High quality construction and building materials suggest a level of permanence and
stature appropriate to a regional center.
2. Standard. Plain concrete block,plain concrete, corrugated metal,plywood, sheet press board or vinyl
siding may not be used as exterior finish materials. Foundation material may be plain concrete or
plain concrete block where the foundation material is not revealed for more than two feet.
The project does not use materials listed above in the standard as prohibited exterior finish materials. Painted
concrete is proposed for the foundation/first floor material. Proposed building materials will include Hardie board,
Hardie panels, and vertical metal panels. Deck and patio railings will be constructed of acrylic or metal, as identified
on Sheet A3.10. This standard is met.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 16 OF 32
E. Roofs and roof lines.
1. Purpose. Roof line systems that blur the line between the roof and the walls of buildings should be
avoided. This standard simply states that roofing materials should be used on the roof and that wall
finish materials should be use on building walls. The premise is that future buildings in the WSRC
should have a look of permanence and quality.
2. Standard. Except in the case of a building entrance feature, roofs shall be designed as an extension
of the primary materials used for the building and should respect the building's structural system
and architectural style. False fronts and false roofs are not permitted.
The materials of roofs and roof lines are different from the materials used on the building elevations so as to avoid
blurring the distinction between the roof and walls as required by the standard. This standard is met.
F. Roof-mounted equipment.
1. Purpose. Roof top equipment, if not screened properly, can detract from views of adjacent
properties. Also roofs and roof mounted equipment can be the predominant view where buildings
are down slope from public streets.
2. Standard. All roof-mounted equipment must be screened from view from adjacent public streets.
Satellite dishes and other communication equipment must be set back or positioned on a roof so
that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this
standard.
According to the applicant's narrative, all roof-mounted equipment is screened from the view of adjacent public
streets. This standard is met.
FINDING: As shown in the analysis above, the Washington Square Regional Center Plan District standards are
not all met,but can be met with the following conditions of approval.
CONDITIONS:
■ The applicant shall submit a plan that addresses the enhancement criteria for wetlands, fish
habitat, and flood storage capacity or demonstrate that the enhancements already exist.
■ The applicant shall submit detailed plans and specification demonstrating compliance with
the front yard setback design standard.
■ The applicant shall submit a revised site plan demonstrating the six-foot sidewalk standard is
met.
■ The applicant shall submit revised detailed development plans, elevations and feature details
demonstrating compliance with the ground floor windows purpose and standards.
18.705 ACCESS, EGRESS,AND CIRCULATION
18.705.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including the
construction of new structures, the remodeling of existing structures (see Section 18.360.050), and
to a change of use which increases the on-site parking or loading requirements or which changes
the access requirements.
The proposal is for 187 multi-family units and associated access and parking, which is considered development;
therefore these standards apply.
18.705.030 General Provisions
D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect
directly with a public or private street approved by the city for public use and shall be maintained at
the required standards on a continuous basis.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 17 OF 32
As shown in the applicant's site plan, the two proposed driveways are directly connected to SW Oak St. This
standard is met.
F. Required walkway location. On-site pedestrian walkways shall comply with the following standards:
1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs,
ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide
the required access and egress. Walkways shall provide convenient connections between buildings
in multi-building commercial, institutional, and industrial complexes. Unless impractical,
walkways shall be constructed between new and existing developments and neighboring
developments.
2. Within all attached housing (except two-family dwellings) and multifamily developments, each
residential dwelling shall be connected by walkway to the vehicular parking area, and common
open space and recreation facilities.
3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall
be designed and located for pedestrian safety. Required walkways shall be physically separated
from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or
a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are
permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or
contrasting pavement materials are used. Walkways shall be a minimum of four feet in width,
exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and
sign posts, and shall be in compliance with ADA standards.
4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone,
brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and
maintained to remain well-drained. Walkways may be required to be lighted and/or signed as
needed for safety purposes. Soft-surfaced public use pathways may be provided only if such
pathways are provided in addition to required pathways.
As shown in the Preliminary Site Plan (Sheet P2.0) walkways will connect from all primary (and secondary) multi-
family building entrances to the parking areas and common open spaces and facilities planned to serve the project.
Primary crossings of driveway aisles will be marked by paint or contrasting pavement. These standards are met.
H.Access management.
1. An access report shall be submitted with all new development proposals which 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).
The applicant has submitted the following reports, as prepared by Kittelson&Associates:
• Traffic Impact Study Supplement #2 (190 units), dated October 10, 2016
• Traffic Impact Study Addendum, dated May 27, 2015
• Left-turn Lane Assessment, dated September 16, 2014
• Traffic Impact Study, dated May 8, 2014
The Traffic Impact Study, May 8, 2014, included preliminary sight distance certification for the intersection of SW
Oak Street and SW 90th Avenue. In order to achieve adequate sight distance, the intersection will require
improvements to the alignment and some of the existing vegetation will need to be removed. The plans, Sheet P6.0
show the proposed reconfiguration of the intersection,with raised curb and sidewalk at the northwest corner. The
sidewalk and curb shall be extended further north along SW 90th Avenue for a distance of approximately 70 feet.
The applicant's engineer shall submit a preliminary sight distance certification for the proposed project driveways
prior to issuance of permits.
The applicants engineer shall submit a final sight distance certification for the constructed project driveways prior to
occupancy.
As conditioned, these standards are met.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 18 OF 32
2. Driveways shall not be permitted to 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 shall be 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 project has less than 150 feet of street frontage, the applicant must
explore any option for shared access with the adjacent parcel. If shared access is not possible or
practical, the driveway shall be placed as far from the intersection as possible.
The western access to SW Oak Street will be aligned with a reconfigured SW 90th Avenue to minimize conflict of
turning movements. In addition, SW 90th Avenue will be improved with right turn lanes and increased site distance.
A center turn lane will be added to SW Oak Street.
The nearest collector or arterial streets are Greenburg Rd. 1500 feet to the west and Hall Blvd. 1200 feet to the east.
The site is not within the influence area of the streets. This requirement is met.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum
spacing of driveways and streets along an arterial shall be 600 feet.
4. The minimum spacing of local streets along a local street shall be 125 feet.
SW Oak Street is a collector requiring a minimum spacing of 200 feet. The two proposed driveways are separated by
360 feet. The standard is met.
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on
individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1
and 18.705.2.
TABLE 18.705.2
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
MULTIFAMILY RESIDENTIAL USE
Dwelling Units Min. Number of Min. Access Min. Pavement Width
Driveways Require Width
1-2 1 15' 10'
3-19 1 30' 24' if two-way, 15' if one-way: curbs
and 5'walkway required
20-49 1 30' 24'if two-way
or
2 30' 15'if one-way: curbs and 5'walkway
required
50-100 2 30' 24'curbs and 5'walkway required
Standards for parking greater than 100 cars are not specified in Table 18.705.2. The proposed two 30-foot accesses
with a 24-foot paved width and 8 to 14-foot wide sidewalks would provide a level of access greater than that
required for the largest development size listed. The standard is met.
FINDING: Based on the analysis above, the applicable Access, Egress and Circulation standards are not all
met but can be met through the following conditions of approval:
CONDITIONS:
The applicant's engineer shall submit a preliminary sight distance certification for the
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 19 OF 32
proposed project driveways prior to issuance of permits.
The applicants engineer shall submit a final sight distance certification for the constructed
project driveways prior to occupancy.
18.715 DENSITY COMPUTATIONS
18.715.010 Purpose
The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for
determining the number of dwelling units permitted.
18.715.020 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area(s) from the total site acres:
1.All sensitive land areas:
a. Land within the 100-year floodplain,
b. Land or slopes exceeding 25%,
c. Drainage ways, and
d. Wetlands,
e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard
"Significant Tree Grove Map" or"Significant Habitat Areas Map";
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Single-family development: allocate 20% of gross acreage,
b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive
area;
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum
number of residential units per net acre shall be calculated by multiplying the maximum number of
units determined in subsection B of this section by 80% (0.8).
