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07/08/2024 - Agenda PLANNING COMMISSION AGENDA – July 8, 2024 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 City of Tigard Planning Commission Agenda MEETING DATE: July 8, 2024 - 7:00 p.m. HYBRID MEETING IN-PERSON: Tigard Town Hall, 13125 SW Hall Blvd., Tigard, OR 97223 MS TEAMS: https://www.tigard-or.gov/virtualPC 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. APPROVE DRAFT MINUTES 7:07 p.m. a MARCH 18, 2024 b APRIL 1, 2024 c JUNE 17, 2024 PUBLIC HEARING: ZON2024-00001 7:15 p.m. TIGARD STREET INDUSTRIAL ZONE CHANGE Senior Planner Agnes Lindor 5. OTHER BUSINESS 8:15 p.m. 6. MOTION FOR ADJOURNMENT 8:30 p.m. _____________________________________________________________________________________ City of Tigard, Community Development Department  13125 SW Hall Boulevard, Tigard, Oregon 97223 Page 1 of 5 Notice of Land Use Public Hearing Zone Change / Site Development Review Tigard St. Industrial / ZON2024-00001 / SDR2024-00002 June 12, 2024 Dear neighbor, You are receiving this notice because an annexation is proposed in your neighborhood, which requires public hearings before Tigard Planning Commission. The public hearing on this application before Planning Commission will be a hybrid meeting (a combination of in-person and virtual). You are invited to attend the public hearing. If you wish to provide public testimony at the public hearing, you may do so in-person or virtually. Additional information and participation procedures will be provided on the public hearing website that is listed below. You may also submit written comments, as provided below. If you have any questions, or would like more information on this application, please contact the staff person listed below. Date and Time of Hearing: 7PM on JULY 8, 2024 Attend the Hearing Virtually: www.tigard-or.gov/publichearings Location of Hearing: City of Tigard Town Hall 13125 SW Hall Boulevard Tigard, OR 97223 Submit Written Comments: E-mail: AgnesL@tigard-or.gov Comment Deadline: 4:30 P.M. on the day of the hearing Comments must be directed toward the applicable approval criteria (listed on the next page) Staff Person: Agnes Lindor 13125 SW Hall Blvd. Tigard, OR 97223 503-718-2429 / AgnesL@tigard-or.gov Applicant: Tigard Street Industrial LLC Tiedeman Industrial LLC McCall Properties LLC Ned McCall Ned McCall 219 SW Stark Street #300 5480 NW Front Avenue Portland, OR 97204 Portland, OR 97210 Applicant’s Representative: AKS Engineering and Forestry Mimi Doukas _____________________________________________________________________________________ City of Tigard, Community Development Department  13125 SW Hall Boulevard, Tigard, Oregon 97223 Page 2 of 5 12965 SW Herman Road #100 Tualatin, OR 97062 503-563-6151 / Mimid@aks-eng.com Property Owner: Same as applicant Location: 11440 SW Tiedeman Avenue Washington County Tax Map 1S135CB00700 / 1S135CC04000 / 2S102BA00390 Project Name: Tigard Street Industrial Case Number: ZON2024-00001 / SDR2024-00002 Proposed Development: The applicant is requesting approval of a zoning map amendment and site development review. The proposal includes a zoning map amendment to change the zoning from Industrial Park (I-P) to Light Industrial (I-L); and a site development review for a new paved outdoor storage area with associated landscaping, and other site improvements. Zone: Existing Zone: I-P Proposed Zone: I-L Approval Criteria: Tigard Community Development Code Chapters 18.130, 18.310, 18.330, 18.410, 18.420, 18.780, 18.790, 18.910, 18.920, and 18.930; Tigard Comprehensive Plan Goals 1, 2, 9, and 11; Tigard Transportation System Plan Goal 1; Statewide Planning Goals 1, 2, 9, 11, and 12; Metro’s Urban Growth Management Functional Plan Title 8 Additional Information A copy of the materials and evidence considered by the City are part of the public record and available for review. If you would like to review these materials at no cost, please contact the staff person listed above. Hard copies of the materials are available at a reasonable cost. Public Hearing Information The Community Development Director will prepare a staff report and recommendation to the Planning Commission. The staff report and recommendation will be available for review at no cost at least seven days prior to the hearing. A hard copy will be available at a reasonable cost. After considering all the evidence, including the applicant’s materials, applicable approval criteria, and all testimony the Planning Commission will approve the application, approve the application with conditions, or deny the application. The decision will be mailed to the applicant and anyone who submitted testimony. _____________________________________________________________________________________ City of Tigard, Community Development Department  13125 SW Hall Boulevard, Tigard, Oregon 97223 Page 3 of 5 The public hearing on this matter will be conducted in accordance with the Tigard Development Code, Section 18.710.110 and any rules of procedure adopted by the Tigard City Council. At the hearing, the Planning Commission will receive a staff report presentation from city staff, open the public hearing, and invite oral and written testimony. The Planning Commission may continue the public hearing in order to obtain more information or may close the public hearing and take action on the application. Any participant may request a continuance of the hearing to present additional evidence or testimony. If a continuance is not granted, any participant may request that the record be left open for at least seven days after the hearing. Assistive Listening Devices and Interpreters: Assistive listening devices are available by request. The city will also endeavor to arrange for a qualified sign language and bilingual interpreters upon request. Please call 503-639-4171, extension 2438 (voice) or 503-684-2772 (TDD – Telecommunications Device for the Deaf). Please make these arrangements at least one week prior to the public hearing. Appeal Information Failure to raise an issue at the hearing, in person or in writing, or failure to provide statements or evidence sufficient to afford the decision maker an opportunity to respond to the issue may preclude appeal to the Land Use Board of Appeals on that issue. The decision may be appealed by party who provided written or oral testimony. Appeals must be made in person using the form provided by the City, include the appeal fee, and be submitted within 15 days of the notice of decision. Contact the staff person listed above for more information on how to submit an appeal. Notice to Mortgagee, Lienholder, Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. _____________________________________________________________________________________ City of Tigard, Community Development Department  13125 SW Hall Boulevard, Tigard, Oregon 97223 Page 4 of 5 Zoning Map Subject Site (3 lots): Existing Zone: I-P Proposed Zone: I-L _____________________________________________________________________________________ City of Tigard, Community Development Department  13125 SW Hall Boulevard, Tigard, Oregon 97223 Page 5 of 5 Site Plan STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 1 OF 41 Agenda Item: 5 Hearing Date: July, 8 2024 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = 9/3/2024 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD STREET INDUSTRIAL CASE NO.: ZONING MAP AMENDMENT (ZON) ZON2024-00001 SITE DEVELOPMENT REVIEW (SDR) SDR2024-00002 PROPOSAL: The applicant is requesting approval of a zoning map amendment and site development review. The proposal includes: - A zoning map amendment to change the zoning from Industrial Park (I- P) to Light Industrial (I-L); and - A site development review for a new paved outdoor storage area with associated landscaping, and other site improvement. APPLICANT: Tigard Street Industrial LLC Tiedeman Industrial LLC McCall Properties LLC Ned McCall Ned McCall 219 SW Stark Street #300 5480 NW Front Avenue Portland, OR 97204 Portland, OR 97210 OWNER: Same as applicant APPLICANT’S REP.: AKS Engineering and Forestry Mimi Doukas 12965 SW Herman Road #100 Tualatin, OR 97062 LOCATION: 11440 SW Tiedeman Avenue WCTM 1S135CB Tax lot 00700 / WCTM 1S135CC Tax Lot 04000 / WCTM 2S102BA Tax lot 00390 ZONE: EXISTING: I-P PROPOSED: I-L APPLICABLE REVIEW CRITERIA: Tigard Community Development Code Chapters 18.130, 18.310, 18.330, STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 2 OF 41 18.410, 18.420, 18.780, 18.790, 18.910, 18.920, and 18.930; Tigard Comprehensive Plan Goals 1, 2, 9, and 11; Tigard Transportation System Plan Goal 1; Statewide Planning Goals 1, 2, 9, 11, and 12; Metro’s Urban Growth Management Functional Plan Title 8. SECTION II. STAFF RECOMMENDATION Staff recommends APPROVAL of the Zoning Map Amendment and Site Development Review as complying with all applicable comprehensive plan policies and map designations, Statewide Planning Goals, and Metro policies, and that the applicant has demonstrated adequate public services exist to serve the property at the intensity of the proposed zoning, and subject to conditions of approval. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT SUBMITTAL: 1. Prior to permit submittal, the applicant must submit an application for assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678 for the submission of the Autocad file. The address fee must be assessed in accordance with the current Master Fee Schedule. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the PLANNING DIVISION, ATTN: Agnes Lindor (503)718-2429 or AgnesL@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 2. Prior to commencing any site work, the project arborist or landscape architect must perform a site inspection for tree protection measures, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. The project arborist or landscape architect must perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 4. Prior to commencing any site work, the applicant must provide a tree establishment bond that meets the requirements of the Urban Forestry Manual, Section 11, Part 2. This bond amount will be for newly planted trees. 5. Prior to commencing any site work, the applicant must provide a fee to cover the city’s cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11, Part 3). This fee amount will be for newly planted trees and any preserved trees. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 3 OF 41 6. Prior to commencing any site work, the applicant must submit a landscape plan showing the landscape area meets the L-2 standard. 7. Prior to commencing any site work, the applicant must submit a lighting plan that shows how the existing lighting within the bicycle parking area meets the standards in Subsection 18.410.050.D. The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: Buck Smith, Principal Engineer at Buck.Smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 8. Improvements associated with public infrastructure including street and right-of-way dedication, utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations, and utility connections must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines 9. Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement (PFI) Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of-way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. 10. Prior to commencing any site work, the applicant must submit the exact legal name, address, and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public improvements. Specify if the entity is a corporation, limited partnership, LLC, etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. 11. Prior to commencing any site work, the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 4 OF 41 12. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 13. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS’s review and approval. 14. Prior to commencing any site work, the applicant must submit all right-of-way dedication documents, utility easements, public access easements and maintenance agreements for review and approval. 15. Prior to commencing any site work, the applicant must submit an erosion control plan for approval. The plan must conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual” (current edition). 16. Prior to commencing any site improvements, the applicant must obtain an approved NPDES permit. 17. Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours for approval. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. 18. Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO FINAL INSPECTION: The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the PLANNING DIVISION, ATTN: Agnes Lindor (503)718-2429 or AgnesL@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 19. Prior to final inspection, the applicant must call in for a final planning inspection. The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: Buck Smith, Principal Engineer at Buck.Smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 5 OF 41 20. Prior to final inspection, the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not limited to, street improvements, streetlights, street trees, sidewalks, public and private stormwater management facilities, sanitary sewer, water, natural gas, electrical, and telecommunication. The applicant must receive conditional acceptance from the City of Tigard. 21. Prior to final inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. 22. Prior to final inspection, the applicant must record all applicable right-of-way dedication, public access and utility easements including, but not limited to, for access, storm and surface water drainage, sanitary sewer, water, and franchise utilities and provide recorded copies to the City. 23. Prior to final inspection, the applicant must place all proposed utility lines underground. All surface mounted transformers, sectionalizers, surface mounted connection boxes, meter cabinets, or other related electrical, cable, communication, or other utility service that cannot be placed underground, and temporary utility service facilities during construction, may be placed aboveground and outside of the public right-of-way, any pedestrian and/or bicycle access easements, or any vision clearance areas. 24. Prior to final inspection, the applicant must either underground existing overhead utilities along public frontages or provide a fee-in-lieu if exception requirements are met. SECTION III. BACKGROUND INFORMATION Site Description The 8.54-acre site is located on the east side of Tigard Street, south of Tiedeman Avenue. The site is located between the Tigard Heritage Trail on the west side—a property owned by the Oregon Department of Transportation (ODOT)—and the railroad mainline to the east. The site has no street frontage; the current access on Tiedeman Avenue is through an access easement over property owned by ODOT. The site is made up of three lots, however, only the north lot (Tax lot 1S135CB00700) is developed with a building, outdoor storage, parking, and other site improvements. The site is currently occupied by a Wholesale and Equipment Rental Use, which is a restricted use in the I-P zone. The site is zoned Industrial Park (I-P) with a Light Industrial comprehensive plan designation. All properties adjacent to the site are zoned I-P. The site does contain a small portion of slopes greater than 25 percent and low value habitat areas near the northeast corner of the site. Proposal Description The applicant is requesting approval of a zoning map amendment and site development review. The proposal includes: - A zoning map amendment to change the zoning from Industrial Park (I-P) to Light Industrial (I- L); and - A site development review for a new paved outdoor storage area with associated landscaping and other site improvement. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 6 OF 41 The site is currently occupied by a Wholesale and Equipment Rental Use, which under the I-P zone requires that all activities be contained inside a structure except for employee and customer parking. The site is considered nonconforming because it includes activities that are not contained inside a structure. The proposal is to change the zone from I-P to I-L, where a Wholesale and Equipment Rental use is an allowed use with no restrictions. The Site Development review application is for a proposed expansion of the outdoor storage area onto the middle lot (Tax lot 1S135CB04000) when the zone is changed. The applicant is proposing to expand the outdoor paved area for outdoor storage, fencing, stormwater facility, and other associated site improvements. No improvements are proposed on the southern lot (Tax lot 2S102BA00390). Site History: Staff conducted a search of City records for the subject site and found the following: - Lot line adjustment (MIS2007-00013); and - Pre-application conferences (PRE2008-00046 / PRE2019-00039 / PRE2023-00020). No other previous land use records were found. