PDR2024-00001 Staff Report FINALPDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 1 OF 85
Agenda Item: 5
Hearing Date: January 6, 2025 Time: 7:00 PM
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
120 DAYS = 2/14/2025
SECTION I. APPLICATION SUMMARY
FILE NAME: OVERLOOK AT RIVER TERRACE
CASE NO.: PLANNED DEVELOPMENT REVIEW PDR2024-00001
SUBDIVISION SUB2024-00001
SENSITIVE LANDS REVIEW SLR2024-00006
TEMPORARY USE PERMIT TUP2024-00010 - 00012
PROPOSAL: The applicant proposes an 81-lot consolidated planned development review
and subdivision for small form residential and rowhouse development. The
applicant also requests a sensitive lands review for steep slopes, temporary use
permits for a sales office and model homes, and early grading authorization.
The proposal includes extension of a neighborhood street for internal
circulation, preservation of a Significant Tree Grove, and a segment of the
River Terrace Trail.
APPLICANT: Pam Verdadero; New Home Co.
15455 NW Greenbrier Parkway, Suite 240
Beaverton, OR 97006
OWNER: Piscitelli Family Trust
15540 SW April Lane
Tigard, OR 97224
McCleskey Family Joint Trust
15590 SW April Lane
Tigard, OR 97224
APPLICANT’S
REPRESENTATIVE: Peyton James; Pacific Community Design
12564 SW Main Street
Tigard, OR 97214
LOCATION: 15540 & 15590 SW April Lane; WCTM 2S108CD Tax Lots 200 & 400 and
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 2 OF 85
WCTM 2S117 Tax Lot 1600
COMPREHENSIVE
PLAN
DESIGNATION: Medium Density Residential, Open Space
ZONE: RES-C
APPLICABLE
REVIEW
CRITERIA: Tigard Community Development Code (TCDC) Chapters 18.110, 18.280,
18.290, 18.410, 18.420, 18.440, 18.510, 18.520, 18.640, 18.710, 18.770, 18.805,
18.830, 18.910, 18.920, and 18.930.
SECTION II. STAFF RECOMMENDATION
Staff recommends the Planning Commission APPROVE the applications, and adopt the findings
of fact and conclusions of law contained in this staff report, demonstrating that the proposed
Consolidated Planned Development, Subdivision, Sensitive Lands Review, and Temporary Use
Permits will not adversely affect the health, safety, and welfare of the City and meets all applicable
Approval Criteria as outlined in Section VI of this report, provided that all conditions of approval
are 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 address assignments and pay the address fee. Contact Oscar Contreras at 503-718-2678 or
OscarC@tigard-or.gov for submission of the Autocad file. The address fee will be assessed in
accordance with the current Master Fee Schedule.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements, to the PLANNING DIVISION, ATTN: Jenny
McGinnis (503)718-2427 or Jenny.McGinnis@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 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 must perform semimonthly (twice monthly) site inspections for tree
protection measures during periods of active site development and construction, document
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 3 OF 85
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 fee to cover the city’s cost of
collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry
Manual, Section 11, Part 3). This fee amount will be for newly planted trees and preserved trees.
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements, to the ENGINEERING DIVISION, ATTN:
Buck Smith, Principal Engineer at (971) 413-9649 or Buck.Smith@tigard-or.gov. The cover letter
must clearly identify where in the submittal the required information is found:
5. Improvements associated with public infrastructure must be designed in accordance with the
following codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• Tigard Community Development Codes, Municipal Codes
• Tualatin Valley Fire and Rescue (TVF&R) Fire Codes
• Other applicable County, State, and Federal Codes and Standard Guidelines
6. Improvements associated with public infrastructure are subject to the City Engineer’s review,
modification, and approval prior to the applicant receiving a Public Facility Improvement (PFI)
permit and commencing any site work.
7. Prior to commencing any site work, the applicant must submit a Public Facility Improvement
(PFI) Permit to cover all infrastructure work including stormwater, water quality and quantity
facilities and any other work in the public right-of-way. A digital set of detailed public
improvement plans must be submitted for review to the Engineering Department. An
Engineering cost estimate of improvements associated with public infrastructures including
but not limited to street, street grading, utilities, stormwater quality and water quantity facilities,
sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit
submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost
estimate of water improvement must be listed as a separate line item from the total cost
estimate. NOTE: these plans are in addition to any drawings required by the Building Division
and should only include sheets relevant to public improvements. Public Facility Improvement
Permit plans must conform to City of Tigard Public Improvement Design Standards, which
are available at City Hall and the City’s web page (www.tigard-or.gov).