The project site is zoned with a combination of the MUE-1 (7.88-acres) and MUR-1 (3.4 acres) zoning districts.
Pursuant to Table 18.502.2, the minimum density for both zones is 50 units per net site acre, and no maximum.
Based on the following density calculation, a minimum of 205 units are required.
Gross site area 11.17 acres
-Public row dedication - 0.38 acres
Initial net site area 10.79 acres
Initial net site area 10.79 acres
-Wetland/floodplain -6.88 acres
-Private drive area (drive aisles
required for fire access onlvl -0.58 acres
Net/Net site area 3.33 acres
Minimum density required 3.33 acres x 50 units/acre = 167 dwelling units
Minimum density proposed 187 units/3.33 acres = 56.2 units/acre
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 20 OF 32
FINDING: As shown in the analysis above, the proposal is for 187 units, or 56.2 dwelling units per net acre.
This exceeds the minimum required density of 50 units per acre. This standard is met.
18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS
18.730.040 Additional Setback Requirements
B. Distance between multifamily residential structure and other structures on site.
1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a
development, the following separations shall apply:
a. Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation;
b. Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation;
c. Buildings with opposing blank walls shall have a 10-foot separation;
d. Building separation shall also apply to buildings having projections such as balconies, bay windows and
room projections; and
e. Buildings with courtyards to maintain separation of opposing walls as listed in subparagraphs a through
c of this paragraph 1 for walls in separate buildings.
There are two structures proposed as part of the Oak Street Apartments — Building A and Building B. Proposed
buildings A and B will be separated by 122 feet, in excess of the 25 foot minimum for buildings with windowed
walls facing buildings with windowed walls. This standard is met.
2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall
separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of
building height over 30 feet.
Building A will have a maximum east-west dimension of 242 feet (not including 1-story amenity space on east side)
and will be 71-feet tall. Building B will have an east-west dimension of 248 feet and will also be 71-feet tall.
Therefore, a minimum building separation of 67.4-feet is required between buildings A and B: 25' [25' minimum
separation for windowed walls facing windowed walls] + 13.2' [additional length factor for bldg. A] + 8.2'
[additional height factor for building A] plus 12.8' [additional length factor for bldg. B] + 8.2' [additional height
factor for building B] = 67.4-feet. The proposed 122.5-foot separation between buildings A and B exceeds this
required building separation amount. This standard is met.
3. Driveways, parking lots, and common or public walkways shall maintain the following separation for
dwelling units within eight feet of the ground level:
a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways
running parallel to the face of the structures shall be separated by at least five feet; and
b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways
running parallel to the face of the structure shall be separated by at least seven feet.
The ground floor is structured parking with the first inhabited floor approximately 8 to 10 feet above the ground
level. This standard does not apply.
FINDING: As shown in the analysis above, the proposed development meets the applicable additional setback
standards for multi-family residential structures.
18.745 LANDSCAPING AND SCREENING
18.745.030 General Provisions
A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant
and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance
of all landscaping and screening used to meet the requirements of this chapter according to
applicable industry standards.
B. Installation requirements. The installation of all landscaping and screening required by this
chapter shall be as follows:
1. All landscaping and screening shall be installed according to applicable industry standards;
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 21 OF 32
2. All plants shall be of high grade, and shall meet the size and grading standards of the American
Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and
3. All landscaping and screening shall be installed in accordance with the provisions of this title.
C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of
this chapter have been met or other arrangements have been made and approved by the city such
as the posting of a bond.
18.745.040 Street Trees
A. Street trees shall be required as part of the approval process for Conditional Use (Type III),
Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned
Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III)
permits.
B. The minimum number of required street trees shall be determined by dividing the linear amount of
street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the
minimum number of required street trees shall be determined by rounding to the nearest whole
number.
C. Street trees required by this section shall be planted according to the Street Tree Planting
Standards in the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the Street
Tree Soil Volume Standards in the Urban Forestry Manual.
E. Street trees required by this section shall be planted within the right of way whenever practicable
according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be
planted no more than 6 feet from the right of way according to the Street Tree Planting Standards
in the Urban Forestry Manual when planting within the right of way is not practicable.
F. An existing tree may be used to meet the street tree standards provided that:
1. 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;
2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil
Volume Standards in the Urban Forestry Manual if it were newly planted; and
3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per
18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per
18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective
tree canopy cover of the site.
G. In cases where it is not practicable to provide the minimum number of required street trees, the
Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting
and early establishment in an amount equivalent to the City's cost to plant and maintain a street
tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for
each tree below the minimum required.
As shown in the Landscape Plan (Sheets L1.1/2) the applicant proposes planting five katsura trees along the site's
SW Oak Street frontage within planter strips between the curb and sidewalk. Inconsistently, the applicant's narrative
states that 11 trees are proposed. The frontage is 680 feet long, which requires 17 street trees (680 feet/40 feet per
tree).
To meet this standard, the applicant shall submit a statement and plan demonstrating why it is not practicable to
provide the minimum number of required street trees and then pay the fee in-lieu for those trees the Director agrees
are not practicably provided.
In addition, staff finds that the tree survey includes two mature oak trees (E29 and E30) with condition ratings of 3
and preservation ratings of 2 located within the future Oak Street right-of-way that should be considered for
preservation, notwithstanding the proposed street improvements for SW Oak Street. To ensure these trees are
preserved, if practicable, the applicant shall submit a detailed plan to the Engineering Division proposing street
design modifications and protection measures to incorporate the trees as street trees.
E. Screening: special provisions.
1. Screening and landscaping of parking and loading areas:
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 22 OF 32
a. Screening of parking and loading areas is required. In no cases shall nonconforming screening of
parking and loading areas (i.e., nonconforming situation) be permitted to become any less
conforming. Nonconforming screening of parking and loading areas shall be brought into
conformance with the provisions of this chapter as part of the approval process for conditional
use (Type III), downtown design review (Type II and III), planned development (Type III),
and site development review (Type II) permits only. The specifications for this screening are as
follows:
i. Landscaped parking areas shall include special design features which effectively screen the
parking lot areas from view. These design features may include the use of landscaped
berms, decorative walls and raised planters;
ii. Landscape planters may be used to define or screen the appearance of off-street parking
areas from the public right-of-way;
iii. Materials to be installed should achieve a balance between low lying and vertical shrubbery
and trees;
iv. All parking areas, including parking spaces and aisles, shall be required to achieve at least
30% tree canopy cover at maturity directly above the parking area in accordance with the
parking lot tree canopy standards in the Urban Forestry Manual.
As shown on the Preliminary Site Plan (Sheet P2.0, Section BB), the applicant has included a three foot planter at
the top of wall along the entire west/south/east parking lot retaining wall. However, the Preliminary Landscape
Plans do not specify any landscaping material. As a condition, the applicant shall submit a revised landscape plan
that shows the planting plan for these areas designed to provide a minimum four-foot high dense evergreen visual
screen to the parking lot.
FINDING: Based on the analysis above, the applicable Landscaping and Screening standards have not been fully
met but can be met through the following conditions of approval.
CONDITIONS:
• The applicant shall submit a revised landscape plan that shows the planting plan for the top of
retaining wall planters designed to provide a minimum four-foot high dense evergreen visual
screen to the parking lot.
• The applicant shall submit a statement and plan demonstrating why it is not practicable to
provide the minimum number of required street trees and then pay the fee in-lieu for those trees
the Director agrees are not practicably provided.
• To ensure two existing oak trees, E29 and E30, are preserved, if practicable, the applicant shall
submit a detailed plan to the Engineering Division proposing street design modifications and
protection measures to incorporate the trees as street trees.