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given an opportunity to provide comments prior to a decision being made. The Planning Commission hearing was scheduled for July 8, 2024. Staff mailed a Type III Notice of Public Hearing regarding this application to affected parties on June 12, 2024. The notice was posted on at the project site on June 19, 2024. On June 17, 2024, Staff received a call from Chris Bednarek asking what is being proposed, where access is taken, and how to prepare effective comments. Staff provided a link to the development code and a copy of the proposed plans to Mr. Bednarek. No comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA This section contains all of the applicable city, state, and metro policies, provisions, and criteria that apply to the proposed comprehensive plan and zoning map amendment. City of Tigard Comprehensive Plan: Chapter 1: Citizen Involvement Chapter 2: Land Use Planning Chapter 9: Economic Development Chapter 11: Public Facilities and Services Tigard Transportation System Plan: Chapter 3: TSP Development METRO Functional Plan: Title 8: Compliance Procedures Statewide Planning Goals: Goal 1: Citizen Involvement STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 7 OF 41 Goal 2: Land Use Planning Goal 9: Economic Development Goal 11: Public Facilities and Services Goal 12: Transportation The following summarizes the review criteria applicable to this decision: 18.790 Text and Map Amendments 18.130 Industrial Zones 18.310 Nonresidential General Provisions 18.330 Industrial Zone Development Standards 18.410 Off-Street Parking and Loading 18.420 Landscaping and Screening 18.910 Improvement Standards 18.920 Access, Egress and Circulation 18.930 Vision Clearance Areas SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The following subsections address only the approval criteria applicable to this decision. 18.790 Text and Map Amendments 18.790.030 Quasi-Judicial Amendments A. Approval process. 3. A quasi-judicial zoning map amendment application that does not require a comprehensive plan map amendment is processed through a Type III-PC procedure, as provided in Section 18.710.080. The proposal is an application for a quasi-judicial zoning map amendment that does not require a comprehensive map plan amendment. Therefore, the amendment is being processed through a Type III-PC procedure. B. Approval criteria. A recommendation or decision for a quasi-judicial zoning map amendment or quasi-judicial comprehensive plan amendment will be based on the following: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; and The proposal as provided below, demonstrates compliance with all applicable comprehensive plan polices and map designations. City of Tigard Comprehensive Plan Chapter 1: Citizen Involvement Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to participate in all phases of the planning process. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 8 OF 41 Citizens, affected agencies, and other jurisdictions were given the opportunity to participate in all phases of the Comprehensive Plan amendment application review process, including public hearing notification requirements pursuant to Chapter 18.710 of the Tigard Community Development Code. The applicant held a neighborhood meeting on September 19, 2023. On June 12, 2024, a public hearing notice of the Planning Commission public hearing was sent to the interested parties list and all property owners within 500 feet of the subject parcels. On June 12, 2024, the proposal was posted on the City’s web site. On June 19, 2024, the site was posted with a notice board. On June 27, 2024 the staff report was made available. These policies are met. FINDING: As shown in the analysis above, the Tigard Comprehensive Plan Goal 1.1 is met. Chapter 2: Land Use Planning: Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative basis of Tigard’s land use planning program. Policy 2 The City’s land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The City’s development code, Title 18, has been found to be consistent with the Comprehensive Plan. This policy is met. Policy 3 The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. Potentially affected jurisdictions and agencies were given an opportunity to comment. Any comments that were received are addressed in Section VIII: Agency Comments, below. This policy is met. Policy 7 The City’s regulatory land use maps and development code shall implement the Comprehensive Plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public services. The applicant is proposing a zone change for three lots that make up the site from I-P to I-L. This would allow the existing business to expand the outdoor storage area, currently not allowed in the I-P zone. The proposed zone change is consistent with the existing Comprehensive Plan designation of Light Industrial. This policy is met. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 9 OF 41 Policy 8 The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. As detailed in the findings below, Engineering finds that all public facilities and services are available to the site and have adequate capacity to serve the subject site. Stormwater – City of Tigard Public Works Department. City storm sewer infrastructure either currently exists adjacent to the proposed development or can be made available to the subject site. There is an existing storm sewer main along the property frontage within SW Tigard Street and no infrastructure in SW Tiedeman Avenue. The City of Tigard Engineering Division reviewed the applicants' development proposal and had no objections. Upon development of the site, stormwater systems must be designed and constructed meeting CWS Design and Construction Standards for surface water management systems, including runoff treatment and control. City storm sewer facilities have adequate capacity to serve the subject site. Water – City of Tigard. The subject properties are located within the water service area for the City of Tigard. The applicants' materials note that no new water service is requested. Sewer – City of Tigard Public Works Department. City sanitary sewer infrastructure currently exists adjacent to the proposed development site. There is an existing sanitary sewer manhole along the property frontage at the north end of the frontage along SW Tigard Street and a sanitary sewer main extends to a manhole shown near the southwest corner of the existing building. The City of Tigard Engineering Division reviewed the applicants' development proposal and had no objections. Upon development of the site, sanitary sewer systems must be designed and constructed meeting CWS Design and Construction Standards. City sanitary sewer facilities have adequate capacity to serve the subject site. Streets – City of Tigard Engineering Division. The subject property has frontage on SW Tigard Street (a neighborhood street under the jurisdiction of the City of Tigard) and SW Tiedeman Street (a collector street under the jurisdiction of the City of Tigard). Development of the property will not require street improvements to be constructed by the applicant. This policy is met. Policy 14. Applicants shall bear the burden of proof to demonstrate that land use applications are consistent with applicable criteria and requirements of the Development Code, the Comprehensive Plan, and when necessary, those of the state and other agencies. The applicant submitted a Zone Change and Site Development Review application for review concurrently. The applicant has provided sufficient proof in their application—as shown in the findings of this report—to demonstrate that the proposed development meets all applicable requirements of the Development Code, the Comprehensive Plan, and when necessary, those of the state and other agencies. This policy is met. Policy 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard’s Comprehensive Plan/Zone Map shall be subject to the following specific criteria: STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 10 OF 41 A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; The site is already served by all necessary public facilities and services, which can accommodate the proposed amendments, as detailed under Goal 2.1 findings, above. The subject property has frontage on SW Tigard Street (an neighborhood street under the jurisdiction of the city of Tigard) and SW Tiedeman Avenue (a collector street under the jurisdiction of the City of Tigard). Street improvements are not required along the property frontages on SW Tigard Street and SW Tiedeman Avenue. This policy is met. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; The applicant’s narrative states that the proposed zone change will fulfill a proven community need in this particular location. The proposed zone change is necessary to accommodate the expansion of the existing business and bring the use into conformance. The I-P zone allows Wholesale Sales uses provided all activities to be contained inside a structure except for employee and customer parking. The proposed I-L zone allows the Wholesale Sales use without any restrictions on outdoor activities. The proposal is an expansion of the existing use located on the northern lot of the site. Therefore, the zone change will bring the use into conformance and also allow for the expansion of the existing established business. The I-L zone is appropriate for the site in order to allow the existing use, currently only located on the northern lot, to expand to the southern middle lot. The site is bound by the railroad and property owned by ODOT on all sides, making this the only site the existing use can expand onto. The proposal is consistent with existing uses in the immediate surrounding area. This policy is met. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; There is an inadequate amount of developable, appropriately designated land for the existing Wholesale Sales use that the proposed zone change is intended to accommodate. The proposal is an expansion of the existing Wholesale Sales use located on the north lot of the site. The I-P zone allows Wholesale Sales uses provided all activities to be contained inside a structure except for employee and customer parking. The use is an industrial use and is appropriate on a property that is within an Industrial Comprehensive Plan designation. No change in the existing designation is proposed or necessary. The proposed I-L zone allows the Wholesale Sales use without any restrictions on outdoor activities. Therefore, the proposed zone change will allow for this expansion of the overall Wholesale Sales use. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 11 OF 41 The site is landlocked on all sides by the railroad and property owner by ODOT, therefore, there are no other adjacent sites that that can accommodate this expansion. This policy is met. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; The proposal does include a concurrent application for development. The development as proposed complies with all applicable regulations except where adjustments are proposed. Compliance with applicable regulations is discussed later in this report. There are no overlay districts affecting the site. This policy is met. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible, with environmental conditions and surrounding land uses; and The proposed I-L zone would allow for a variety of land uses that are compatible with environmental conditions and surrounding land uses. The land uses permitted in the proposed I-L zone would be compatible, or capable of being made compatible, with environmental conditions and surrounding land uses because the site is currently designated Industrial by the Comprehensive Plan, which allows a wide variety of industrial uses, and therefore the site is deemed to be appropriate for industrial uses. However, this site is land locked from adjacent properties due to the railroad and the Heritage Trail. The overall surrounding area is zoned industrial to the north and south and is predominately occupied by existing industrial uses. The I-L zone would allow industrial uses at a scale that is compatible with the surrounding uses. The site contains an existing Wholesale Sales use with outdoor storage, and therefore the proposed development is compatible with the surrounding land uses. The site does include slopes greater than 25 percent and low value habitat, however, no development is proposed within those areas. The proposal includes removal of a majority of the trees on the middle lot to accommodate the expansion area. The applicant submitted an arborist report and tree canopy plan meeting the standards. This policy is met. G. Demonstration that the amendment does not detract from the viability of the City’s natural systems. The site has slopes greater than 25 percent and low value habitat areas. The site contains several open grown and stand trees that are proposed for removal as part of this application. The application includes an arborist report from AKS Engineering & Forestry, Inc. addressing tree removal and proposed tree canopy. With the proposed tree canopy plan, the proposed amendments would not detract from the viability of the City’s natural systems. This policy is met. Policy 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design /development requirements. This application includes a concurrent site development review to allow for expansion of the outdoor storage area for an existing Wholesale Sales use. Conditions of approval will be included with the decision STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 12 OF 41 as necessary to ensure the proposal meets specific design/development requirements. By meeting the conditions of approval associated with this proposal, this policy is met. Policy 17. The City may allow concurrent applications to amend the Comprehensive Plan/Zoning Map(s) and for development plan approval of a specific land use. This application includes a zone change and a site development review as concurrent applications for the expansion of the existing Wholesale Sales use. This policy is met. Policy 21. The City shall require all development to conform to site design/development regulations. This application includes a site development review as a concurrent application for the expansion of the existing Wholesale Sales use. Compliance with all applicable design and development regulations is discussed later in this report under the site development review criteria findings. This policy is met. Policy 23. The City shall require new development, including public infrastructure, to minimize conflicts by addressing the need for compatibility between it and adjacent existing and future land uses. The development proposed for the site will minimize conflict and is compatible with the adjacent existing and future uses. The site is currently zoned I-P, which is an industrial zone that allows a wide variety of industrial uses. The adjacent properties are zoned I-P and developed with similar industrial uses that require large outdoor storage areas. Based on this, the site is deemed to be compatible with the surrounding area. The site contains an existing Wholesale Sales use with outdoor storage, and therefore the proposed development is compatible with the surrounding land uses. This policy is met. Policy 24. The City shall establish design standards to promote quality urban development and to enhance the community’s value, livability, and attractiveness. The proposed development complies with all applicable development and design standards as addressed under Chapter 18.780, Site Development Review, later in this report. This policy is met. FINDING: As shown in the analysis above, the Tigard Comprehensive Plan Goal 2.1 Policies 2, 3, 7, 8, 14, 15, 16, 17, 21, 23, and 24 are met. Chapter 9: Economic Development Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy. Policy 5. The City shall promote well-designed and efficient development and redevelopment of vacant and underutilized industrial and commercial lands. The site is made of three lots with an existing Wholesale Sales use located on the northern-most lot. The two southern lots are currently vacant. The proposed development allows for efficient STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 13 OF 41 development of vacant industrial lands as well as allowing the existing thriving business to expand on the adjacent lot to the south to accommodate the business’s growth. The proposal also includes screening of the storage area along the west property line from the Heritage Trail, improving the overall pedestrian experience. The extension of the existing Wholesale Sales use is the most efficient use and development for the site. This policy is met. Policy 6. The City shall promote actions that result in greater, more efficient, utilization of its Metro-designated Employment and Industrial Areas. Only the northern parcel that is occupied by an existing Wholesale Sales use is within a Metro-designated Industrial Area. However, allowing for the expansion of the existing use on this site is an action that would result in greater, more efficient, utilization of the existing Metro-designated Employment and Industrial Area. This policy is met. FINDING: As shown in the analysis above, the Tigard Comprehensive Plan Goal 9.1 and Policies 5 and 6 are met. Chapter 11: Public Facilities and Services Goal 11.1 Develop and maintain a stormwater system that protects development, water resources, and wildlife habitat. Policy 1. The City shall require that all new development: A. Construct the appropriate stormwater facilities or ensure construction by paying their fair share of the cost; B. Comply with adopted plans and standards for stormwater management; and C. Meet or exceed regional, state, and federal standards for water quality and flood protection. City storm sewer infrastructure either currently exists adjacent to the proposed development or can be made available to the subject site. There is an existing storm sewer main along the property frontage within SW Tigard Street. The City of Tigard Engineering Division reviewed the applicants' development proposal and had no objections. Upon development of the site, stormwater systems must be designed and constructed meeting CWS Design and Construction Standards for surface water management systems, including runoff treatment and control. City storm sewer facilities have adequate capacity to serve the subject site. This policy is met. Policy 7. The City shall encourage low impact development practices and other measures that reduce the amount of, and/or treat, stormwater runoff at the source. Upon development of the site, stormwater systems will be designed and constructed meeting CWS Design and Construction Standards for surface water management systems, including runoff treatment and control. City storm sewer facilities have adequate capacity to serve the subject site. This policy is met. FINDING: As shown in the analysis above, the Tigard Comprehensive Plan Goal 11.1 Policies 1 and 7 are met. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 14 OF 41 Goal 11.4 Maintain adequate public facilities and services to meet the health, safety, education, and leisure needs of all Tigard residents. Policy 4. The City shall require that all new development: A. can be provided fire and police protection; B. provide Tigard Police, Tualatin Valley Fire and Rescue, and the school districts the opportunity to comment on the proposal; C. have sufficient fire hydrants and fire flow; D. have a street layout and design that is accessible by emergency vehicles; and E. have buildings that meet fire and building code requirements The proposal was routed to Tualatin Valley Fire and Rescue (TVF&R), Tigard Tualatin School District, and Tigard Police for review. The applicant submitted an approved permit from Tualatin Valley Fire and Rescue (Permit #2024-0021). Tualatin Valley Fire and Rescue currently provides fire protection and emergency medical services to the site, which will not change upon development of the site. Compliance with fire and building code requirements will be reviewed at time of building permits. Tigard Tualatin School District did not provide any comment, and Tigard Police stated no objections to this proposal. This policy is met. FINDING: As shown in the analysis above, the Tigard Comprehensive Plan Goal 11.4 Policy 4 is met. Tigard Transportation System Plan Chapter 3: TSP Development Goal 1 Provide a safe, comfortable, and connected transportation system for all users, especially pedestrians and other vulnerable users. Policy 1.9 The City shall require new development to provide safe access for all modes to and from a publicly dedicated street. The proposal includes expansion of the existing Wholesale Sales use. Currently, the site has access to Tiedeman Avenue, a public street, through an access easement across ODOT property. The applicant has submitted documentation of this existing easement. The applicant will be required through a condition of approval to provide an access easement to benefit the two southern lots through the north lot. FINDING: As shown in the analysis above, the Tigard Transportation System Plan Goal 1 Policy 1.9 is met. Goal 2 Support environmental and community health by reducing our carbon footprint, minimizing impacts to natural resources, and addressing unequal health impacts/outcomes of our transportation system on low-income communities and communities of color. Policy 2.1 The City shall support land use patterns that reduce vehicle miles traveled (VMT) and greenhouse gas emissions and preserve the function of the transportation system, including land use planning to reduce per capita vehicle miles traveled. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 15 OF 41 This application includes a zone change and site development review to allow the retention and expansion of an existing Wholesale Sales use. As demonstrated by the ITE Trip Generation Data and applicant’s narrative, the planned zone change will not permit uses generating more vehicular traffic than those already permitted under the existing zoning. Additionally, the planned improvements include expansion of an existing outdoor storage area and will not increase existing traffic to and from the site. This policy is met. FINDING: As shown in the analysis above, the Tigard Transportation System Plan Goal 2 Policy 2.1 is met. METRO Urban Growth Management Functional Plan Title 8: Compliance Procedures The purposes of this chapter are to establish a process for ensuring city or county compliance with requirements of the Urban Growth Management Functional Plan and for evaluating and informing the region about the effectiveness of those requirements. This title has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.710.080 (Type III Procedure). On June 12, 2024, a public hearing notice of the Planning Commission public hearing was sent to the interested parties list and all property owners within 500 feet of the subject parcels. On June 12, 2024, the proposal was posted on the City’s web site. On June 19, 2024, the site was posted with a notice board. On June 24, 2024 the staff report was made available. This title is satisfied. FINDING: As shown in the analysis above, Metro’s Urban Growth Management Functional Plan Title 8 is met. Statewide Planning Goals Goal 1 – Citizen Involvement: This goal outlines the citizen involvement requirement for the land use planning process, including the adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. Goal 2 – Land Use Planning: This goal outlines the land use planning process and policy framework. Goal 9 – Economic Development This goal outlines how cities and counties must plan to ensure that they have enough land available to realize economic growth and development opportunities. Goal 11 – Public Facilities and Services: This goal outlines the planning and development timely, orderly and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. Goal 12 – Transportation This goal outlines each city must develop a transportation system plan that considers all modes of transportation. The proposed zone change and development proposal comply with Statewide Planning Goals 1, 2, 9, 11, STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 16 OF 41 and 12 through the implementation of the City of Tigard Comprehensive Plan, which is acknowledged by the State (May 2024) The applicable City Comprehensive Plan goals and polices have been addressed in this report. FINDING: Based on the above analysis, all of the statewide goals have been fully met. 2. Demonstration that adequate public services exist to serve the property at the intensity of proposed zoning. Factors to consider include the projected service demands of the property, the ability of the existing and proposed public services to accommodate the future use, and the characteristics of the property and development proposal, if any. As detailed in the findings below, Engineering finds that all public facilities and services are available to and have adequate capacity to serve the development. Stormwater – City of Tigard Public Works Department. City storm sewer infrastructure either currently exists adjacent to the proposed development or can be made available to the subject site. There is an existing storm sewer main along the property frontage within SW Tigard Street and no infrastructure in SW Tiedeman Avenue. The City of Tigard Engineering Division reviewed the applicants' development proposal and had no objections. Upon development of the site, stormwater systems must be designed and constructed meeting CWS Design and Construction Standards for surface water management systems, including runoff treatment and control. City storm sewer facilities have adequate capacity to serve the subject site. Water – City of Tigard. The subject properties are located within the water service area for the City of Tigard. The applicants' materials note that no new water service is requested. Sewer – City of Tigard Public Works Department. City sanitary sewer infrastructure currently exists adjacent to the proposed development site. There is an existing sanitary sewer manhole along the property frontage at the north end of the frontage along SW Tigard Street and a sanitary sewer main extends to a manhole shown near the southwest corner of the existing building. The City of Tigard Engineering Division reviewed the applicants' development proposal and had no objections. Upon development of the site, sanitary sewer systems must be designed and constructed meeting CWS Design and Construction Standards. City sanitary sewer facilities have adequate capacity to serve the subject site. Streets – City of Tigard Engineering Division. The subject property has frontage on SW Tigard Street (a neighborhood street under the jurisdiction of the City of Tigard) and SW Tiedeman Street (a collector street under the jurisdiction of the City of Tigard). Development of the property will not require street improvements to be constructed by the applicant. This policy is met. Parks – City of Tigard Public Works Department. Any system wide impacts will be offset by the payment of Park SDC fees. FINDING: Based on the above analysis, all of the text and map amendments criteria have been fully met. 18.780 Site Development Review STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 17 OF 41 18.780.020 Applicability A. This chapter applies to development that requires site development review, except as provided in Subsections 18.780.020.B and C below. B. This chapter does not apply to development that is specifically exempted from site development review by another chapter of this title. C. This chapter does not apply to development that requires or proposes review through the conditional use or planned development review process. 18.780.040 Approval Process B. The following types of development require a site development review application that is processed through a Type II procedure as provided in Section 18.710.060: 1. Cottage cluster development that meets the alternative standards of Section 18.240.060, 2. Courtyard unit development that meets the alternative standards of Section 18.250.060, 3. Nonresidential development, 4. Mixed-use development, and 5. Wireless communication facilities subject to the standards of Section 18.450.040. The proposed application is for nonresidential development; therefore this chapter applies. 18.780.050 Approval Criteria The approval authority will approve or approve with conditions a site development review application when all of the criteria listed below are met. These criteria broadly reference all chapters in this title that contain standards that may apply to the development. The city will identify which standards are applicable through the land use review process and evaluate the proposed development accordingly. A. The proposed development complies with all applicable base zone standards; The development is proposed within a Light Industrial (I-L) base zone. As proposed, the nonresidential development complies with all applicable base zone standards. The proposed use, Light Industrial, is an allowed use. This criterion is met. B. The proposed development complies with all applicable residential and nonresidential development standards; As proposed, the development complies with all applicable industrial development standards. The applicable standards are described below: 18.310 Nonresidential General Provisions 18.310.020 Fence and Wall Standards Fences and walls may be located within required setbacks. Fences and walls located within required setbacks are subject to the standards in this section. Fences and walls located outside required setbacks are subject to the applicable standards in Chapter 18.320, Commercial Zone Development Standards, or Chapter 18.330, Industrial Zone Development Standards. A. Fences and walls in a required front setback may be a maximum of 3 feet in height where abutting a local or neighborhood street and a maximum of 6 feet in height where abutting a collector or arterial street. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 18 OF 41 B. Fences and walls in a required side, street side, or rear setback may be a maximum of 8 feet in height. Fences and walls 7 feet or more in height require a building permit. C. Fences and walls must meet vision clearance area requirements in Chapter 18.930, Vision Clearance Areas. A six-foot fence is proposed along the western property line of the middle lot. All proposed fencing is located outside of the front setback. This standard is met. FINDING: Based on the above analysis, all of the nonresidential general provisions have been fully met. 18.330 Industrial Zone Development Standards 18.330.020 Applicability A. The standards of this chapter apply to nonresidential development in the I-P, I-L, and I-H zones. The proposed development will be located within the I-L zone therefore, this chapter applies. 18.330.040 Development Standards A. Base zone development standards are provided in Table 18.330.1. Table 18.330.1 Industrial Zone Development Standards for Nonresidential Development Standard I-L Proposed Minimum Setbacks (ft) - Front 30 N/A - Street side 20 N/A - Side [1] None N/A - Rear [1] None N/A Maximum Height (ft) 45 N/A Maximum Lot Coverage 85% 54.8% Minimum Landscape Area 15% 45.1% [1] Minimum side and rear setbacks are 0 feet, except the minimum side and rear setbacks are 50 feet where the site abuts a residential zone. The proposed development does not include any structures or buildings; therefore, setback and height standards do not apply. According to the applicant’s site plan (Sheet P07), the site will provide 45.1 percent landscaping. This standard is met. B. Landscaping and screening. All required landscaping, including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. The minimum landscape area standard is provided in Table 18.330.1. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L- 2 standard may count toward meeting the minimum area standard. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 19 OF 41 The proposed development provides 45.1 percent landscaping. The site plan identifies the landscape area and states that the area will meet the L-2 standard, however, a planting plan was not provided. The following conditions of approval are necessary to ensure compliance with the standards: Prior to commencing any site work, the applicant must submit a landscape plan showing the landscape area meets the L-2 standard. This standard can be met through a condition of approval. 2. Screening standards are provided in Section 18.420.050. Screening is required as follows: a. Service areas and wall- and roof-mounted utilities must be screened to the S-1 standard. Service areas and utilities are also subject to the standards in Subsection 18.330.040.C. b. Nonresidential development that abuts a nonindustrial zone must be screened to the S-3 standard along all property lines, except street property lines. c. Surface vehicle parking areas, loading areas, drive aisles, and stacking lanes for drive-through services within 20 feet of a street property line must be screened to the S-4 standard. Screening must be provided directly adjacent to the street property line, except where access is taken. 3. The minimum tree canopy standards for the site and any off-street vehicle parking areas are provided in Section 18.420.060. The narrative states that new utilities or service areas are not proposed. The property does not abut a nonindustrial zone, therefore an S-3 screen is not required. The site does not have any street property lines, therefore, the S-4 standard does not apply. The site plan (Sheet P03) shows a paved storage area approximately 50 feet from the west property line and 10 feet from the east property line. A six-foot fence is proposed along the entire length of the storage area proposed on the middle lot. These standards do noy apply. C. Utilities and service areas. 1. Private utility facilities, such as transformers or control valves, that serve a single development must be located below ground unless the functional properties of the facility require above-ground placement. If located above ground, all facilities 1 cubic foot or greater in volume, or with any one dimension greater than 2 feet, must meet the following standards where not wall- or roof-mounted or located inside a building: a. The facility may not be located within 20 feet of any street property line; and, b. The facility must be dark in color and painted or wrapped with a non-reflective material. 2. Service areas, such as waste and recycling containers, outdoor storage, and mechanical equipment, may not be located within 20 feet of any street property line, except where located inside a building. The narrative states that new utilities or service areas are not proposed. The proposal does include outdoor storage, however, the site has does not have any street frontage. The paved storage area is located approximately 50 feet from the west property line and 10 feet from the east property line. These standards do not apply. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 20 OF 41 E. Pedestrian access. 1. Paths must provide safe and convenient pedestrian access from public sidewalks abutting the site to all required building entrances on the site. A minimum of 1 path is required for every 200 linear feet of street frontage. 2. Paths must provide safe and convenient pedestrian access within the site between all buildings, uses, and areas designed for use by pedestrians. Paths within parking areas or along drive aisles are subject to additional standards in Subsection 18.410.040.B. 3. Paths must extend to the perimeter property line to provide access to existing or planned pedestrian facilities on adjacent properties, such as trails or public access easements, where practicable. 4. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 5 feet. The development does not have any street frontage; therefore, this standard does not apply. FINDING: Based on the above analysis, all of the applicable industrial development standards have been fully met, or can be met through a condition of approval. C. The proposed development complies with all applicable supplemental development standards, including but not limited to off-street parking and landscaping standards; As described throughout this section of the report, the development complies with all applicable supplemental development standards: 18.410 Off-Street Parking and Loading 18.410.020 Applicability A. The provisions of this chapter apply to all new development and all modifications to existing development, including changes of use, unless stated otherwise. The proposal is for a new nonresidential development, therefore, this chapter applies. 