8. Prior to commencing site improvements, the Applicant must submit plans showing the
following required street improvements to Engineering for review and approval:
SW Woodhue Street (Neighborhood Route):
o 58’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
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o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
o Min. 24’ paved access from the existing section of SW Woodhue St
SW 161st Avenue (Street D, Neighborhood Route):
o 60’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Streets A and B (Local Route, skinny street):
o 50’ right-of-way dedication
o 28’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Street C (Local Route):
o 54’ right-of-way dedication
o 32’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Private Alley:
o Must be contained in a tract not less than 20 feet wide
o Demonstrate adequate turning radius at each alley
Private Paths, Tracts I, J, R, and S (Pedestrian Access):
o 10-foot-wide sidewalk contained in a tract no less than 15 feet wide
River Terrace Trail, Tracts D, H, and M (Bike/Pedestrian Access):
o 12-foot-wide sidewalk contained in a tract no less than 20 feet wide
9. Prior to commencing any site work, the applicant must obtain all required approvals and permits
for construction from all necessary agencies including, but not limited to, Washington County.
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
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a corporation, limited partnership, LLC, etc. and the state within which the entity is incorporated
and provide the name of the corporate contact person. Failure to provide accurate information
will delay processing of project documents.
11. Prior to commencing any site work, the applicant must provide a construction vehicle access
and parking plan for approval by the City Engineer. The purpose of this plan is for parking and
traffic control during the public improvement construction phase. All construction vehicle
parking must be provided onsite. No construction vehicles or equipment will be permitted to
park on the adjoining residential public streets. Construction vehicles include the vehicles of
any contractor or subcontractor involved in the construction of site improvements or buildings
proposed by this application and must include the vehicles of all suppliers and employees
associated with the project.
12. Prior to commencing site improvements, the applicant must provide a photometric analysis for
review and approval. The applicant must submit plans showing the location of streetlights and
the type and color of pole and light fixture for review and approval. Photometric analysis will
follow the recommended values and requirements described in ANSI/IESNA. All public
streetlights must be PGE Option B.
13. Prior to commencing any site work, the applicant must submit site plans and a final storm
drainage report as part of the PFI Permit indicating how run-off generated by the development
will be collected, conveyed, treated and detained for review and approval. The storm drainage
report must be prepared and include a maintenance plan in accordance with CWS Design and
Construction Standards, the River Terrace Stormwater Infrastructure Master Plan and City of
Tigard Standards.
14. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to
the City of Tigard for review. The City will forward plans to CWS after preliminary review.
15. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing the proposed sanitary sewer system and associated facilities to be designed and
constructed in accordance with the City of Tigard River Terrace Sanitary Sewer Infrastructure
Master Plan and CWS Design and Construction Standards.
16. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing all proposed and/or extensions of public water lines, hydrants and water
services to be designed in accordance with the City of Tigard Standards and the River Terrace
Water Infrastructure Master Plan for review and approval.
17. Prior to commencing any site work, the applicant must provide written approval from TVF&R
for fire flow, hydrant placement, and emergency vehicular access and turn around.
18. Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and
approval.
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19. Prior to commencing any site work, the applicant must submit an erosion control plan as part
of the PFI Permit. The plan must conform to the "CWS Erosion Prevention and Sediment
Control Design and Planning Manual” (current edition).
20. Prior to commencing any site work, the applicant must submit a final grading plan showing the
existing and proposed contours. The plan must detail the provisions for surface drainage of all
lots and show that they will be graded to ensure that surface drainage is directed to the street or
a public storm drainage system approved by the Engineering Division. The design engineer
must indicate, on the grading plan, which lots will have natural slopes between 10 percent and
20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information
will be necessary in determining if special grading inspections and/or permits will be necessary.
For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines must be provided to sufficiently contain and
convey runoff from each lot.
21. 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.
22. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance
Certification for review and approval.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO FINAL PLAT APPROVAL:
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements, to the PLANNING DIVISION, ATTN: Jenny
McGinnis (503)718-2427 or Jenny.McGinnis@tigard-or.gov. The cover letter must clearly
identify where in the submittal the required information is found:
23. Prior to final plat approval and permit issuance of the proposed sales office and model
homes, the applicant must demonstrate that the following measures are in place:
a. Provision of adequate fire access and water supply, including fire hydrants, as
determined by the Tualatin Valley Fire and Rescue (TVF&R).
b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk
along the frontage of each model home lot and curbs and the first lift of asphalt on
all streets proposed to serve each model home lot.
c. Installation of utilities within all streets proposed to serve each model home lot.
d. Provision of adequate parking.
24. Prior to final plat approval or permit issuance, the applicant must provide authorization,
binding its successors and assigns, for the city to enter the property and take such actions as
are necessary to demolish and remove any temporary sales office or model home that has
been declared a nuisance. The applicant must post a performance bond in favor of the city
in an amount designated in the temporary use approval as a reasonable estimate of the cost
sufficient for this purpose. The bond must be released upon final plat approval.
25. If final plat approval is not obtained, each model home must be removed and the site restored
and made safe no later than 60 days after lapse of the preliminary plat.
The applicant must prepare a cover letter and submit it, along with any supporting documents
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 7 OF 85
and/or plans that address the following requirements, to the ENGINEERING DIVISION,
ATTN: Buck Smith, Principal Engineer at (971) 413-9649 or Buck.Smith@tigard-or.gov. The
cover letter must clearly identify where in the submittal the required information is found:
26. Prior to final plat approval, all improvements associated with public infrastructure including but
not limited to street improvement under the City of Tigard jurisdiction must be constructed,
completed and/or satisfied. The Applicant must obtain conditional acceptance from the City
and provide a two-year maintenance assurance for said improvements.