18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS
18.765.030 General Provisions
E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10
required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum
required for the use of guests of residents of the complex. These spaces shall be centrally located or
distributed throughout the development. Required bicycle parking facilities shall also be centrally located
within or evenly distributed throughout the development.
The applicant has proposed 287 total spaces including the visitor parking requirement of 38 spaces (.15 x 249
minimum required spaces). This standard is met.
G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking
spaces for disabled persons as specified by the state building code and federal standards. Such parking
spaces shall be sized, signed and marked as required by these regulations.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 23 OF 32
Six disabled parking spaces are provided. For parking lots with 201 to 300 spaces, 7 accessible spaces and 1 van
space are required. The site plan (Sheet P2.0) shows two spaces located under each building and two outside spaces
for a total of 6 accessible spaces. Disabled accessible parking is reviewed during building permit review and will be
required to meet standards at that time.
18.765.040 General Design Standards
B.Access drives. With regard to access to public streets from off-street parking:
As shown in the Preliminary Site Plan (Sheet P2.0), proposed parking areas are designed consistent with the
applicable dimensional and design requirements of Figure 18.765.1 including parking space sizes and drive aisle
widths depending upon parking space orientation of 90 degrees. As permitted by that figure's allowance of up to
50% compact spaces, the proposed development plan provides for 121 of the total 289 on-site parking spaces to be
compact spaces, or approximately 42% of the spaces proposed. The general design standards are met.
18.765.050 Bicycle Parking Design Standards
A. Location and access. With regard to the location and access to bicycle parking:
1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures;
2. Bicycle parking areas shall not be located within parking aisles,landscape areas or pedestrian ways;
3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle
parking area is not visible from the street, directional signs shall be used to locate the parking area;
4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use
and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions
may be made to the latter requirement for parking on upper stories within a multi-story residential
building.
B. Covered parking spaces.
1. When possible, bicycle parking facilities should be provided under cover.
2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle
parking unless the structure will be more than 100 feet from the primary entrance to the building, in which
case, the uncovered bicycle parking may be provided closer to the building entrance.
C. Design requirements. The following design requirements apply to the installation of bicycle racks:
1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked
to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is
encouraged but not required;
2. Bicycle racks must be securely anchored to the ground,wall or other structure;
3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and,when covered, with a
vertical clearance of seven feet. An access aisle at least five feet wide shall be provided and maintained
beside or between each row of bicycle parking;
4. Each required bicycle parking space must be accessible without moving another bicycle;
5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle
parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement;
6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only.
D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers,
asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and
maintained to remain well-drained.
E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each
use is specified in Table 18.768.2 in 18.765.070.H. In no case shall there be less than two bicycle parking
spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The
director may reduce the number of required bicycle parking spaces by means of an adjustment to be
reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria
contained in 18.370.020.C.5.e.
One bicycle parking space is required for every two multi-family dwelling units, per Table 18.765.2. Therefore, a
minimum of 94 bicycle parking spaces are required. Section 18.765.050.B requires that bicycle parking shall also be
covered for uses that provide covered motor vehicle parking. Since the proposed multi-family use will provide
covered parking for approximately 60 percent of its total motor vehicle parking spaces, some covered bicycle
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 24 OF 32
parking is required. Ninety-four bike parking spaces are to be provided under cover within bike storage rooms
within the covered parking areas and within bike racks mounded high on the end wall of individual parking spaces.
A shown on the Landscape Plans, 16 additional bicycle parking spaces will be provided with eight uncovered bicycle
racks conveniently located near building entrances for a total of 110 spaces. This standard is met.
18.765.070 Minimum and Maximum Off-Street Parking Requirements
H. Specific requirements. See Table 18.765.2.
Section 18.765.070.H, Table 18.765.2 requires a minimum of 1 parking space for each studio unit below 500 sq. ft.
in size; 1.25 parking space for each 1-bedroom unit; 1.5 parking spaces for each 2-bedroom unit; and 1.75 parking
spaces for each 3-bedroom unit for multi-family development projects. The proposed multi-family project will
include 12 studios of less than 500 sq. ft.; 102 1-bedroom units; and 73 2-bedroom units. Therefore, a minimum of
249 parking spaces are required based solely upon the unit types and counts. In addition, an additional 15% on top
of the required parking spaces based on unit sizes and numbers is required as visitor parking facilities. Therefore, a
grand total of 287 parking spaces are required. The proposed development plan provides for a total of 287 on-site
parking spaces to be provided, including: a) 121 ground floor building garage parking spaces between the two
buildings and b) 168 surface parking spaces. This standard is met.
FINDING: As shown in the analysis above, the applicable Off-Street Parking and Loading Requirements are
met.
18.790 URBAN FORESTRY PLAN
18.790.030 Urban Forestry Plan Requirements
A. Urban forestry plan requirements. An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a
person that is both a certified arborist and tree risk assessor (the project arborist), except for
minor land partitions that can demonstrate compliance with effective tree canopy cover and soil
volume requirements by planting street trees in open soil volumes only;
The urban forestry plan for the A+O Apartments has been prepared by David Haynes, RIA — a registered
landscape architect in the State of Oregon.Appendix E of the applicant's submittal includes an Urban Forestry Plan
Supplemental Report. Sheets TC.1 through TC.3 of the application plan set provide the required tree canopy plan
and calculations. Soil volume specifications for trees to be planted are included on Sheet TC.3. This standard is met.
2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual
(UFM);
The Urban Forestry Plan Supplemental Report of Appendix E of the applicant's submittal includes the results of an
on-site assessment of the sizes, condition ratings, and preservation ratings for all of the existing trees on and
immediately adjacent to the proposed development site portion of the subject property. An assessment of existing
trees located within the area to be preserved as wetlands was not conducted. Sheet TC.1 is a Tree Preservation and
Removal Site Plan. Protective measures for trees to be retained are included on this plan. This standard is met.
3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and
The proposed landscaping plan provides for anticipated tree canopy coverage of the parking area to cover 20,612
square feet of the 56,044 square foot total parking lot area, or 36.7 percent of the parking lot. The minimum parking
lot tree canopy cover area required is 30 percent in both the MUE-1 and MUR-1 zoning districts applied to the site.
In addition the proposed landscaping plan provides for total anticipated tree canopy coverage of 93,287 square feet
of the total 167,326 square feet of development area, or 56 percent of the development area. Finally, the minimum
1,000 cubic feet of soil per tree standard for the Tree Canopy Site Plan has also been met. Therefore, the proposed
Tree Canopy Plan satisfies the standards of Section 18.790.030.A.3.This standard is met.
4. Meet the supplemental report standards in the Urban Forestry Manual.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 25 OF 32
Appendix E of the applicant's submittal includes an Urban Forestry Plan Supplemental Report prepared by David
Haynes, RLA,which includes the required information and analysis required for such a report. This standard is met.
FINDING: As shown in the analysis above, the applicable urban forestry plan requirements are met.
18.790.060 Urban Forestry Plan Implementation
B. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site
plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved
urban forestry plan shall be guaranteed and required according to the tree establishment
requirements in Section 11,part 2 of the Urban Forestry Manual.
FINDING: The applicant's proposal does not address tree establishment. Therefore, as a condition of approval
the applicant to provide a tree establishment bond in the amount of $40,581 (81 planted trees x
$501) that meets the requirements of the Urban Forestry Manual Section 11,Part 2.
D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban
forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of
stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report
(per Section 18.790.030.A.4) of a previously approved urban forestry plan.
Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant
shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban
forestry plan. This can be met through a condition of approval.
FINDING: As shown in the analysis above, the applicable urban forestry tree inventory and establishment
standards have been met. To ensure compliance, the following conditions are applied:
CONDITIONS:
• Prior to any ground disturbance work, the applicant shall submit to the city the current
Inventory Data Collection fee for urban forestry plan implementation in the amount of$3,006
($154 for first open grown tree + $2,604 at $28 x 93 additional retained or planted trees + $204
for first stand + $44 for one additional stand).