18.410.030 Vehicle Parking and Loading Standards A. Quantity. 1. The ratios for the maximum number of off-street vehicle parking spaces allowed are provided in Table 18.410.3. Off-street vehicle parking spaces are not proposed. This standard does not apply. B. Vehicular access. Vehicular access to off-street parking or loading areas must meet the requirements of Chapter 18.920, Access, Egress, and Circulation and Chapter 18.930, Vision Clearance Areas. Access and vision clearance areas are discussed later in this decision under Chapter 18.920 and 18.930, respectively. This standard is met. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 21 OF 41 C. Pedestrian access. Paths that cross access driveways or that provide access to vehicle or bicycle parking areas are subject to the following: 1. Paths must be physically separated from vehicle parking and maneuvering areas by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are allowed for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used; 2. Paths must be a minimum of 4 feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts; and 3. Paths must be in compliance with applicable federal and state accessibility standards. New pedestrian paths are not proposed. These standards do not apply. E. Surfacing. Off-street parking areas must be paved with an asphalt, concrete, or pervious paving surface, with the following exceptions: 1. Off-street parking areas associated with a temporary use application, as provided in Chapter 18.440, Temporary Uses, provided the approval authority determines that unpaved parking will not create adverse conditions. 2. Off-street overflow parking areas in the Parks and Recreation zone. New off-street parking areas are not proposed. This standard does not apply. F. Striping. 1. Except for parking required for single detached houses and accessory dwelling units, and individual spaces for rowhouses, all off-street parking spaces must be clearly and separately identified with pavement markings or contrasting paving materials; and 2. All interior drives and access aisles must be clearly marked and signed to show direction of flow. New parking areas are not proposed, therefore, striping is not required. This standard does not apply. H. Lighting. Lighting in parking areas must meet the following standards: 1. Parking areas must include lighting sufficient to illuminate all pedestrian paths and bicycle parking areas to a minimum level of 0.5 footcandles at all points, measured horizontally at the ground level. 2. Lighting luminaires must have a cutoff angle of 90 degrees or greater to ensure that lighting is directed toward the parking surface. 3. Parking area lighting may not cause a light trespass of more than 0.5 footcandles measured vertically at the boundaries of the site. Parking areas are not proposed; therefore, lighting is not required. This standard does not apply. I. Space and aisle dimensions. The minimum dimensional standards for surface parking spaces and drive aisles are provided in Figure 18.410.1 and Table 18.410.2. Parking spaces are not proposed. This standard does not apply. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 22 OF 41 18.430.050 Bicycle Parking Design Standards A. Quantity. The minimum number of required bicycle parking spaces is provided in Table 18.410.3. If application of the minimum bicycle parking standard results in less than two spaces, then the development must provide at least two spaces. Small form residential, accessory dwelling units, cottage clusters, courtyard units, quads, and rowhouses are exempt from minimum bicycle parking standards. The proposed development includes expansion of the outdoor storage area. The bicycle parking standards are based on floor area. However, because the development does not include structures or buildings, the development is required to provide a minimum of two bicycle parking spaces. The site plan (P03) shows two bicycle parking spaces next to the existing building (located on the north lot). This standard is met. B. Location. Required bicycle parking must be located within 50 feet of a required or main entrance of a primary building, except that required bicycle parking for mixed- use or nonresidential development that includes any vehicle parking within a parking structure must be covered and located within 100 feet of a required or main entrance of a primary building. The proposed development does not include any buildings. However, the north lot contains a building and the bicycle parking will be provided within 10 feet of the main entrance to the building. This standard is met. C. Design. 1. Bicycle racks must be designed to allow a bicycle frame to lock to it at two points of contact, except that spiral racks and wave racks with more than one loop are prohibited; 2. Bicycle racks must be securely anchored to the ground, wall, or other structure; 3. Bicycle parking spaces must be at least 2.5 feet in width and six feet in length and have an access aisle between each row of spaces that is at least five feet in width. Covered bicycle parking must provide a vertical clearance of seven feet; and 4. Bicycle parking spaces must be paved with a dust-free hard surface material. The applicant proposes a single loop bicycle rack that allows a bicycle frame to lock to it at two points of contact. The rack will be securely anchored to the ground, which is paved. The site p lan (P03) shows an area approximately six feet by seven feet to accommodate the rack. This standard is met. D. Lighting. Lighting must be provided that meets the following standards: 1. All bicycle parking areas and paths providing access to these areas must be illuminated to a minimum level of 0.5 footcandles at all points, measured horizontally at the ground level. 2. Lighting luminaires must have a cutoff angle of 90 degrees or greater to ensure that lighting is directed toward the parking surface. 3. Lighting may not cause a light trespass of more than 0.5 footcandles measured vertically at the boundaries of the site. The applicant is not proposing any new lighting with this proposal. The narrative states that the proposed bicycle parking area will be located next to the building entrance (located on the north lot) area that is lit STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 23 OF 41 by existing lighting. The applicant did not submit a lighting plan showing how the exiting lighting meets the minimum lighting standards. The following conditions of approval are necessary to ensure compliance with the standards: Prior to commencing any site work, the applicant must submit a lighting plan that shows how the existing lighting within the bicycle parking area meets the standards in Subsection 18.410.050.D. This standard can be met through a condition of approval. FINDING: Based on the analysis above, all of the applicable off-street parking and loading standards are not fully met, but can be through conditions of approval. 18.420 Landscaping and Screening 18.420.020 Applicability A. Landscaping standards. Landscaping standards apply to new and existing development that must provide a minimum amount of landscape area as required by the applicable development standards chapter. The proposal is for a new development, this section applies. B. Screening standards. Screening standards apply to new and existing development with uses or site improvements that must be screened from other uses or the street as required by the applicable development standards chapter. The proposal is for a new development, this section applies. C. Tree canopy standards. Site and parking lot tree canopy standards apply to the following types of new and existing development, except that parking lot tree canopy standards do not apply to subdivisions or partitions: 1. Subdivisions and partitions; 2. Apartments; 3. Nonresidential development, including mixed-use developments; 4. Wireless communication facilities; and 5. Mobile home parks. The proposal is for a new development, this section applies. 18.420.060 Tree Canopy Standards A. Site tree canopy standards, which are stated as a percentage of effective tree canopy cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O. Parking lot tree canopy standards are provided below. The required tree canopy for the proposed development is 25 percent. The applicant submitted an urban forestry plan to demonstrate compliance with the site tree canopy standards, with a 31.7 percent (58,520 square feet) site tree canopy proposed. This standard is met. B. An urban forestry plan is required to demonstrate compliance with site and parking lot STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 24 OF 41 tree canopy standards and must meet the requirements of UFM Sections 10 through 13. An urban forestry plan must: 1. Be coordinated and approved by a project landscape architect or project arborist, i.e. a person that is both a certified arborist and tree risk assessor, except that land partitions may demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan that was coordinated and approved by Bennett Kocsis; a certified arborist and tree risk assessor of AKS Engineering and Forestry has been submitted. This standard is met. 2. Demonstrate compliance with UFM tree preservation and removal site plan standards; A tree preservation and removal site plan that meets the standards set forth in the Urban Forestry Manual has been submitted. There are seven open trees and four tree stands currently on the site. All trees are proposed for removal in order to accommodate the proposed site improvements. This standard is met. 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and provide the minimum effective tree canopy cover; A tree canopy site plan that meets the standards set forth in the Urban Forestry Manual has been submitted. In addition, the project arborist has included a signature of approval and statement attesting that the tree canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual. A supplemental report was prepared and submitted by approved by Bennett Kocsis of AKS Engineering and Forestry, a certified arborist and tree risk assessor. This report includes the required inventory data for new open grown trees. The minimum required effective tree canopy for the entire site is 25 percent. The supplemental report states that the effective tree canopy for the entire site is 31.7 percent (58,520 square feet). This standard is met. 4. Demonstrate compliance with parking lot tree canopy standards, where applicable, by providing the minimum effective tree canopy cover of 30 percent for all parking areas, including parking spaces and drive aisles. Only the percentage of tree canopy directly above parking areas may count toward meeting this standard; and A parking lot is not proposed. This standard does not apply. 5. Include street trees where right-of-way improvements are required by Chapter 18.910, Improvement Standards. a. The minimum number of required street trees is determined by dividing the length in feet of the site’s street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site’s frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees. b. Street trees must be planted within the right-of-way wherever practicable. Street trees may be planted a maximum of 6 feet from the right-of-way when planting STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 25 OF 41 within the right-of-way is not practicable as determined by the City Engineer. c. An existing tree may be used to meet the street tree standards provided that: i. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; and ii. The tree would be permitted as a street tree in compliance with UFM street tree planting and soil volume standards if it were newly planted. The site does not have any street frontage; therefore, these standards do not apply. E. Urban forestry plan implementation. 1. Implementation of the urban forestry plan must be inspected, documented, and reported by the project arborist or landscape architect in compliance with the inspection requirements in UFM Section 11, Part 1, wherever an urban forestry plan is in effect. In addition, no person may refuse entry or access to the Director for the purpose. The urban forestry plan will be inspected, documented, and reported by the project landscape architect in compliance with the inspection requirements in UFM Section 11, Part 1. This standard is met through conditions of approval. The following conditions of approval are necessary to ensure compliance with the standards: Prior to commencing any site work, the project arborist or landscape architect must perform a site inspection for tree protection measures, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. The project arborist or landscape architect must perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. This standard can be met through a condition of approval. 2. The establishment of all trees shown to be planted in the tree canopy site plan and supplemental report of a previously approved urban forestry plan must be guaranteed and required in compliance with the tree establishment requirements in UFM Section 11, Part 2. A condition of approval is necessary for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. The following condition of approval is necessary to ensure compliance with the standard: Prior to commencing any site work, the applicant must provide a tree establishment bond that meets the requirements of the Urban Forestry Manual, Section 11, Part 2. This bond amount will be for newly planted trees. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 26 OF 41 This standard can be met through a condition of approval. 3. Spatial and species-specific data must be collected in compliance with the urban forestry inventory requirements in UFM Section 11, Part 3 for each open grown tree and area of stand grown trees in the tree canopy site plan and supplemental report of a previously approved urban forestry plan. Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any site work, the applicant must provide a fee to cover the city’s cost of collecting and processing the inventory data for the entire Urban Forestry Plan. The following condition of approval is necessary to ensure compliance with the standard: Prior to commencing any site work, the applicant must provide a fee to cover the city’s cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11, Part 3). This fee amount will be for newly planted trees. This standard can be met through a condition of approval. FINDING: Based on the analysis above, all of the applicable landscaping and screening standards are not fully met, but can be through conditions of approval. D. The proposed development complies with all applicable special designation standards, including but not limited to sensitive lands protection; The site does contain slopes over 25 percent and low value habitat areas. Development is not proposed within these areas. There are no other special designations on the site. This criterion does not apply. E. The proposed development complies with all applicable plan district standards and requirements; and; The development is not located within a plan district. This criterion does not apply. F. The proposed development complies with all applicable street and utility standards and requirements. As described below, the development complies with all applicable street and utility standards: 18.910 Improvement Standards 18.910.020 General Provisions A. Applicability. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs, and other public improvements shall occur in compliance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this chapter and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 27 OF 41 The proposal includes the construction of new structures, this chapter applies. 18.910.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this chapter are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The proposed development has frontage along two tracts that are owned and maintained by the railroad. The access to SW Tiedeman Avenue is across is at the north end of the site and crosses over the western tract. As no frontage is on public right-of-way, street improvements will not be required. This standard is met. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions. c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 28 OF 41 c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title 3. All deeds of dedication shall be in a form prescribed by the city and shall name “the public” as grantee. As no frontage is on public right-of-way, street improvements will not be required. This standard is met. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H, I, and J. The proposal requires an access easement. An access easement across Tax Lot 700 to serve Tax Lot 400. Access requirements are address in Chapter 18.920, Access, Egress, and Circulation, below. With the following conditions of approval, these standards are met: Prior to commencing any site work, the applicant must submit all right-of-way dedication documents, utility easements, public access easements and maintenance agreements for review and approval. Prior to final inspection, the applicant must record all applicable right-of-way dedication, public access and utility easements including, but not limited to, for access, storm and surface water drainage, sanitary sewer, water, and franchise utilities and provide recorded copies to the City. With conditions of approval, this standard is met. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in compliance with Subsection 18.910.030.N; and The proposed development is adjacent to SW Tigard Street and SW Tiedeman Avenue, existing streets and the street grades will remain unchanged. This standard does not apply. 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 29 OF 41 served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. The site plans show the location of all existing streets. The plans submitted indicate the final design will comply with standards design requirements for the cross section, width, and grade. This standard is met. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are provided in Table 18.910.1. The site has frontage on SW Tiedeman Avenue and SW Tigard Street. The land use conditions will not require frontage improvements on either street. This standard does not apply. G. Street spacing and access management. Refer to 18.920.030.H. Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and Circulation. H. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. The site is located adjacent to SW Tiedeman Avenue and SW Tigard Street. Street extensions are not proposed or deemed necessary. This standard does not apply. N. Grades and Curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. The proposed development is adjacent to SW Tiedeman Avenue and SW Tigard Street, both existing streets. The streets and the grades of the streets will remain unchanged. This standard does not apply. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 30 OF 41 The site is adjacent to any railroad right-of-way, but no new streets are required. This standard does not apply. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. The site is adjacent to SW Tiedeman Avenue, which is classified as a Collector street. The proposed development does not include residential development. This standard does not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer’s registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. The applicant’s narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the PFI permitting process. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. The email provided by ODOT, dated May 23, 2024 from Kurt Mohs did not identify a need to improve the existing railroad crossing on SW Tiedeman Avenue. This standard does not apply. Y. Streetlight standards. Streetlights shall be installed in accordance with regulations adopted by the city’s direction. Street lights are not proposed or deemed necessary. This standard does not apply. CC. Traffic Study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generation from development onto the city street at the point of access and the existing ADT fall within the following ranges: STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 31 OF 41 Existing ADT ADT to be added by development 0-3000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facilities; and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. The proposal will not increase traffic to the existing site, therefore, a traffic study is not required. This standard is met. 18.910.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city’s standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. The proposed development is not traversed by a watercourse or drainage way. The proposal will not require any additional easements. This standard does not apply. 18.910.070 Sidewalks A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least 1 side of the street. All other public and private streets shall have sidewalks meeting city standards along both sides of the STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 32 OF 41 street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. The development does not propose any new streets and does not warrant sidewalk improvements. This standard does not apply. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 0.50 miles of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than 1 street frontage. The proposed development does not result in an additional 1,000 vehicle trips or more per day. The Tigard Heritage Trail, which includes existing sidewalk and planter strip is adjacent to the development site. This standard does not apply. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. The property owner is responsible for the maintenance, repair, and/or replacement of sidewalks, curbs/gutters, and planter strips. This standard is met. E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 33 OF 41 b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. No improvements associated with public infrastructure including street and right-of-way dedication, utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations, or utility connections are required. All public improvements must comply with: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines A Public Facility Permit is required for all public improvements. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement (PFI) Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of-way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. With conditions of approval, this standard is met. 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 34 OF 41 The applicant’s preliminary utility plan notes that new sanitary sewer services are not proposed. This standard does not apply. 18.910.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easement. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. The applicant has proposed a storm water drainage system separate and independent of any sanitary sewerage system. Surface water drainage patterns are shown on the development proposal plan. The development is not traversed by a watercourse or drainageway. This standard is met. 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 amendments). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. A preliminary storm drainage report was submitted as part of the land use submittal. The applicant has proposed to meet CWS standards for water quality and water quantity through a combination of an onsite stormwater management facility. As shown on the preliminary civil set, the stormwater system will connect to the existing ditch along SW Tigard Street. The applicant submitted preliminary plans for storm drainage and a preliminary drainage report in preliminary accordance with City of Tigard and CWS standards. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 35 OF 41 of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS’s review and approval. Prior to final inspection, the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes private stormwater management facilities. The applicant must receive conditional acceptance from the City of Tigard. Prior to final inspection, the applicant must submit a two years of maintenance assurance for all required stormwater improvements and enter into a stormwater maintenance agreement with the City. Through conditions of approval, this standard is met. 18.910.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of undergrounding. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 36 OF 41 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. A preliminary utility plan was submitted as part of the land use submittal and indicates that overhead utilities exist along the Heritage Trail. The underground utilities will be located within an eight-foot Public Utility Easement (PUE). If the City determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development, then the applicant may request to pay a fee-in-lieu. With the following conditions of approval, these standards are met: Prior to final inspection, the applicant must either underground existing overhead utilities along public frontages or provide a fee-in-lieu if exception requirements are met. Through the condition of approval, this standard is met. 18.910.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of 1 year following acceptance by the city council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.830.070. The applicant is required to submit a bond for all improvements. The following conditions of approval are required to meet this standard: STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 37 OF 41 Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. Prior to final inspection, the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not limited to, street improvements, streetlights, street trees, sidewalks, public and private stormwater management facilities, sanitary sewer, water, natural gas, electrical, and telecommunication. The applicant must receive conditional acceptance from the City of Tigard. Prior to final inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. Through the conditions of approval, this standard is met. 18.910.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. The applicant’s narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the PFI permitting process. 18.910.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the city, permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. The applicant’s narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the PFI permitting process. 18.910.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in compliance with requirements of the city. The applicant must submit a permit for review and approval for all public improvements. All plans must be in compliance with all applicable standards. The following conditions of approval are required to meet this standard: Improvements associated with public infrastructure including street and right-of-way dedication, utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations, and utility connections must be designed in accordance with the following codes and standards: STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 38 OF 41 • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement (PFI) Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of-way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. Prior to commencing any site work, the applicant must submit the exact legal name, address, and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public improvements. Specify if the entity is a corporation, limited partnership, LLC, etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. Prior to commencing any site work, the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. Through the conditions of approval, this standard is met. FINDING: Based on the analysis above, all of the applicable street and utility standards have not been met fully met but can be through conditions of approval. 18.920 Access, Egress and Circulation 18.920.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. This application is for nonresidential development, which is considered development. Accordingly, the provisions of Chapter 18.920 Access, Egress and Circulation apply. However, the site is landlocked and access will be provided via an access easement from the north lot (Tax Lot 700) to serve the middle lot (Tax Lot 4000). Changes to access, located on a separate lot, are not proposed at this time. STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 39 OF 41 18.930 Vision Clearance Areas 18.930.020 Applicability A. Applicability. The provisions of this chapter apply to all development, including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. The proposed development includes expansion of the outdoor storage area, landscaping, and stormwater facilities. However, the lot is landlocked with no street frontage. This chapter does not apply. FINDING: Based on the analysis in this report, all of the applicable site development review criteria have been fully met or can be met through conditions of approval. ADDITIONAL CITY OR AGENCY COMMENTS: Storm Water Quality: The City has agreed to enforce Surface Water Management regulations established by CWS Design and Construction which require the construction of on-site water quality facilities. In addition, a maintenance plan must be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS’s review and approval. Through the condition of approval, this standard is met. Grading and Erosion Control: The City of Tigard and Clean Water Services Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion control plan for approval. The plan must comply to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual” (current edition). The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. The site is larger than one acre. The following conditions of approval are required to meet this standard: Prior to commencing any site improvements, the applicant must obtain an approved NPDES permit. Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours for approval. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 40 OF 41 design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. Through the condition of approval, this standard is met. Address Assignments: The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels within the City of Tigard. Prior to building permit submittal, the applicant must submit an application for approval of street names or addresses and must pay the addressing fee. The address fee must be assessed in accordance with the current Master Fee Schedule. Contact Oscar Contreras with Engineering Division at 503-718-2678 or OscarC@Tigard-or.gov. SECTION VII. OTHER STAFF COMMENTS City of Tigard Police was sent a copy of the applicant’s proposal and stated no objections to the proposal. SECTION VIII. AGENCY COMMENTS Clean Water Services issued a Service Provider Letter (CWS file 24-000236) stating that the project will not significantly impact the existing sensitive areas found near the site. Additional comments were received on June 7, 2024, that a Stormwater Authorization Permit is required. A condition of approval as been added to this report. Metro was sent a copy of the applicant’s proposal and stated that if any trail improvements are proposed to inform Metro so they can update their GIS layers. Oregon Department of Transportation was sent a copy of the applicant’s proposal and stated that any alterations to the rail crossing will require a Crossing Order. Oregon Department of Transportation Rail Division was sent a copy of the applicant’s proposal and stated that the Rail Crossing Safety Section will not require an alteration at this time. Portland General Electric was sent a copy of the applicant’s proposal and stated there is sufficient facilities to serve most new nonresidential developments. Pride Disposal was sent a copy of the applicant’s proposal and stated no comments. Tualatin Valley Fire and Rescue was sent a copy of the applicant’s proposal and stated no additional comments. The applicant submitted an approved Service Provider Permit (TVF&R Permit #2024- 00021). STAFF RECOMMENDATION ZON2024-00001/SDR2024-00002 Tigard Street Industrial PAGE 41 OF 41 Attachments: Attachment 1: Plan Set Attachment 2: Zoning Map Attachment 3: Agency Comments July 27, 2024 PREPARED BY: Agnes Lindor Senior Planner July 27, 2024 APPROVED BY: Sambo Kirkman Assistant Community Development Director SW T IEDEMAN AVE SOUTHERN P A C I F I C R A I L R O A D SW TIG A R D S T SW KATHERINE STSW KOSKI DRSW PIHAS CTSW 98TH AVESW CO M M E R CI A L S T SW PENNY LNSOUTHERN P A C I F I C R A I L R O A D SW TI G A R D STSW T IEDEMAN AVESW TIGARD STSW GREENBURG RDFORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP01COVER SHEET WITH SITE AND VICINITY MAPSLEGEND VICINITY MAP ZONE CHANGE AND SITE DEVELOPMENT REVIEW TIGARD STREET INDUSTRIAL SITE MAPSHEET INDEX EXISTING LAND USE PROJECT PURPOSE VERTICAL DATUM PLANNING/CIVIL ENGINEERING/SURVEYING/ ARBORIST/LANDSCAPE ARCHITECTURE FIRM APPLICANT PROJECT LOCATION PROPERTY DESCRIPTION PROPERTY OWNERS ATTENTION EXCAVATORS: Know what's below. before you dig.Call R Attachment 1 SW T IEDEMAN AVESW TIG A R D ST SOUTHERN PA C I F I C R A I L R O A D SW TIG A R D S T SW KATHERINE STSW KOSKI DRSW PIHAS CTSW 98TH AVESW CO M M E R CI A L S T SW PENNY LNFORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP02PRELIMINARY EXISTING CONDITIONS PLANAttachment 1 SW T IEDEMAN AVESW TIG A R D ST SOUTHERN PA C I F I C R A I L R O A D SW TIG A R D S T SW KATHERINE STSW KOSKI DRSW PIHAS CTSW 9 8 T H A V E SW PENNY LNSEE BIKE RACK DETAIL SITE NOTES:FORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYPRELIMINARY SITE PLANP03 LEGEND BIKE RACK DETAIL SCALE 1"=10' Attachment 1 SW T IEDEMAN AVESW TIG A R D ST SOUTHERN PA C I F I C R A I L R O A D SW TIG A R D S T SW KATHERINE STSW KOSKI DRSW PIHAS CTSW 9 8 T H A V E SW PENNY LNFORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP04PRELIMINARY CIRCULATION PLANLEGEND Attachment 1 SW T IEDEMAN AVESW TIG A R D ST SOUTHERN PA C I F I C R A I L R O A D SW TIG A R D S T SW KATHERINE STSW KOSKI DRSW PIHAS CTSW 9 8 T H A V E SW PENNY LNFORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP05PRELIMINARY GRADING & EROSION CONTROL PLANLEGEND *ALL ONSITE VEGETATION & TREES TO BE REMOVED. Attachment 1 SW T IEDEMAN AVESW TIG A R D ST SOUTHERN PA C I F I C R A I L R O A D SW TIG A R D S T SW KATHERINE STSW KOSKI DRSW PIHAS CTSW 9 8 T H A V E SW PENNY LNFORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP06PRELIMINARY COMPOSITE UTILITY PLANAttachment 1 SW TIG A R D ST SOUTHERN PA C I F I C R A I L R O A D SW TIG A R D S T SW KATHERINE STSW KOSKI DR SW PIHAS CTSW 9 8 T H A V E SW C O M M E R CI A L S T SW PENNY LN® PRELIMINARY PLANT SCHEDULE FORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP07PRELIMINARY LANDSCAPE PLANTYPICAL S-1 LANDSCAPE SCREENING 1 Attachment 1 SW TIEDEMAN AVE SW T I G A R D S T SOUTHERN PAC IF IC RA ILROAD SW T I G A R D S T SW GR E E N B U R G R D SW C O M M E R C I A L S T SW NORTH DAKOTA ST SW PIHAS CTSW P E N N Y L N SW KATHERINE