• Prior to any ground disturbance work, the applicant to provide a tree establishment bond in the
amount of$40,020 (87 planted trees x $460).
18.795 VISUAL CLEARANCE
18.795.030 Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall 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 shall contain no vehicle, hedge, planting, fence, wall
structure or temporary or permanent obstruction (except for an occasional utility pole or tree),
exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the
street center line grade, except that trees exceeding this height may be located in this area,
provided all branches below eight feet are removed.
FINDING: The Preliminary Landscaping Plan, Sheets L1.1/2 illustrate the applicable required clear vision
triangles at these intersections. This standard is met.
18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS:
18.810.030 Streets
A. Improvements.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 26 OF 32
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 title are
constructed adjacent to the development.
The site is adjacent to SW Oak Street, a collector street within the Washington Square Regional Center.
Minimum Rights-of-Way and Street Widths: The Washington Square Regional Center Plan requires a
collector street to have an 87-foot right-of-way width and 59-foot paved section. Other improvements required
may include on-street parking, sidewalks and bikeways,underground utilities, street lighting, storm drainage,
and street trees.
This site lies adjacent to SW Oak Street,which is classified as a Collector within the Washington Square Regional Plan
(WSRP) and on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from
centerline,according to the most recent tax assessor's map. The applicant should dedicate ROW to provide 43.5 feet of
ROW from centerline.
SW Oak Street is currently unimproved. In order to mitigate the impact from this development, the applicant should
construct half-street improvements. The applicant has previously requested and received approval for a modified street
cross section. This cross section allows for a multi-modal path/sidewalk behind the curb and planter strip, but
eliminates the on-street bike lane.
Offsite improvements will be required to mitigate impacts from this development and to provide adequate pedestrian
safety and connectivity.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on any other street (except that local or residential access streets may have segments
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as
determined by the City Engineer.
The grade of SW Oak Street,a Collector,is far less than 12%,thereby meeting this criterion.
18.810.070 Sidewalks
A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards
along at least one side of the street. All other 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.
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 applicant previously proposed and received approval of a modified 12-foot wide multi-modal path along the
project frontage, separated from the road by a 6-foot wide planter strip. This standard is met.
18.810.100 Storm Drainage
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 the
provisions of Design and Construction Standards for Sanitary and Surface Water Management (as
adopted by the Unified Sewerage Agency in 1996 and including any future revisions or
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 27 OF 32
amendments).
The project will collect runoff in SW Oak and 90th Streets and provide treatment prior to discharging above the
wetlands to the south.
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 accordance with the Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and
including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the
Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that
local governments institute a stormwater detention/effective impervious area reduction program
resulting in no net increase in storm peak flows up to the 25-year event. The City will require that
all new developments resulting in an increase of impervious surfaces provide onsite detention
facilities, unless the development is located adjacent to Fanno Creek. For those developments
adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention.
A Preliminary Drainage Report, prepared by OTAK, dated October 20, 2016, was submitted for this project. The
report provides calculations for detention. The report states that the runoff from the street will not be detained.
However, the site runoff will be detained and the combined release rate will be equal to or less than the pre-
developed rate. The on-site detention system will over detain to compensate for the undetained flows from the
public right-of-way.
A Final Drainage Report shall be submitted prior to issuance of permits.
Bike lanes: Subsection 18.810.110A requires bike lanes where identified in the Tigard TSP.
SW Oak Street is a designated bike route. The applicant has previously proposed and received approval for a 12-
foot wide multi-modal path.
18.810.120 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.
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.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 28 OF 32
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.
There are existing overhead utility lines along the north side of SW Oak Street. If the fee in-lieu is proposed, it is
equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 453
lineal feet; therefor the fee would be $ 15,855.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Traffic Study Findings:
The Traffic Impact Study Supplement #2, dated October 10, 2016, was prepared by Kittelson & Associates. The
update reflects the impact of increasing the apartment count from 181 to 190 units. Recommendations:
• Reconfiguration of the intersection of SW Oak Street and SW 90`'Avenue
• Trimming vegetation to ensure adequate sight distance at the two proposed driveways
• On-site landscaping and any above ground utilities should be located and maintained to provide adequate
intersection sight distance at the proposed driveways
The Transportation Impact Study,May 27, 2015; found that the two proposed Oak Street accesses are adequate and
no offsite capacity mitigations are recommended. Other recommended offsite improvements include:
• Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound
through movement into the site. Convert the southbound approach to a single left/through/right lane in
order to improve sight distance, channelization and pedestrian crossings. The applicant shall revise the
plans to provide extended curb and sidewalk improvements from the NW corner of the intersection, north
approximately 70 feet.
• Raised pedestrian crossing on SW 90th Avenue.
• Concrete pad for a transit shelter on SW Greenburg Road. A Washington County Facilities Permit will be
required.
• Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to the Lincoln Center
from the site and intersection of SW Oak Street and SW 90`'Avenue. The current plans, Sheet P6.0 show a
continuous pedestrian way from the intersection of SW Oak Street and SW 90'Avenue to Lincoln Center.
A portion of this proposed path is concrete curb and sidewalk, with a 6-inch curb face. The remainder of
the path is proposed as an asphalt shoulder. The applicant shall revise the plans to provide for concrete
curb and sidewalk, with 6-inch curb face, for the entire length of the proposed path. Stormwater
improvements, pavement widening, along with driveway and mailbox modifications will be required.
Applicant's engineer shall coordinate work with the city's Engineering department.
• A STOP sign shall be installed at the northbound approach of each project driveway.
A preliminary sight distance certification for the two driveways was not included in the report and shall be required
prior to issuance of permits.
Final sight distance certifications for the SW Oak Street/SW 90'Avenue intersection and the two project driveways
shall be required,post-construction, prior to issuance of final occupancy.
Fire and Life Safety:
This area is serviced by Tualatin Valley Fire and Rescue. The applicant must provide approval from TVFR for
access, turnarounds and hydrant placement prior to issuance of permits.
Public Water System:
Service in this area is provided by Tualatin Valley Water District. The applicant must obtain approvals and permits
from TVWD prior to issuance of city permits.
Storm Water Quali13L
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 29 OF 32
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities shall be designed to remove 65
percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly
created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency
and method to be used in keeping the facility maintained through the year.
Prior to issuance of permits, the applicant shall submit final plans and calculations for a water quality facility that
will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for
the facility that must be reviewed and approved by the City prior to construction.
Prior to the City accepting these street-side facilities as a public facility, the developer shall maintain it for a
minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the
City on the final plat. The developer will be required to submit annual reports to the City which show what
maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is
completed, the City will inspect the facility and make note of any problems that have arisen and require them to be
resolved before the City will take over maintenance of the facility. In addition, the City will not take over
maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the
maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all
deficient planting at the next appropriate planting opportunity.
The proposed unit from Contech is acceptable, provided the property owner agrees to hire the manufacturer (or
approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant
shall demonstrate that they have entered into a maintenance agreement with Contech, or another company that
demonstrates they can meet the maintenance requirements of the manufacturer.
Grading and Erosion Control:
CWS 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. Per CWS
regulations, the applicant is required to submit an erosion control plan for City review and approval prior
to issuance of City permits.
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 five acres, 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.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall 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 shall be
provided to sufficiently contain and convey runoff from each lot.
The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the
proposed grading slope construction. The recommendations of the report will need to be incorporated into the final
grading plan and a final construction supervision report must be filed with the Engineering Department prior to
issuance of building permits.
The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10% and 20%,
as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special
grading inspections and/or permits will be necessary when the lots develop.
A Geotechnical Investigation was prepared by Geotechnical Resources, Inc., dated April 18, 2016. The
recommendations of this investigation shall be incorporated into this land use as conditions of approval.
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 30 OF 32
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in
the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building
permits.
For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite
numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so
that building permits for tenant improvements can be adequately tracked in the City's permit tracking system.
Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to
issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The
addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level
structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers
preceded by a"2", etc.
For this project, the addressing fee will be $9600.00 (2 buildings and 187 units X$50/address = $9450.00). (STAFF
CONTACT: Jonny Gish,Engineering).
SECTION VII. OTHER STAFF COMMENTS
The City Police Department previously requested a lighting plan for the exterior of the property, which the
current application included as Sheet IL-1.
The City Public Works Department was notified and identified Tualatin Valley Water District as the water
provider who has specific recommendations as a redline in the file.
The City Development Review Engineer (Contact Kim McMillan, 503-718-2468) has reviewed the proposal and
provided comment in a Memorandum dated January 17, 2017, which can be found in the land use file and as an
attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this
land use decision.
The City's Safe Routes to Schools Coordinator (Anna Dragovich 503-718-2708) commented that sidewalk, curb
radii, and bike parking should be designed to facilitate pedestrian and bicycle safety. These concerns have been
considered by the City Engineer and included in those comments and recommended conditions.
SECTION VIII. AGENCY COMMENTS
ODOT was notified and commented that they had no comment with respect to the technical memorandum to the
Traffic Impact Analysis submitted with the application.
TriMet previously reviewed the proposal and provided a comment letter then stating the improved pedestrian
facilities will be a welcome addition to the area.
Clean Water Services Jackie Sue Humphreys (503-681-3600) has reviewed this proposal and issued a letter dated
January 10, 2017 stating conditions to be met in association with stormwater connection permit authorization,
including compliance with the Service Provider Letter (File No. 14-001441) amended June 9, 2015. Additionally, the
applicant obtained an updated SPL dated December 22, 2016 (File No.16-003545).
Tualatin Valley Fire and Rescue John Wolff(503-259-1504) has reviewed the proposal and offered comments in
a letter dated January 17, 2017,which endorses the proposal subject to TVF &R requirements (attached).
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 31 OF 32
SECTION IX. CONCLUSION AND DECISION
Based on the foregoing findings and analysis, the City of Tigard Planning Commission has APPROVED
Oak Street Apartments Detailed Plan modification, PDR2016-00017.
PASSED: THE 6TH DAY OF FEBRUARY, 2017 BY THE CITY OF TIGARD PLANNING
COMMISSION.
IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE
PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER.
Brian Feeney, Planning Commission Vice President
Dated this 13th day of February, 2017.
Attachments:
Preliminary Site Plan (Sheet P2.0)
The City of Tigard Development Review Engineer Memo dated January 17, 2017
TVF&R Letter dated January 17, 2017
PDR2016-00017 OAK STREET APARTMENTS,PC FINAL ORDER NO.2016-17 PAGE 32 OF 32
PI° :Oa 12.2016-4:470. ueN1 Uerwa W—:n.o
1
I I f [faTl
I - -
I
T
I I
1 �
1 p
a
1'a a m ,
Cl s
® n �'/
1 — o
L _ I ��� W
-r'.
r �
1 II„ 1
I ^ I
{� $ I I.�til IIIIII �� � �� ❑ � � �'.�
of I
NA 2 a o A "' F-- -
go
- w m =
R I N
N m y p 1 r I Q .24.5'• '�
m � I
l 45-5'
t� 1
!• f �'Q Q 26' 4.5I
411
Nj
n e'
1r It 6.5' n� 0
' r / j Trp-h Is'� ➢ I: 's
!TG WS =—�
Er.�
2.0'
26 n
1'
.
+ If
— T
n n (]
Z
ja I oyooyo a7 �� II _
�y V] � na�n �. � 1I� --� np
v 9oEal"In
m 7 i i
Cn ,
.Z7 � .�
'.Y 3. II — I I�•: �,:.:. = ]
o L7 mozA m
y ..
o+I p i 1 IQ
-
a
gg ti p x
n a
Im
W o a
o
a , 0
Az
NN c° pN�`� i •` I Ir � I
_ • 43.5'
n
:E n �_ zn
p
�— 00 0000000 000000 o
m w
24.0' Q
n T N m r n 0
E1'WII t
T1fill
y
AMR
0
r
P x IAK I LEAN
f�
N TE�—RA CF
I II IIS .
LANDUSE SUBMITTAL - 12/13/16
s ND- oATE By REV$10N GGMUEM'5
n' OAK STREET APARTMENTS
o CITY OF TIGARD, OREGON
0 a PRELIMINARY SITE PLAN
x a 8 Da:gn Dra.n 6aake Dose -w leve Dote:
KOC SOS GAAP I JOCTOBER 14. 2016
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 01-17-17
TO: Gary Pagenstecher, Associate Planner
FROM: Kim McMillan, Development Review Engineer
RE: PDR2016-00017 Oak Street Apartments
Access Management (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which 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.
The applicant has submitted the following reports, as prepared by Kittelson &
Associates:
• Traffic Impact Study Supplement #2 (190 units), dated October 10, 2016
• Traffic Impact Study Addendum, dated May 27, 2015
• Left-turn Lane Assessment, dated September 16, 2014
• Traffic Impact Study, dated May 8, 2014
The Traffic Impact Study, May 8, 2014, included preliminary sight distance
certification for the intersection of SW Oak Street and SW 90th Avenue. In order
to achieve adequate sight distance, the intersection will require improvements to
the alignment and some of the existing vegetation will need to be removed. The
plans, Sheet P6.0 show the proposed reconfiguration of the intersection, with
raised curb and sidewalk at the northwest corner. The sidewalk and curb shall
be extended further north along SW 90th Avenue for a distance of approximately
70 feet.
The applicant's engineer shall submit a preliminary sight distance certification for
the proposed project driveways prior to issuance of permits.
The applicants engineer shall submit a final sight distance certification for the
constructed project driveways prior to occupancy.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS PAGE 1
SW Oak Street is classified as a Collector on the City of Tigard TSP. The two
proposed driveways along SW Oak Street are more than 200 feet apart, thereby
meeting this criterion.
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: The Washington Square
Regional Center Plan requires a Collector street to have an 87-foot right-of-
way width and 59-foot paved section. Other improvements required may
include on-street parking, sidewalks and bikeways, underground utilities,
street lighting, storm drainage, and street trees.
This site lies adjacent to SW Oak Street, which is classified as a Collector within
the Washington Square Regional Plan (WSRP) and on the City of Tigard
Transportation Plan Map. At present, there is approximately 20 feet of ROW
from centerline, according to the most recent tax assessor's map. The applicant
should dedicate ROW to provide 43.5 feet of ROW from centerline.
SW Oak Street is currently unimproved. In order to mitigate the impact from this
development, the applicant should construct half-street improvements. The
applicant has previously requested and received approval for a modified street
cross section. This cross section allows for a multi-modal path/sidewalk behind
the curb and planter strip, but eliminates the on-street bike lane.
Offsite improvements will be required to mitigate impacts from this development
and to provide adequate pedestrian safety and connectivity.
ENGINEERING COMMENTS PAGE 2
Grades and Curves: Section 18.810.030.N states that grades shall not exceed
ten percent on arterials, 12% on collector streets, or 12% on any other street
(except that local or residential access streets may have segments with
grades up to 15% for distances of no greater than 250 feet). Centerline radii
of curves shall be as determined by the City Engineer.
The grade of SW Oak Street, a Collector, is far less than 12%, thereby meeting
this criterion.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant previously proposed and received approval of a modified 12-foot
wide multi-modal path along the project frontage, separated from the road by a 6-
foot wide planter strip.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that 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. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
The project will collect runoff in SW Oak and 90th Streets and provide treatment
prior to discharging above the wetlands to the south.