ST S W S C O T T C T SW PIHAS STSW 89TH AVESW 95TH AVESW MEADOW ST ZONING LEGEND FORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP08EXISTING ZONING MAPAttachment 1 SW TIEDEMAN AVE SW T I G A R D S T SOUTHERN PAC IF IC RA ILROAD SW T I G A R D S T SW GR E E N B U R G R D SW C O M M E R C I A L S T SW NORTH DAKOTA ST SW PIHAS CTSW P E N N Y L N SW KATHERINE ST S W S C O T T C T SW PIHAS STSW 89TH AVESW 95TH AVESW MEADOW ST ZONING LEGEND FORESTRYSURVEYINGENGINEERINGNATURAL RESOURCESLANDSCAPE ARCHITECTUREPLANNINGTIGARD STREET INDUSTRIAL MCCALL PROPERTIES, INCTIGARD, ORPRELIMINARYP09PROPOSED ZONING MAPAttachment 1 Vicinity Map 0.07Scale: Miles Attachment 2 This email is from someone outside PGE. From: Hap English Sent: Wednesday, May 22, 2024 2:45 PM To: Agnes Lindor Subject: RE: Request for Comments: ZON2024-00001/ SDR Thanks Agnes, I didn’t see a lot of detail in the application, but PGE has facilities in place along SW Tigard St. that should be able to serve most new commercial/industrial developments in these tax lots. Have a good afternoon. Hap Hap English Western Service & Design 503 672 5489 ESR_Current_Book.pdf (ctfassets.net) Design_and_Construction_Guide_2022.pdf (ctfassets.net) Medium_Voltage_Requirements_Book_2023_2.0.pdf (ctfassets.net)   From: Agnes Lindor <agnesl@gard-or.gov> Sent: Wednesday, May 22, 2024 1:57 PM To: Henry Miller <henry.miller@gard-or.gov>; Lauriel Amoroso <lauriel.amoroso@gard-or.gov>; Mark VanDomelen <markv@gard-or.gov>; James McDonald <james.mcdonald@gard-or.gov>; Rob Murchison <robm@gard-or.gov>; Buck Smith <buck.smith@gard-or.gov>; Land Use and Development Calendar <LandUseandDevelopment@oregonmetro.gov>; GR-CCD Rail Crossing <CCDRailCrossing@odot.oregon.gov>; PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov>; ODOT_R1_DevRev <ODOT_R1_DevRev@odot.oregon.gov>; Naomi Vogel <Naomi_Vogel@washingtoncountyor.gov>; Jackie Humphreys <HumphreysJ@CleanWaterServices.org>; LUComments <LUComments@cleanwaterservices.org>; Hansen, Ryan <Ryan_Hansen@comcast.com>; Burghelea, Mircea <Mircea_Burghelea@comcast.com>; WSTORW-BusinessDevelopment@comcast.com; cma@lumen.com; brian.kelley@nwnatural.com; ryan.winfree@nwnatural.com; PropertyRights <PropertyRights@pgn.com>; Hap English <Henry.English@pgn.com>; Kristen Tabsco <kTabsco@pridedisposal.com>; J Devenport <jdevenport@sd.k12.or.us>; Geoff Smoke <gsmoke@sd.k12.or.us>; Development_Review@trimet.org; Alexander McGladrey (TVFR) <alexander.mcgladrey@tvfr.com>; Wells, Russell <russell.wells@ziply.com>; or.metro.engineering <or.metro.engineering@ziply.com> Cc: Agnes Lindor <agnesl@gard-or.gov> Subject: Request for Comments: ZON2024-00001/ SDR ZON2024-00001 / SDR2024-00002 - TIGARD STREET INDUSTRIAL - REQUEST: The applicant is requesng approval of a zone change and site development review to allow for a new paved outdoor storage area with associated landscaping, and other siteZjQcmQRYFpfptBannerStart Attachment 3 Please take care when opening links, attachments or responding to this email. Agnes Lindor | Senior Planner City of Tigard | Community DevelopmentDirect: 503.718.242913125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov [gard- or.gov] ZjQcmQRYFpfptBannerEnd ZON2024-00001 / SDR2024-00002 - TIGARD STREET INDUSTRIAL - REQUEST:  The applicant is requesting approval of a zone change and site development review to allow for a new paved outdoor storage area with associated landscaping, and other site improvement.   LOCATION:   11440 SW Tiedeman Avenue. Washington County Tax Map 1S135CB00700 / 1S135CB 04000 / 2S102BA00390. EXISTING ZONE: I-P. PROPOSED ZONE: I-L. APPLICABLE REVIEW CRITERIA:  Community Development Code Chapters: 18.130, Industrial Zones; 18.310, Nonresidential General Provisions; 18.330, Industrial Zone Development Standards; 18.410, Off-Street Parking and Loading; 18.420, Landscaping and Screening; 18.780, Site Development Reviews; 18.790, Text and Map Amendments; 18.910, Improvement Standards; 18.920, Access, Egress, and Circulation; and 18.930 Vision Clearance Areas. Comprehensive Plan Policies: Goal 1.1; Goal 2.1- Policies 2, 3, 7, 8, 14, 15-17, 21, 23, and 24; Goal 9.1- Policies 5 and 6; Goal 11.1- Policies 1 and 7; Goal 11.2- Policy 8; Goal 11.3- Policy 1; Goal 11.4- Policy 4; and Goal 11.5- Policies 1 and 2.   Tigard Transportation System Plan: Chapter 3: TSP Development Goal 1 and Policy 1.9 and; Goal 2 and Policy 2.1.   Statewide Goals: 1, 2, 9, 11, and 12.   Metro’s Urban Growth Management Functional Plan: Title 8. LINK TO APPLICANT MATERIALS: Applicaon Material 5-6-2024 [gard- my.sharepoint.com] From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future.  If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY, JUNE 6, 2024.  You may use the space provided below or attach a separate letter to return your comments.  If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible.  If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR  97223.   Thanks, Attachment 3 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.” Attachment 3 From: Kristen Tabsco Sent: Wednesday, May 22, 2024 2:55 PM To: Agnes Lindor Subject: RE: Request for Comments: ZON2024-00001/ SDR We don’t have any comments on the zone changes. Thanks! Kristen Tabsco EXECUTIVE ASSISTANT – Pride Disposal & Recycling Company 503-625-6177 pridedisposal.com Follow the latest Pride news: Facebook | Twier | enewsleer From: Agnes Lindor <agnesl@gard-or.gov> Sent: Wednesday, May 22, 2024 1:57 PM To: Henry Miller <henry.miller@gard-or.gov>; Lauriel Amoroso <lauriel.amoroso@gard-or.gov>; Mark VanDomelen <markv@gard-or.gov>; James McDonald <james.mcdonald@gard-or.gov>; Rob Murchison <robm@gard-or.gov>; Buck Smith <buck.smith@gard-or.gov>; Land Use and Development Calendar <LandUseandDevelopment@oregonmetro.gov>; GR-CCD Rail Crossing <CCDRailCrossing@odot.oregon.gov>; PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov>; ODOT_R1_DevRev <ODOT_R1_DevRev@odot.oregon.gov>; Naomi Vogel <Naomi_Vogel@washingtoncountyor.gov>; Jackie Humphreys <HumphreysJ@CleanWaterServices.org>; LUComments <LUComments@cleanwaterservices.org>; Hansen, Ryan <Ryan_Hansen@comcast.com>; Burghelea, Mircea <Mircea_Burghelea@comcast.com>; WSTORW-BusinessDevelopment@comcast.com; cma@lumen.com; brian.kelley@nwnatural.com; ryan.winfree@nwnatural.com; PropertyServices <PropertyServices@pgn.com>; Hap English <Henry.English@pgn.com>; Kristen Tabsco <kTabsco@pridedisposal.com>; J Devenport <jdevenport@sd.k12.or.us>; Geoff Smoke <gsmoke@sd.k12.or.us>; Development_Review@trimet.org; Alexander McGladrey (TVFR) <alexander.mcgladrey@tvfr.com>; Wells, Russell <russell.wells@ziply.com>; or.metro.engineering <or.metro.engineering@ziply.com> Cc: Agnes Lindor <agnesl@gard-or.gov> Subject: Request for Comments: ZON2024-00001/ SDR ZON2024-00001 / SDR2024-00002 - TIGARD STREET INDUSTRIAL - REQUEST:  The applicant is requesting approval of a zone change and site development review to allow for a new paved outdoor storage area with associated landscaping, and other site improvement.   Attachment 3 Agnes Lindor | Senior Planner City of Tigard | Community DevelopmentDirect: 503.718.242913125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov LOCATION:   11440 SW Tiedeman Avenue. Washington County Tax Map 1S135CB00700 / 1S135CB 04000 / 2S102BA00390. EXISTING ZONE: I-P. PROPOSED ZONE: I-L. APPLICABLE REVIEW CRITERIA:  Community Development Code Chapters: 18.130, Industrial Zones; 18.310, Nonresidential General Provisions; 18.330, Industrial Zone Development Standards; 18.410, Off-Street Parking and Loading; 18.420, Landscaping and Screening; 18.780, Site Development Reviews; 18.790, Text and Map Amendments; 18.910, Improvement Standards; 18.920, Access, Egress, and Circulation; and 18.930 Vision Clearance Areas. Comprehensive Plan Policies: Goal 1.1; Goal 2.1- Policies 2, 3, 7, 8, 14, 15-17, 21, 23, and 24; Goal 9.1- Policies 5 and 6; Goal 11.1- Policies 1 and 7; Goal 11.2- Policy 8; Goal 11.3- Policy 1; Goal 11.4- Policy 4; and Goal 11.5- Policies 1 and 2.   Tigard Transportation System Plan: Chapter 3: TSP Development Goal 1 and Policy 1.9 and; Goal 2 and Policy 2.1.   Statewide Goals: 1, 2, 9, 11, and 12.   Metro’s Urban Growth Management Functional Plan: Title 8. LINK TO APPLICANT MATERIALS: Applicaon Material 5-6-2024 From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future.  If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY, JUNE 6, 2024.  You may use the space provided below or attach a separate letter to return your comments.  If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible.  If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR  97223.   Thanks, DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.” Attachment 3 Agnes Lindor | Senior Planner City of Tigard | Community DevelopmentDirect: 503.718.242913125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov From: McGladrey, Alexander M. Sent: Wednesday, May 22, 2024 2:10 PM To: Agnes Lindor Subject: RE: Request for Comments: ZON2024-00001/ SDR Sorry I should have said, they already have our approval via Service Provider Permit. Its included in the application material. You are corr3ect there isn’t really anything that impacts fire access or water. Alex From: Agnes Lindor <agnesl@gard-or.gov> Sent: Wednesday, May 22, 2024 14:08 To: McGladrey, Alexander M. <alexander.mcgladrey@tvfr.com> Subject: RE: Request for Comments: ZON2024-00001/ SDR ***The sender is from outside TVF&R – Do not click on links or aachments unless you are sure they are safe*** Thanks Alex! Would TVF&R require any final approvals like we do with other proposal? Or is TVF&R not even involved because it’s essenally a paved storage area. Thanks! From: McGladrey, Alexander M. <alexander.mcgladrey@tvfr.com> Sent: Wednesday, May 22, 2024 2:07 PM To: Agnes Lindor <agnesl@gard-or.gov> Subject: RE: Request for Comments: ZON2024-00001/ SDR Hi Agnes, TVF&R has no comment. Alex McGladrey | Deputy Fire Marshal Tualan Valley Fire & Rescue Direct: 503-259-1420 www.tvfr.com Attachment 3 From: Agnes Lindor <agnesl@gard-or.gov> Sent: Wednesday, May 22, 2024 13:57 To: Henry Miller <henry.miller@gard-or.gov>; Lauriel Amoroso <lauriel.amoroso@gard-or.gov>; Mark VanDomelen <markv@gard-or.gov>; James McDonald <james.mcdonald@gard-or.gov>; Rob Murchison <robm@gard-or.gov>; Buck Smith <buck.smith@gard-or.gov>; Land Use and Development Calendar <LandUseandDevelopment@oregonmetro.gov>; GR-CCD Rail Crossing <CCDRailCrossing@odot.oregon.gov>; PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov>; ODOT_R1_DevRev <ODOT_R1_DevRev@odot.oregon.gov>; Naomi Vogel <Naomi_Vogel@washingtoncountyor.gov>; Jackie Humphreys <HumphreysJ@CleanWaterServices.org>; LUComments <LUComments@cleanwaterservices.org>; Hansen, Ryan <Ryan_Hansen@comcast.com>; Burghelea, Mircea <Mircea_Burghelea@comcast.com>; WSTORW-BusinessDevelopment@comcast.com; cma@lumen.com; brian.kelley@nwnatural.com; ryan.winfree@nwnatural.com; PropertyServices <PropertyServices@pgn.com>; Hap English <Henry.English@pgn.com>; Kristen Tabsco <kTabsco@pridedisposal.com>; J Devenport <jdevenport@sd.k12.or.us>; Geoff Smoke <gsmoke@sd.k12.or.us>; Development_Review@trimet.org; McGladrey, Alexander M. <alexander.mcgladrey@tvfr.com>; Wells, Russell <russell.wells@ziply.com>; or.metro.engineering <or.metro.engineering@ziply.com> Cc: Agnes Lindor <agnesl@gard-or.gov> Subject: Request for Comments: ZON2024-00001/ SDR ***The sender is from outside TVF&R – Do not click on links or aachments unless you are sure they are safe*** ZON2024-00001 / SDR2024-00002 - TIGARD STREET INDUSTRIAL - REQUEST:  The applicant is requesting approval of a zone change and site development review to allow for a new paved outdoor storage area with associated landscaping, and other site improvement.   LOCATION:   11440 SW Tiedeman Avenue. Washington County Tax Map 1S135CB00700 / 1S135CB 04000 / 2S102BA00390. EXISTING ZONE: I-P. PROPOSED ZONE: I-L. APPLICABLE REVIEW CRITERIA:  Community Development Code Chapters: 18.130, Industrial Zones; 18.310, Nonresidential General Provisions; 18.330, Industrial Zone Development Standards; 18.410, Off-Street Parking and Loading; 18.420, Landscaping and Screening; 18.780, Site Development Reviews; 18.790, Text and Map Amendments; 18.910, Improvement Standards; 18.920, Access, Egress, and Circulation; and 18.930 Vision Clearance Areas. Comprehensive Plan Policies: Goal 1.1; Goal 2.1- Policies 2, 3, 7, 8, 14, 15-17, 21, 23, and 24; Goal 9.1- Policies 5 and 6; Goal 11.1- Policies 1 and 7; Goal 11.2- Policy 8; Goal 11.3- Policy 1; Goal 11.4- Policy 4; and Goal 11.5- Policies 1 and 2.   Tigard Transportation System Plan: Chapter 3: TSP Development Goal 1 and Policy 1.9 and; Goal 2 and Policy 2.1.   Statewide Goals: 1, 2, 9, 11, and 12.   Attachment 3 Agnes Lindor | Senior Planner City of Tigard | Community DevelopmentDirect: 503.718.242913125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov Metro’s Urban Growth Management Functional Plan: Title 8. LINK TO APPLICANT MATERIALS: Applicaon Material 5-6-2024 From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future.  If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY, JUNE 6, 2024.  You may use the space provided below or attach a separate letter to return your comments.  If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible.  If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR  97223.   Thanks, DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.” Attachment 3 Agnes Lindor | Senior Planner City of Tigard | Community DevelopmentDirect: 503.718.242913125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov This message was sent from outside the organization. Treat attachments, links and requests with caution. Be conscious of the information you share if you respond. You don't often get email from kurt.a.mohs@odot.oregon.gov. Learn why this is important From: MOHS Kurt A Sent: Thursday, May 23, 2024 7:00 AM To: Agnes Lindor; MALM Christopher S Cc: PRICE Ruth E Subject: RE: Request for Comments: ZON2024-00001/ SDR Agnes, sorry for the confusion. I spoke with Chris this morning and we sck with our opinion that the Rail Crossing Safety Secon will not require any alteraons be done for the subject project. I hope this sasfies your need for comment. If not please let us know. Kurt Kurt Mohs , Rail Crossing Compliance Specialist ODOT Commerce and Compliance Division 455 Airport Rd SE, Bldg A Salem, OR 97301 (503) 551-0602 kurt.a.mohs@odot.oregon.gov From: Agnes Lindor <agnesl@gard-or.gov> Sent: Wednesday, May 22, 2024 3:24 PM To: MALM Christopher S <Christopher.S.MALM@odot.oregon.gov>; MOHS Kurt A <Kurt.A.MOHS@odot.oregon.gov> Subject: FW: Request for Comments: ZON2024-00001/ SDR Hi Chris/Kurt- Can you please weigh in on this? I thought we came to an agreement that at this me if they are not proposing any modificaons to the driveway that this was not an issue. I know if the future there will be further discussions/modificaon on the driveways. Happy to discuss further. Thanks! Attachment 3 You don't often get email from carrie.a.martin@odot.oregon.gov. Learn why this is important From: MARTIN Carrie A <Carrie.A.MARTIN@odot.oregon.gov> Sent: Wednesday, May 22, 2024 3:17 PM To: Agnes Lindor <agnesl@gard-or.gov> Subject: FW: Request for Comments: ZON2024-00001/ SDR Hello Agnes, Please see ODOT Rail’s comments below. Thank you, Carrie Martin ODOT Rail Crossing Compliance Specialist Carrie.A.Marn@odot.oregon.gov (Cell) 971-719-0906 From: PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov> Sent: Wednesday, May 22, 2024 3:14 PM To: MARTIN Carrie A <Carrie.A.MARTIN@odot.oregon.gov> Subject: RE: Request for Comments: ZON2024-00001/ SDR Hi Carrie, Considering the extent of what you are seeing it may prompt more questions on their end that I will not be able to answer. Would you mind sending your comments to Agnes directly? No need to include me. I’ll make note of your comments below on our LUR spreadsheet. Thanks, Ruth Price Rail Crossing Program Coordinator | SSOA Business Project Manager ODOT | Commerce and Compliance Division 455 Airport Rd SE, Building A | Salem, OR 97301 C: 541-250-6788 From: MARTIN Carrie A <Carrie.A.MARTIN@odot.oregon.gov> Sent: Wednesday, May 22, 2024 3:06 PM To: PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov>; GR-CCD Rail Crossing <CCDRailCrossing@odot.oregon.gov> Subject: RE: Request for Comments: ZON2024-00001/ SDR Attachment 3 Hello, I haven’t found the future site plan yet but it discussed a gas staon traffic analysis and also future expansion of the roofing business. My comment would be the current driveway that is within 100 of the rail crossing (actually directly next to the crossing) at Tiedman will need to be relocated with potenal proposed added ADT outside the SSD of the rail crossing. Seeing that this locaon had previous issues and the access is located directly parallel the the Tiedman rail crossing. ODOT Rail roadway approaches law is OAR 741-120-0020(8). Thank you, Carrie Martin ODOT Rail Crossing Compliance Specialist Carrie.A.Marn@odot.oregon.gov (Cell) 971-719-0906 From: PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov> Sent: Wednesday, May 22, 2024 2:31 PM To: GR-CCD Rail Crossing <CCDRailCrossing@odot.oregon.gov> Subject: FW: Request for Comments: ZON2024-00001/ SDR Hi Carrie, Can you please take a closer look at this one for me? If you don’t see any concerns, I’ll send my usual reply. If there are comments you want to give to Agnes, then Cc me on the email so I can record and track our response. This was sent to our group email and my personal email. I’ll send Agnes a quick note and give our new LUR email address to use in the future. Thanks, Ruth Price Rail Crossing Program Coordinator | SSOA Business Project Manager ODOT | Commerce and Compliance Division 455 Airport Rd SE, Building A | Salem, OR 97301 C: 541-250-6788 From: Agnes Lindor <agnesl@gard-or.gov> Sent: Wednesday, May 22, 2024 1:57 PM To: Henry Miller <henry.miller@gard-or.gov>; Lauriel Amoroso <lauriel.amoroso@gard-or.gov>; Mark VanDomelen <markv@gard-or.gov>; James McDonald <james.mcdonald@gard-or.gov>; Rob Murchison <robm@gard-or.gov>; Buck Smith <buck.smith@gard-or.gov>; Land Use and Development Calendar <LandUseandDevelopment@oregonmetro.gov>; GR-CCD Rail Crossing <CCDRailCrossing@odot.oregon.gov>; PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov>; Attachment 3 This message was sent from outside the organization. Treat attachments, links and requests with caution. Be conscious of the information you share if you respond. ODOT_R1_DevRev <ODOT_R1_DevRev@odot.oregon.gov>; Naomi Vogel <Naomi_Vogel@washingtoncountyor.gov>; Jackie Humphreys <HumphreysJ@CleanWaterServices.org>; LUComments <LUComments@cleanwaterservices.org>; Hansen, Ryan <Ryan_Hansen@comcast.com>; Burghelea, Mircea <Mircea_Burghelea@comcast.com>; WSTORW-BusinessDevelopment@comcast.com; cma@lumen.com; brian.kelley@nwnatural.com; ryan.winfree@nwnatural.com; PropertyServices <PropertyServices@pgn.com>; Hap English <Henry.English@pgn.com>; Kristen Tabsco <kTabsco@pridedisposal.com>; J Devenport <jdevenport@sd.k12.or.us>; Geoff Smoke <gsmoke@sd.k12.or.us>; Development_Review@trimet.org; Alexander McGladrey (TVFR) <alexander.mcgladrey@tvfr.com>; Wells, Russell <russell.wells@ziply.com>; or.metro.engineering <or.metro.engineering@ziply.com> Cc: Agnes Lindor <agnesl@gard-or.gov> Subject: Request for Comments: ZON2024-00001/ SDR ZON2024-00001 / SDR2024-00002 - TIGARD STREET INDUSTRIAL - REQUEST:  The applicant is requesting approval of a zone change and site development review to allow for a new paved outdoor storage area with associated landscaping, and other site improvement.   