Effect on Downstream Drainage: Section 18.810.100.D states that 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 accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
ENGINEERING COMMENTS PAGE 3
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek
and adopted the Fanno Creek Watershed Management Plan. Section V of that
plan includes a recommendation that local governments institute a stormwater
detention/effective impervious area reduction program resulting in no net
increase in storm peak flows up to the 25-year event. The City will require that
all new developments resulting in an increase of impervious surfaces provide
onsite detention facilities, unless the development is located adjacent to Fanno
Creek. For those developments adjacent to Fanno Creek, the storm water runoff
will be permitted to discharge without detention.
A Preliminary Drainage Report, prepared by OTAK, dated October 20, 2016, was
submitted for this project. The report provides calculations for detention. The
report states that the runoff from the street will not be detained. However, the
site runoff will be detained and the combined release rate will be equal to or less
than the pre-developed rate. The on-site detention system will over detain to
compensate for the undetained flows from the public right-of-way.
A Final Drainage Report shall be submitted prior to issuance of permits.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that 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 right-of-way.
SW Oak Street is a designated bike route. The applicant has previously
proposed and received approval for a 12-foot wide multi-modal path.
Utilities:
Section 18.810.120 states that all utility lines, 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:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• 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
ENGINEERING COMMENTS PAGE 4
• Stubs for service connections shall be long enough to avoid
disturbing the street improvements when service connections are
made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding 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 under-grounding 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 under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. 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 a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the north side of SW Oak Street. If
the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage
that contains the overhead lines. The frontage along this site is 453 lineal feet;
therefor the fee would be $ 15,855.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Traffic Study Findings:
The Traffic Impact Study Supplement #2, dated October 10, 2016, was prepared
by Kittelson & Associates. The update reflects the impact of increasing the
apartment count from 181 to 190 units. Recommendations:
• Reconfiguration of the intersection of SW Oak Street and SW 90th Avenue
• Trimming vegetation to ensure adequate sight distance at the two
proposed driveways
• On-site landscaping and any above ground utilities should be located and
maintained to provide adequate intersection sight distance at the
proposed driveways
The Transportation Impact Study, May 27, 2015; found that the two proposed
Oak Street accesses are adequate and no offsite capacity mitigations are
recommended. Other recommended offsite improvements include:
ENGINEERING COMMENTS PAGE 5
• Reconfiguration of the connection of SW 90th Avenue Oak Street to
accommodate the south bound through movement into the site. Convert
the southbound approach to a single left/through/right lane in order to
improve sight distance, channelization and pedestrian crossings. The
applicant shall revise the plans to provide extended curb and sidewalk
improvements from the NW corner of the intersection, north approximately
70 feet.
• Raised pedestrian crossing on SW 90th Avenue.
• Concrete pad for a transit shelter on SW Greenburg Road. A Washington
County Facilities Permit will be required.
• Pathway on the north side of SW Oak Street to provide a continuous
pedestrian way to the Lincoln Center from the site and intersection of SW
Oak Street and SW 90th Avenue. The current plans, Sheet P6.0 show a
continuous pedestrian way from the intersection of SW Oak Street and
SW 90th Avenue to Lincoln Center. A portion of this proposed path is
concrete curb and sidewalk, with a 6-inch curb face. The remainder of the
path is proposed as an asphalt shoulder. The applicant shall revise the
plans to provide for concrete curb and sidewalk, with 6-inch curb face, for
the entire length of the proposed path. Stormwater improvements,
pavement widening, along with driveway and mailbox modifications will be
required. Applicant's engineer shall coordinate work with the city's
Engineering department.
• A STOP sign shall be installed at the northbound approach of each project
driveway.
A preliminary sight distance certification for the two driveways was not included
in the report and shall be required prior to issuance of permits.
Final sight distance certifications for the SW Oak Street/SW 90th Avenue
intersection and the two project driveways shall be required, post-construction,
prior to issuance of final occupancy.
Fire and Life Safety:
This area is serviced by Tualatin Valley Fire and Rescue. The applicant must
provide approval from TVFR for access, turnarounds and hydrant placement
prior to issuance of permits.
Public Water System:
Service in this area is provided by Tualatin Valley Water District. 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 (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
ENGINEERING COMMENTS PAGE 6
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
Prior to issuance of permits, the applicant shall submit final plans and
calculations for a water quality facility that will meet the intent of the CWS Design
Standards. In addition, the applicant shall submit a maintenance plan for the
facility that must be reviewed and approved by the City prior to construction.
Prior to the City accepting these street-side facilities as a public facility, the
developer shall maintain it for a minimum of three years after construction is
completed. The pond shall be placed in a tract and conveyed to the City on the
final plat. The developer will be required to submit annual reports to the City
which show what maintenance operations were conducted on the facility for that
year. Once the three-year maintenance period is completed, the City will inspect
the facility and make note of any problems that have arisen and require them to
be resolved before the City will take over maintenance of the facility. In addition,
the City will not take over maintenance of the facility unless 80 percent of the
landscaping is established and healthy. If at any time during the maintenance
period, the landscaping falls below the 80 percent level, the developer shall
immediately reinstall all deficient planting at the next appropriate planting
opportunity.
The proposed unit from Contech is acceptable, provided the property owner
agrees to hire the manufacturer (or approved equal) to provide the required
maintenance of the unit. Prior to a final building inspection, the applicant shall
demonstrate that they have entered into a maintenance agreement with Contech,
or another company that demonstrates they can meet the maintenance
requirements of the manufacturer.
Grading and Erosion Control:
CWS 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. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
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 five acres, the developer will be required to obtain an NPDES permit
ENGINEERING COMMENTS PAGE 7
from the City prior to construction. This permit will be issued along with
the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours.
The plan shall 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 shall be provided to
sufficiently contain and convey runoff from each lot.
The applicant will also be required to provide a geotechnical report, per Appendix
Chapter 33 of the UBC, for the proposed grading slope construction. The
recommendations of the report will need to be incorporated into the final grading
plan and a final construction supervision report must be filed with the Engineering
Department prior to issuance of building permits.
The design engineer shall also indicate, on the grading plan, which lots will have
natural slopes between 10% and 20%, as well as lots that will have natural slopes
in excess of 20%. This information will be necessary in determining if special
grading inspections and/or permits will be necessary when the lots develop.
A Geotechnical Investigation was prepared by Geotechnical Resources, Inc.,
dated April 18, 2016. The recommendations of this investigation shall be
incorporated into this land use as conditions of approval.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard. An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to issuance of building permits.
For multi-tenant buildings, one address number is assigned to the building and
then all tenant spaces are given suite numbers. The City is responsible for
assigning the main address and suite numbers. This information is needed so
that building permits for tenant improvements can be adequately tracked in the
City's permit tracking system. Based upon the information provided by the
applicant, this building will be a multi-tenant building. Prior to issuance of the site
permit, the applicant shall provide a suite layout map so suite numbers can be
assigned. The addressing fee will then be calculated based upon the number of
suites that must be addressed. In multi-level structures, ground level suites shall
have numbers preceded by a "ll", second level suites shall have numbers
preceded by a "2", etc.
For this project, the addressing fee will be $9600.00 (2 buildings and 187 units X
$50/address = $9450.00). (STAFF CONTACT: Jonny Gish, Engineering).
ENGINEERING COMMENTS PAGE 8
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF THE SITE PERMIT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is
required for this project to cover street improvements along the SW Oak Street
frontage, the intersection improvements at SW Oak Street and SW 90th Avenue,
the extension of the public sidewalk to Lincoln Center, and any other work in the
public right-of-way. Six (6/) sets of detailed public improvement plans shall be
submitted for review to the Engineering Department. 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
(PFI) permit plans shall 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).
Prior to issuance of a site permit, the PFI permit plan submittal shall include 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. For example, specify if the
entity is a corporation, limited partnership, LLC, etc. Also specify the state within
which the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering Department
will delay processing of project documents.
Prior to issuance of a site permit, the applicant shall 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 shall be provided for on-site.
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 shall include the vehicles of all
suppliers and employees associated with the project.
ENGINEERING COMMENTS PAGE 9
Any necessary off-site utility easements shall be the responsibility of the
applicant to obtain and shall be submitted to and accepted by the City prior to
issuance of a building permit.
Additional right-of-way shall be dedicated to the Public along the frontage of
to increase the right-of-way to 43.5 feet from the centerline. The description shall
be tied to the existing right-of-way centerline. The dedication document shall be
on City forms. Instructions are available from the Engineering Department.
The applicant shall submit construction plans to the Engineering Department as a
part of the Public Facility Improvement permit, which indicate that they will
construct a half-street improvement along the frontage of SW Oak Street.
The improvements adjacent to this site shall include:
A. City standard pavement section for a WSRC Collector street, from curb to
centerline equal to 24.5 feet;
B. pavement tapers needed to tie the new improvement back into the existing
edge of pavement shall be built beyond the site frontage;
C. concrete curb, or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to convey
surface and/or subsurface runoff;
E. 12-foot concrete sidewalk with a 6.5-foot planter strip;
F. street trees in the planter strip spaced per TDC requirements;
G. street striping;
H. streetlight layout by applicant's engineer, to be approved by City Engineer;
I. underground utilities;
J. street signs (if applicable);
K. driveway apron (if applicable); and
L. adjustments in vertical and/or horizontal alignment to construct SW Oak
Street in a safe manner, as approved by the Engineering Department.
NOTE: Any building intrusions into the public ROW must be approved by
the Engineering Department and must provide a minimum 10 feet of
vertical clearance.
The applicant shall submit construction plans to the Engineering Department as a
part of the Public Facility Improvement permit, indicating that they will construct
the following frontage improvements along SW Oak Street as a part of this
project:
A. 5 -foot concrete sidewalk with raised curb; and
B. storm sewer improvements.
The applicant shall submit revised plans to provide extended curb and sidewalk
improvements from the NW corner of the SW Oak/90th Avenue intersection, north
approximately 70 feet.
ENGINEERING COMMENTS PAGE 10
Prior to issuance of a site permit, a profile of SW Oak Street shall be required,
extending 300 feet either side of the subject site showing the existing grade and
proposed future grade.
Prior to issuance of a site permit, the applicant's plans shall provide for the offsite
improvements as part of the PFI permit submittal. The improvements shall be as
described in the Traffic Impact Study Supplement #2, dated October 10, 2016,
prepared by Kittelson & Associates. These improvements include:
• Reconfiguration of the intersection of SW Oak Street and SW 90th
Avenue
• Trimming vegetation to ensure adequate sight distance at the two
proposed driveways
• On-site landscaping and any above ground utilities should be
located and maintained to provide adequate intersection sight
distance at the proposed driveways
Prior to issuance of a site permit, the applicant's plans shall provide for the offsite
improvements as part of the PFI permit submittal. The improvements shall be as
described in the Transportation Impact Study, May 27, 2015, prepared by
Kittelson & Associates. These offsite improvements include:
• Reconfiguration of the connection of SW 90th Avenue Oak Street to
accommodate the south bound through movement into the site.
Convert the southbound approach to a single left/through/right lane
in order to improve sight distance, channelization and pedestrian
crossings.
• Raised pedestrian crossing on SW 90th Avenue.
• A STOP sign shall be installed at the northbound approach of each
project driveway.
• Concrete pad for a transit shelter on SW Greenburg Road. A
Washington County Facilities Permit will be required.
• Pathway on the north side of SW Oak Street to provide a
continuous pedestrian way to Lincoln Center from the site and
intersection of SW Oak Street and SW 90th Avenue.
Prior to issuance of a Site Permit, the current plans, Sheet P6.0, shall be revised
to provide for concrete curb and sidewalk, with 6-inch curb face, for the entire
length of the proposed path, from the intersection of Oak Street and 90th Avenue
to Lincoln Center. Stormwater improvements, pavement widening, along with
driveway and mailbox modifications will be required. Applicant's engineer shall
coordinate work with the city's Engineering department.
A preliminary sight distance certification for the two driveways was not included
in the report and shall be required prior to issuance of permits.
ENGINEERING COMMENTS PAGE 11
Prior to issuance of a site permit, sanitary sewer and storm drainage details shall
be provided as part of the Public Facility Improvement (PFI) permit plans.
Calculations and a topographic map of the storm drainage basin and sanitary
sewer service area shall be provided as a supplement to the Public Facility
Improvement (PFI) permit plans. Calculations shall be based on full
development of the serviceable area. The location and capacity of existing,
proposed, and future lines shall be addressed.
Prior to issuance of a site permit, the applicant shall provide connection of
proposed buildings to the public sanitary sewerage system. A connection permit
is required to connect to the existing public sanitary sewer system.
Prior to issuance of the Site Permit, the applicant's design engineer shall submit
documentation, for review by the City (Khoi Le), of the downstream capacity of
any existing storm facility impacted by the proposed development. The design
engineer must perform an analysis of the drainage system downstream of the
development to a point in the drainage system where the proposed development
site constitutes 10 percent or less of the total tributary drainage volume, but in no
event less than 1/4 mile.
Prior to issuance of the site permit, the applicant shall submit a Final Drainage
Report for review and approval.
Prior to issuance of the Site Permit, the applicant shall provide an on-site water
quality facility as required by Clean Water Services Design and Construction
Standards. Final plans and calculations shall be submitted to the Engineering
Department (Khoi Le) for review and approval prior to issuance of the site permit.
In addition, a proposed maintenance plan shall be submitted along with the plans
and calculations for review and approval.
Prior to issuance of the Site Permit, the applicant shall obtain approval from the
Tualatin Valley Water District for the proposed water connection.
Prior to issuance of the Site Permit, an erosion control plan shall be provided as
part of the Public Facility Improvement (PFI) permit drawings. The plan shall
conform to the "Erosion Prevention and Sediment Control Design and Planning
Manual, current edition."
Prior to issuance of the Site Permit, the design engineer shall indicate, on the
grading plan, which lots will have natural slopes between 10% and 20%, as well
as lots that will have natural slopes in excess of 20%. This information will be
necessary in determining if special grading inspections and/or permits will be
necessary when the lots develop.
Prior to issuance of the site permit, the final construction plans shall be signed by
the geotechnical engineer to ensure that they have reviewed and approved the
ENGINEERING COMMENTS PAGE 12
plans. The geotechnical engineer shall also sign the as-built grading plan at the
end of the project.
Prior to issuance of the site permit, the applicant shall obtain a 1200-C General
Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal
Clean Water Act.
Prior to issuance of the site permit, the 25-foot undisturbed buffer shall be shown
on the construction plans. The sensitive area boundary and/or buffer shall be
staked in the field throughout the construction process in order to protect the
sensitive area.
Prior to issuance of the site permit, the applicant shall provide written approval
Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF THE BUILDING PERMIT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
Prior to issuance of a building permit, the applicant shall submit a building and
unit layout map to the Engineering Department. The fee must be paid by the
applicant prior to issuance of the site permit. For this project, the addressing fee
will be $9600.00 (2 buildings and 187 units X $50/address = $9450.00). (STAFF
CONTACT: Jonny Gish, Engineering).
The applicant shall either place the existing overhead utility lines along SW Oak
Street underground as a part of this project, or they shall pay the fee in-lieu of
undergrounding. The fee shall be calculated by the frontage of the site that is
parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is
chosen, the amount will be $15,855.00 and it shall be paid prior to issuance of a
building permit.