LOCATION:   11440 SW Tiedeman Avenue. Washington County Tax Map 1S135CB00700 / 1S135CB 04000 / 2S102BA00390. EXISTING ZONE: I-P. PROPOSED ZONE: I-L. APPLICABLE REVIEW CRITERIA:  Community Development Code Chapters: 18.130, Industrial Zones; 18.310, Nonresidential General Provisions; 18.330, Industrial Zone Development Standards; 18.410, Off-Street Parking and Loading; 18.420, Landscaping and Screening; 18.780, Site Development Reviews; 18.790, Text and Map Amendments; 18.910, Improvement Standards; 18.920, Access, Egress, and Circulation; and 18.930 Vision Clearance Areas. Comprehensive Plan Policies: Goal 1.1; Goal 2.1- Policies 2, 3, 7, 8, 14, 15-17, 21, 23, and 24; Goal 9.1- Policies 5 and 6; Goal 11.1- Policies 1 and 7; Goal 11.2- Policy 8; Goal 11.3- Policy 1; Goal 11.4- Policy 4; and Goal 11.5- Policies 1 and 2.   Tigard Transportation System Plan: Chapter 3: TSP Development Goal 1 and Policy 1.9 and; Goal 2 and Policy 2.1.   Statewide Goals: 1, 2, 9, 11, and 12.   Metro’s Urban Growth Management Functional Plan: Title 8. LINK TO APPLICANT MATERIALS: Applicaon Material 5-6-2024 From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future.  If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY, JUNE 6, 2024.  You may use the space provided below or attach a separate letter to return your comments.  If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible.  If Attachment 3 Agnes Lindor | Senior Planner City of Tigard | Community DevelopmentDirect: 503.718.242913125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR  97223.   Thanks, DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.” Attachment 3 You don't often get email from layne.wyse@oregonmetro.gov. Learn why this is important You don't often get email from layne.wyse@oregonmetro.gov. Learn why this is important From: Layne Wyse Sent: Wednesday, May 29, 2024 2:18 PM To: Susan Shanks; Agnes Lindor Subject: RE: PUBLIC NOTICE | Tigard Zoning Change and Site Dev ZON2024-00001/ SDR2024-00002 - SW Tiedeman Ave Sounds good, thank you!   Layne Wyse (he/him) Associate Park & Trail Planner   From: Susan Shanks <SusanS@gard-or.gov> Sent: Wednesday, May 29, 2024 1:14 PM To: Layne Wyse <Layne.Wyse@oregonmetro.gov>; Agnes Lindor <agnesl@gard-or.gov> Subject: [External sender]FW: PUBLIC NOTICE | Tigard Zoning Change and Site Dev ZON2024-00001/ SDR2024-00002 - SW Tiedeman Ave CAUTION: This email originated from an External source. Do not open links or aachments unless you know the content is safe. Hi Layne, I’ve copied Agnes Lindor. She’s the planner handling this case for Tigard. She is also our GIS person and will keep you in the loop. Best, Susan P. Shanks (she/her) | Senior Planner City of Tigard | Community Development Department 13125 SW Hall Blvd | Tigard, Oregon | 97223 503-718-2454 I am working remotely unl further noce. My desk phone is forwarded to my email address, so feel free to contact me by phone or email. From: Layne Wyse <Layne.Wyse@oregonmetro.gov> Sent: Wednesday, May 29, 2024 12:59 PM To: Susan Shanks <SusanS@gard-or.gov>; susan.shank@gard-org.gov Subject: FW: PUBLIC NOTICE | Tigard Zoning Change and Site Dev ZON2024-00001/ SDR2024-00002 - SW Tiedeman Ave Hello Susan,   I’m a park and trail planner at Metro and this land use notice recently came across my desk. From the regional trails perspective we’re just wondering if you’re aware of this development project and if it will allow City of Tigard to condition any trail improvements. If so we would like to be in the loop so we can update any regional trails layer information in RLIS.   Thanks!   Layne Wyse (he/him) Associate Park & Trail Planner Below from Bike There! map Attachment 3 Agnes Lindor | Senior PlannerCity of Tigard | Community DevelopmentDirect: 503.718.242913125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov Streetview of exisng parcel access Layne Wyse (he/him) Associate Park & Trail Planner From: Agnes Lindor <agnesl@gard-or.gov> Sent: Wednesday, May 22, 2024 1:57 PM To: Henry Miller <henry.miller@gard-or.gov>; Lauriel Amoroso <lauriel.amoroso@gard-or.gov>; Mark VanDomelen <markv@gard-or.gov>; James McDonald <james.mcdonald@gard-or.gov>; Rob Murchison <robm@gard-or.gov>; Buck Smith <buck.smith@gard-or.gov>; Metro Land Use and Development Calendar <MetroLandUseandDevelopment@oregonmetro.gov>; GR-CCD Rail Crossing <CCDRailCrossing@odot.oregon.gov>; PRICE Ruth E <Ruth.E.PRICE@odot.oregon.gov>; ODOT_R1_DevRev <ODOT_R1_DevRev@odot.oregon.gov>; Naomi Vogel <Naomi_Vogel@washingtoncountyor.gov>; Jackie Humphreys <HumphreysJ@CleanWaterServices.org>; LUComments <LUComments@cleanwaterservices.org>; Hansen, Ryan <Ryan_Hansen@comcast.com>; Burghelea, Mircea <Mircea_Burghelea@comcast.com>; WSTORW- BusinessDevelopment@comcast.com; cma@lumen.com; brian.kelley@nwnatural.com; ryan.winfree@nwnatural.com; PropertyServices <PropertyServices@pgn.com>; Hap English <Henry.English@pgn.com>; Kristen Tabsco <kTabsco@pridedisposal.com>; J Devenport <jdevenport@sd.k12.or.us>; Geoff Smoke <gsmoke@sd.k12.or.us>; Development_Review@trimet.org; Alexander McGladrey (TVFR) <alexander.mcgladrey@tvfr.com>; Wells, Russell <russell.wells@ziply.com>; or.metro.engineering <or.metro.engineering@ziply.com> Cc: Agnes Lindor <agnesl@gard-or.gov> Subject: [External sender]Request for Comments: ZON2024-00001/ SDR ZON2024-00001 / SDR2024-00002 - TIGARD STREET INDUSTRIAL - REQUEST:  The applicant is requesting approval of a zone change and site development review to allow for a new paved outdoor storage area with associated landscaping, and other site improvement.   LOCATION:   11440 SW Tiedeman Avenue. Washington County Tax Map 1S135CB00700 / 1S135CB 04000 / 2S102BA00390. EXISTING ZONE: I-P. PROPOSED ZONE: I-L. APPLICABLE REVIEW CRITERIA:  Community Development Code Chapters: 18.130, Industrial Zones; 18.310, Nonresidential General Provisions; 18.330, Industrial Zone Development Standards; 18.410, Off-Street Parking and Loading; 18.420, Landscaping and Screening; 18.780, Site Development Reviews; 18.790, Text and Map Amendments; 18.910, Improvement Standards; 18.920, Access, Egress, and Circulation; and 18.930 Vision Clearance Areas. Comprehensive Plan Policies: Goal 1.1; Goal 2.1- Policies 2, 3, 7, 8, 14, 15-17, 21, 23, and 24; Goal 9.1- Policies 5 and 6; Goal 11.1- Policies 1 and 7; Goal 11.2- Policy 8; Goal 11.3- Policy 1; Goal 11.4- Policy 4; and Goal 11.5- Policies 1 and 2.   Tigard Transportation System Plan: Chapter 3: TSP Development Goal 1 and Policy 1.9 and; Goal 2 and Policy 2.1.   Statewide Goals: 1, 2, 9, 11, and 12.   Metro’s Urban Growth Management Functional Plan: Title 8. LINK TO APPLICANT MATERIALS: Applicaon Material 5-6-2024 From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future.  If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY, JUNE 6, 2024.  You may use the space provided below or attach a separate letter to return your comments.  If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible.  If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR  97223.   Thanks, Attachment 3 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules “City General Records Retention Schedule.” Attachment 3 Attachment 3 M E M O R A N D U M Date: June 7, 2024 To: Agnes Lindor, Senior Planner, City of Tigard From: Jackie Sue Humphreys, Clean Water Services (CWS) Subject: Tigard Street Industrial, ZON2024-00001/SDR2024-00002, 1S135CB00700, 1S135CC04000, 2S102BA00390 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained. Application for CWS Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 19-5 as amended by R&O 19-22, or prior standards as meeting the implementation policy of R&O 18- 28, and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance, project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 19-5, Section 4.04. Access shall be provided for maintenance of facility per R&O 19-5, Section 4.07.6. Attachment 3 e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Application may require additional permitting and plan review from CWS Source Control Program. For any questions or additional information, please contact Source Control at (503) 681-5175. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute CWS approval of storm or sanitary sewer compliance to the NPDES permit held by CWS. CWS, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. Attachment 3 Department of Transportation Transportation Region 1 123 NW Flanders St. Portland, OR 97209-4012 (503) 731-8200 Fax: (503) 731-8259 Page 1 of 2 June 10, 2024 ODOT # 13315 ODOT Formal Response Project: McCall Zone Change Jurisdiction: City of Tigard Applicant: Ned McCall Jurisdiction Case #: ZON2024-00001/SDR2024-00002 Site Address: 11440 SW Tiedeman Avenue The site of this proposed land use action is adjacent to the railroad and the public rail crossing on SW Tiedman Avenue. ODOT has jurisdictional authority over the rail crossing facility and an interest in ensuring that this proposed land use is compatible with its safe and efficient operation. These comments and requirements are current as of the date of this letter. If the project scope and/or timeline is modified, the applicant should contact the ODOT Region 1 Development Review program (ODOT_R1_DevRev@odot.oregon.gov) for an updated letter as updated comments may be necessary. LAND USE PROPOSAL ODOT was notified of a land use application submitted to City of Tigard for a proposed zone change and site development review to change the zoning from Industrial Park to Light Industrial and expansion of an existing wholesale use for additional outdoor storage. The site includes tax lots 700, 4000, and 390. COMMENTS/FINDINGS The site is adjacent to Southern Pacific Railroad and there is an existing access onto SW Tiedman Avenue within proximity to a railroad crossing. The ODOT Rail Crossing Unit has reviewed the proposal and has determined that no alternations to the existing access will be required. See advisory information below. ADVISORY INFORMATION Property Location Within Safe Stopping Distance of a Public Railroad Crossing A Crossing Order is required for any alterations within the safe stopping distance (within 500 ft) of the public rail crossing. To alter means any change to the roadway or tracks at a crossing that materially affects the use of the crossing by railroad equipment, vehicles, bicyclists, or pedestrians. Alterations include but are not limited to changing the width of the roadways; installing or removing protective devices; creating an additional travel lane; installing curbs, sidewalks, or bicycle facilities. Contact the ODOT Rail Crossing Unit at ccdrailcrossing@odot.oregon.gov for assistance in determining if a Crossing Order is required and, if required, for guidance through the application process. Attachment 3 Page 2 of 2 Property Location Adjacent to Railroad Tracks The applicant is advised that the railroad authority may require fencing along the property’s rail frontage. The applicant is encouraged to install continuous fencing (no gates) along the property line fronting the railroad tracks to ensure the safe operation of trains by preventing illegal trespassing of pedestrians across the tracks. Contact the ODOT Development Review Planner identified below for further coordination or questions regarding ODOT comments and requirements during the land use process. Please send a copy of the Notice of Decision/Staff Report with conditions of approval to: ODOT_R1_DevRev@odot.oregon.gov Development Review Planner: Melissa Gonzalez Melissa.GONZALEZ- GABRIEL2@odot.oregon.gov Attachment 3 MEMORANDUM DATE: June 18, 2024 TO: Agnes Lindor, Senior Planner FROM: Buck Smith, Principal Engineer PROJECT: SDR2024-00001: McCall Zone Change FINDINGS OF FACT: CHAPTER 18.910 IMPROVEMENT STANDARDS 18.910.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this chapter are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The proposed development has frontage along two tracts that are owned and maintained by the railroad. The access to SW Tiedeman Avenue is across is at the north end of the site and crosses over the western tract. As no frontage is on public right-of-way, street improvements will not be required. This standard is met. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: Attachment 3 a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name “the public” as grantee. As no frontage is on public right-of-way, street improvements will not be required. This standard is met. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H, I, and J. The proposal requires an access easement. An access easement across Tax Lot 700 to serve Tax Lot 400. Access requirements are address in Chapter 18.920, Access, Egress, and Circulation, below. With the following conditions of approval, these standards are met: Prior to commencing any site work, the applicant must submit all right-of-way dedication documents, utility easements, public access easements and maintenance agreements for review and approval. Prior to final inspection, the applicant must record all public access easements including, but not limited to, for access, storm and surface water drainage, sanitary sewer, water, and franchise utilities and provide recorded copies to the City. Attachment 3 With conditions of approval, this standard is met. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in compliance with Subsection 18.910.030.N; and The proposed development is adjacent to SW Tigard Street and SW Tiedeman Avenue, existing streets and the street grades will remain unchanged. This standard does not apply. 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. The site plans show the location of all existing streets. The plans submitted indicate the final design will comply with standards design requirements for the cross section, width, and grade. This standard is met. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are provided in Table 18.910.1. The approval authority shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: 1. The type of road as provided in the comprehensive plan transportation chapter - functional street classification. 2. Anticipated traffic generation. 3. On-street parking needs. 4. Sidewalk and bikeway requirements. 5. Requirements for placement of utilities. 6. Street lighting. 7. Drainage and slope impacts. Attachment 3 8. Street tree location. 9. Planting and landscape areas. 10. Safety and comfort for motorists, bicyclists, and pedestrians. 11. Access needs for emergency vehicles. The site has frontage on SW Tiedeman Avenue and SW Tigard Street. The land use conditions will not require frontage improvements on either street. This standard does not apply. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other lots within 530 feet surrounding and adjacent to the proposed land division. At the applicant’s request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. A subdivision or partition is not proposed. This standard does not apply. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Street extension or cul-de-sacs are not proposed or deemed necessary. This standard does not apply. G. Street spacing and access management. Refer to 18.920.030.H. Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and Circulation. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street Attachment 3 connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15 percent for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. The site is located adjacent to SW Tiedeman Avenue and SW Tigard Street. Street extensions are not proposed or deemed necessary. This standard does not apply. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. New street intersections are not proposed. This standard does not apply. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Additional right-of-way dedication is not required on SW Tiedeman Avenue or SW Tigard Street. This standard does not apply. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Partial street improvements are not proposed or deemed necessary. This standard does not apply. Attachment 3 L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the 2 streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. Cul-de-sacs are not proposed or deemed necessary. This standard does not apply. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. New street names are not proposed or deemed necessary. This standard does not apply. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the City Engineer. The proposed development is adjacent to SW Tiedeman Avenue and SW Tigard Street, both existing streets. The streets and the grades of the streets will remain unchanged. This standard does not apply. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04, Work in the Right-of-Way, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. No curbs, curb cuts, ramps, or driveway approaches are required. This standard does not apply. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. Attachment 3 The site is adjacent to any railroad right-of-way, but no new streets are required. This standard does not apply. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. The site is adjacent to SW Tiedeman Avenue, which is classified as a Collector street. The proposed development does not include residential development. This standard does not apply. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Alleys are not proposed or deemed necessary. This standard does not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer’s registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. All boundary, internal monuments, and street monuments must be protected in accordance with the City’s and County’s requirements and standards. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than 6 dwelling units are permitted only within planned developments, mobile home parks, cottage cluster, courtyard units, and apartment developments. Private streets are not proposed or deemed necessary. This standard does not apply. Attachment 3 U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. Railroad crossings are not proposed or deemed necessary. This standard does not apply. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Street signs are not proposed or deemed necessary. This standard does not apply. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or development plan, and shall be approved by the City Engineer/U.S. Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/U.S. Post Office prior to final approval. Residential development is not proposed. This standard does not apply. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Traffic signals are not proposed or deemed necessary. This standard does not apply. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city’s direction. Street lights are not proposed or deemed necessary. This standard does not apply. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Street name signs are not proposed or deemed necessary. This standard does not apply. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within 1 year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90 percent of the structures in the new development are completed or 3 years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; Attachment 3 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway; however, not before 90 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1.5 inches in thickness. The development will note require frontage improvements. This standard does not apply. BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of 5 years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the 5-year time period will be refunded to the developer. Traffic calming is not proposed or deemed necessary. This standard does not apply. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0—3,000 vpd 2,000 vpd 3,001—6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City Engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive. iii. Inadequate horizontal or vertical sight distance at access points. Attachment 3 iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances a. When the site is within 500 feet of an ODOT facility; or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. The proposal will not increase traffic to the existing site, therefore, a traffic study is not required. This standard is met. 18.910.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by Paragraph 18.910.040.B.1. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The development does not propose any new streets and does not warrant a block design or future street plan. Street or pedestrian connections are precluded by pre-existing development surrounding the proposed development. This standard does not apply. 18.910.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. Attachment 3 B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city’s standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. The proposed development is not traversed by a watercourse or drainage way. The proposal will not require any additional easements. This standard does not apply. 18.910.060 Reserved 18.910.070 Sidewalks A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least one side of the street. All other public and private streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. The development does not propose any new streets and does not warrant sidewalk improvements. This standard does not apply. B. Requirement of developers. 1. As part of any development proposal or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 0.50 miles of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). The proposed development does not result in an additional 1,000 vehicle trips or more per day. The Tigard Heritage Trail, which includes existing sidewalk and planter strip is adjacent to the development site. This standard does not apply. C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. Attachment 3 There is existing sidewalk and landscape strip adjacent to the development site is the Tigard heritage trail. This standard does not apply. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. The property owner is responsible for the maintenance of sidewalks, curbs, and planter strips. This standard is applicable. E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. No improvements associated with public infrastructure including street and right-of-way dedication, utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations, or utility connections are required. All public improvements must comply with: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement (PFI) Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of- way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal. When the water system is under the City of Tigard jurisdiction, an Attachment 3 Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. With conditions of approval, this standard is met. 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and the comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. The applicant’s preliminary utility plan notes that new sanitary sewer services are not proposed. This standard does not apply. 18.910.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right -of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. The applicant has proposed a storm water drainage system separate and independent of any sanitary sewerage system. Surface water drainage patterns are shown on the development proposal plan. The development is not traversed by a watercourse or drainageway. This standard is met. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the City Engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions Attachment 3 have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. A preliminary storm drainage report was submitted as part of the land use submittal. The applicant has proposed to meet CWS standards for water quality and water quantity through a combination of an onsite stormwater management facility. As shown on the preliminary civil set, the stormwater system will connect to the existing ditch along SW Tigard Street. The applicant submitted preliminary plans for storm drainage and a preliminary drainage report in preliminary accordance with City of Tigard and CWS standards. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS’s review and approval. Prior to final inspection, the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes private stormwater management facilities. The applicant must receive conditional acceptance from the City of Tigard. Prior to final inspection, the applicant must submit a two years of maintenance assurance for all required stormwater improvements and enter into a stormwater maintenance agreement with the City. Through conditions of approval, this standard is met. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city’s adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the City Engineer unless specified in Table 18.910.1. 2. Developments adjoining proposed bikeways identified on the city’s adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this chapter and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned developments, conditional use permits, subdivisions and other developments which will principally benefit from such Attachment 3 bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to 8 feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is 3 feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. The City’s heritage trail runs along the frontage of the site and is for pedestrian and bike traffic. This standard does not apply. 18.910.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of undergrounding. Attachment 3 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. A preliminary utility plan was submitted as part of the land use submittal and indicates that overhead utilities exist along the Heritage Trail. The underground utilities will be located within an 8’ Public Utility Easement (PUE). If the City determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development, then the applicant may request to pay a fee-in-lieu. With the following conditions of approval, these standards are met: Prior to final inspection, the applicant must either underground existing overhead utilities along public frontages or have paid the applicable fee if the applicant’s request for a fee-in-lieu is approved. This standard can be met through a condition of approval. 18.910.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of 1 year following acceptance by the city council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.830.070. The applicant is required to submit a bond for all improvements. The following conditions of approval are required to meet this standard: Attachment 3 Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. Prior to final inspection, the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not limited to, street improvements, streetlights, street trees, sidewalks, public and private stormwater management facilities, sanitary sewer, water, natural gas, electrical, and telecommunication. The applicant must receive conditional acceptance from the City of Tigard. Prior to final inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. Through the conditions of approval, this standard is met. 18.910.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. The applicant’s narrative has acknowledged intent to comply with this requirement. It is fea sible and possible to meet this standard through the PFI permitting process. 18.910.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the city, permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. The applicant’s narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the PFI permitting process. 18.910.160 Reserved 18.910.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in compliance with requirements of the city. The applicant must submit a permit for review and approval for all public improvements. All plans must be in compliance with all applicable standards. The following conditions of approval are required to meet this standard: Improvements associated with public infrastructure including street and right-of-way dedication, utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations, and utility connections must be designed in accordance with the following codes and standards: Attachment 3 • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement (PFI) Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of- way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. Prior to commencing any site work, the applicant must submit the exact legal name, address, and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public improvements. Specify if the entity is a corporation, limited partnership, LLC, etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. Prior to commencing any site work, the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. Through the conditions of approval, this standard is met. ADDITIONAL CITY OR AGENCY COMMENTS: Storm Water Quality: The City has agreed to enforce Surface Water Management regulations established by CWS Design and Construction which require the construction of on-site water quality facilities. In addition, a maintenance plan must be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS’s review and approval. Attachment 3 Through the condition of approval, this standard is met. Grading and Erosion Control: The City of Tigard and Clean Water Services Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion control plan for approval. The plan must comply to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual” (current edition). The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. The site is larger than one acre. The following conditions of approval are required to meet this standard: Prior to commencing any site improvements, the applicant must obtain an approved NPDES permit. Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours for approval. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. Through the condition of approval, this standard is met. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT SUBMITTAL: 1. Prior to permit submittal, the applicant must submit an Autocad file of proposed street names and assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678 for the submission of the Autocad file. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with a Public Facilities any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: Buck Smith, Principal Engineer at (503) 718-2464 or Buck.Smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: Attachment 3 2. Improvements associated with public infrastructure including street and right-of-way dedication, utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations, and utility connections must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines 3. Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement (PFI) Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of- way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. 4. Prior to commencing any site work, the applicant must submit the exact legal name, address, and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public improvements. Specify if the entity is a corporation, limited partnership, LLC, etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. 5. Prior to commencing any site work, the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. 6. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 7. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS’s review and approval. Attachment 3 8. Prior to commencing any site work, the applicant must submit all right-of-way dedication documents, utility easements, public access easements and maintenance agreements for review and approval. 9. Prior to commencing any site work, the applicant must submit an erosion control plan for approval. The plan must conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual” (current edition). 10. Prior to commencing any site improvements, the applicant must obtain an approved NPDES permit. 11. Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours for approval. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. 12. Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO FINAL INSPECTION: The applicant must prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: Buck Smith, Principal Engineer at (503) 718-2464 or Buck.Smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 1. Prior to final inspection, the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not limited to, street improvements, streetlights, street trees, sidewalks, public and private stormwater management facilities, sanitary sewer, water, natural gas, electrical, and telecommunication. The applicant must receive conditional acceptance from the City of Tigard. 2. Prior to final inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. 3. Prior to final inspection, the applicant must record all applicable right-of-way dedication, public access and utility easements including, but not limited to, for access, storm and surface water drainage, sanitary sewer, water, and franchise utilities and provide recorded copies to the City. Attachment 3 4. Prior to final inspection, the applicant must place all proposed utility lines underground. All surface mounted transformers, sectionalizers, surface mounted connection boxes, meter cabinets, or other related electrical, cable, communication, or other utility service that cannot be placed underground, and temporary utility service facilities during construction, may be placed aboveground and outside of the public right-of-way, any pedestrian and/or bicycle access easements, or any vision clearance areas. 5. Prior to final inspection, the applicant must either underground existing overhead utilities along public frontages or provide a fee-in-lieu if exception requirements are met. Attachment 3