The applicant shall incorporate the recommendations from the submitted
geotechnical report by Geotechnical Resources, Inc., dated April 18, 2016, into
the final grading plan. The geotechnical engineer shall be employed by the
applicant throughout the entire construction period to ensure that all grading,
including cuts and fills, are constructed in accordance with the approved plan and
Appendix Chapter 33 of the UBC. A final construction supervision report shall be
filed with the Building Department prior to issuance of the occupancy permit.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL
BUILDING INSPECTION:
ENGINEERING COMMENTS PAGE 13
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
Prior to a final building inspection, the applicant shall complete the required
public improvements to SW Oak Street and the storm system, obtain conditional
acceptance from the City, and provide a one-year maintenance assurance for
said improvements.
Prior to a final building inspection, the applicant shall provide the City with as-
built drawings of the public improvements as follows: 1) 3 mil Mylar, 2) a diskette
of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable,
and 3) the as-built drawings shall be tied to the City's GPS network. The
applicant's engineer shall provide the City with an electronic file with points for
each structure (manholes, catch basins, water valves, hydrants and other water
system features) in the development, and their respective X and Y State Plane
Coordinates, referenced to NAD 83 (91).
Prior to final inspection, the applicant's geotechnical engineer shall submit a final
report to the Building Division that indicates all grading work on this site was
inspected by said geotechnical engineer, and that it was completed in
accordance with Appendix Chapter 33 of the Uniform Building Code.
Final sight distance certifications for the SW Oak Street/SW 90th Avenue
intersection and the two driveways shall be required, post-construction, prior to
final building inspection.
Prior to a final building inspection, the applicant shall demonstrate that they have
entered into a maintenance agreement with Contech, or another company that
demonstrates they can meet the maintenance requirements of the manufacturer,
for the proposed onsite storm water treatment facility.
STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS
FOLLOWS:
Centerline Monumentation
In accordance with Oregon Revised Statutes 92.060, subsection (2), the
centerline of all street and roadway rights-of-way shall be monumented before
the City accepts a street improvement.
The following centerline monuments shall be set:
1. All centerline-centerline intersection points;
ENGINEERING COMMENTS PAGE 14
2. All cul-de-sac center points; and
3. Curve points, beginning and ending points (PC's and PT's).
All centerline monuments shall be set during the first lift of pavement.
Monument Boxes Required
Monument boxes conforming to City standards will be required around all
centerline intersection points, cul-de-sac center points, and curve points.
The tops of all monument boxes shall be set to finished pavement grade.
18.810 Street & Utility Improvement Standards:
18.810.120 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.
18.810.130 Cash or Bond Required
All improvements installed by the subdivider shall be guaranteed as to
workmanship and material for a period of one year following acceptance by the
City.
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.
The cash or bond shall comply with the terms and conditions of Section
18.810.180.
18.810.150 Installation Prerequisite
No land division improvements, including sanitary sewers, storm sewers, streets,
sidewalks, curbs, lighting or other requirements shall be undertaken except after
the plans therefore have been approved by the City, permit fee paid and permit
issued.
18.810.180 Notice to City Required
ENGINEERING COMMENTS PAGE 15
Work shall not begin until the City has been notified in advance.
If work is discontinued for any reason, it shall not be resumed until the City is
notified.
18.810.200 Engineer's Certification
The land divider'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 the City acceptance of the subdivision's improvements or any
portion thereof for operation and maintenance.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
ENGINEERING COMMENTS PAGE 16
TVIOR00
www.tvfr.com
Tualatin Valley
Fire & Rescue
January 17, 2017
Gary Pagenstecher
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon 97223
Re: Oak St Apartments 187 Multi-Family PDR 2016-00017 SW Oak and SW 90th
Tax Lot I.D: 1S135AC Lot 1303
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 December 22, 2016. 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. 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)
2. 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
Note: For specific widths and parking allowances, contact the local municipality.
3. 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)
4. 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)
5. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily
distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel
load) and 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final
construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC
503.2.3)
Command&Business Operations Center South Operating Center Training Center
and North Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road
11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon
Tigard,Oregon 97223-9196 97070-9641 97140-9734
503-649-8577 503-259-1500 503-259-1600
6. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 15%. Alternate methods and
materials may be available at the discretion of the Fire Marshal (for grade exceeding 15%).
7. 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)
8. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the
exception of crowning for water run-off. (OFC 503.2.7 & D103.2)
9. 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%.
10. 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 shall be set back at minimum of 30 feet from the intersecting roadway or as approved.
3. Electric gates shall be equipped with a means for operation by fire department personnel
4. Electric automatic gates shall comply with ASTM F 2200 and UL 325.
11. 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)
12. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC
503.4.1).
FIREFIGHTING WATER SUPPLIES:
13. COMMERCIAL BUILDINGS — REQUIRED FIRE FLOW: The minimum fire flow and flow duration shall be determined in
accordance with OFC Table B105.2. The required fire flow for a building shall not exceed the available GPM in the water
delivery system at 20 psi residual. (OFC B105.3)
Note: OFC B106, Limiting Fire-Flow is also enforced, except for the following:
• The maximum needed fire flow shall be 3,000 GPM, measured at 20 psi residual pressure.
• Tualatin Valley Fire & Rescue does not adopt Occupancy Hazards Modifiers in section B105.4-B105.4.1
14. 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)
15. WATER SUPPLY DURING CONSTRUCTION: 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:
16. FIRE HYDRANTS—COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a
hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site
fire hydrants and mains shall be provided. (OFC 507.5.1)
Commercial/Multi-Family 3.3.1—Page 2
• This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic
sprinkler system.
• The number and distribution of fire hydrants required for commercial structure(s) is based on Table C105.1,
following any fire-flow reductions allowed by section 6105.3.1. Additional fire hydrants may be required due to
spacing and/or section 507.5 of the Oregon Fire Code.
17. 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.
18. 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)
19. 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)
20. 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)
21. 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)
22. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
23. FIRE DEPARTMENT CONNECTION (FDC) LOCATIONS: FDCs shall be located within 100 feet of a fire hydrant (or
as approved). Hydrants and FDC's shall be located on the same side of the fire apparatus access roadway or drive
aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as
otherwise approved. (OFC 912.2.1 & NFPA 13)
• Fire department connections (FDCs) shall normally be located remotely and outside of the fall-line of the building
when required. FDCs may be mounted on the building they serve, when approved.
• FDCs shall be plumbed on the system side of the check valve when sprinklers are served by underground lines
also serving private fire hydrants.
BUILDING ACCESS AND FIRE SERVICE FEATURES
24. EMERGENCY RESPONDER RADIO COVERAGE: In new buildings where the design reduces the level of radio
coverage for public safety communications systems below minimum performance levels, a distributed antenna
system, signal booster, or other method approved by TVF&R and Washington County Consolidated Communications
Agency shall be provided. (OSSC 915.1, OFC 510.1, and Appendix F)
http://www.tvfr.com/DocumentCenter/View/1296.
a. Emergency responder radio system testing and/or system installation is required for this building. Please
contact me (using my contact info below)for further information including an alternate means of
Commercial/Multi-Family 3.3.1—Page 3
compliance that is available. If the alternate method is preferred, it must be requested from TVF&R prior
to issuance of building permit.
25. KNOX BOX: A Knox Box for building access may be required for structures and gates. See Appendix B for further
information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and
instructions regarding installation and placement. (OFC 506.1)
26. FIRE PROTECTION EQUIPMENT IDENTIFICATION: Rooms containing controls to fire suppression and detection
equipment shall be identified as "Fire Control Room." Signage shall have letters with a minimum of 4 inches high with
a minimum stroke width of 1/2 inch, and be plainly legible, and contrast with its background. (OFC 509.1)
27. 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, please feel free to contact me at 503-259-1504.
Sincerely,
��
Deputy Fire Marshal II
John.Wolff(�Ovfr.com
Cc: File
http://www.tvfr.com/DocumentCenter/View/l 296
Commercial/Multi-Family 3.3.1—Page 4