27. Prior to final plat approval, all public utility facilities including but not limited to storm drainage,
water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless
must be constructed, completed, and/or satisfied. The applicant must obtain conditional
acceptance from the City and provide a two-year maintenance assurance for the proposed
sanitary sewer system and associated facilities and private storm water quality and quantity
facilities must be provided with two years of maintenance and entered into a stormwater
maintenance agreement with the City.
28. Prior to final plat approval, the final plat must contain State Plane Coordinates on two
monuments with a tie to the City’s global positioning system geodetic control network (GC 22).
These monuments must be on the same line and must be of the same precision as required for
the subdivision plat boundary. Along with the coordinates, the plat must contain the scale
factor to convert ground measurements to grid measurements and the angle from north to grid
north. These coordinates can be established by; GPS tie networked to the City’s GPS survey or
by random traverse using conventional survey methods.
29. Prior to final plat approval, the applicant must submit for City review digital copies of the final
plat prepared by a land surveyor licensed to practice in Oregon, pay the final plat fee, and any
other necessary data or narrative. The final plat and data or narrative must be drawn to the
minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington
County, and by the City of Tigard. Final plat will include signature lines for the City Engineer
and Community Development Director. Note: Washington County will not begin their review
of the final plat until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the Applicant’s surveyor. After the
City and County have reviewed the final plat, the applicant must submit one copy of the final
plat, for City Engineer and Community Development Director signatures.
30. Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
31. Prior to final plat approval, the applicant must submit a Final Sight Distance Certification for
review and approval.
32. Prior to final plat approval, the applicant must place all existing and proposed utilities
underground.
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33. Prior to final plat approval, the applicant must provide evidence that the Homeowners
Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R)
document is in place with language in regard to the maintenance of tracts and private accesses.
34. Prior to final plat approval, the applicant must dedicate Tract T as right-of-way to the City of
Tigard.
SECTION III. BACKGROUND INFORMATION
Proposal:
The applicant is requesting approval of a consolidated planned development review and subdivision
application. The proposal includes 68 lots for small form residential development and 13 lots for
rowhouse development. It also includes the extension of an existing public street (SW Woodhue St), a
segment of the River Terrace Trail, an on-site vegetated stormwater facility, preservation of a significant
tree grove, and open space. The application includes a sensitive lands review for areas with steep slopes,
temporary use permits for a sales office and two model homes, and early grading authorization.
Site History:
Staff conducted a search of city records for the subject site and found one preapplication conference
(PRE2024-00048) for an 81-lot planned development and subdivision. No other previous land use
records were found.
Vicinity Information:
The subject site consists of two tax lots. Both lots (15540 & 15590 SW April Lane) are currently
developed with single detached houses that will be demolished with the proposed development. The
total site is 18.08 acres in size. The site is accessed via SW Woodhue Street, a public street, which is
currently stubbed to the site to the east and a secondary emergency access via SW April Lane, a private
access tract, to the south. The site is zoned Medium Density Residential (RES-C) and is located within
the River Terrace Plan District.
Adjacent properties to the north and east are zoned RES-C and are also located in the River Terrace
Plan District. Directly east of the subject site is a significant tree grove and neighborhood park included
as part of the River Terrace Crossing development, which is currently under construction and includes
single detached dwellings at a similar density to the proposed development. One property to the north
is developed with a single detached dwelling on a large lot. The other property to the north is currently
vacant. The properties to the south and west are located in unincorporated Washington County and are
zoned Exclusive Farm Use (EFU). The northwest corner of the site contains areas with slopes over 25%
and a CWS vegetated corridor associated with a drainageway. The eastern portion of the site contains a
significant tree grove. No other sensitive lands are present on the site.
SECTION IV. PUBLIC COMMENTS
The Tigard Community Development Code requires that property owners within 500 feet of the subject
site be notified of the proposal and be given an opportunity to provide comments prior to a decision
being made. Staff mailed a Type III Notice of Public Hearing regarding this application to affected parties
on December 17, 2024 and posted the site on December 19, 2024. As of the time of the writing of this
staff report, no written comments were received.
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SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA
The following summarizes the applicable approval criteria and development standards in the order in
which they are addressed:
Applicable Review Criteria
18.770 Planned Developments
18.640 River Terrace Plan District
18.830 Subdivisions
18.805 Lot Standards
18.110 Residential Zones
18.280 Rowhouses
18.290 Small Form Residential
18.410 Off-Street Parking and Loading
18.420 Landscaping and Screening
18.440 Temporary Uses
18.510 Sensitive Lands
18.520 Significant Tree Groves
18.770 Planned Developments
18.910 Improvement Standards
18.920 Access, Egress and Circulation
18.930 Vision Clearance Areas
SECTION VI. APPLICABLE APPROVAL CRITERIA AND FINDINGS
The following subsections address only the approval criteria and development standards applicable to
this decision.
18.770 Planned Developments
18.770.020 Applicability
This chapter applies to all proposed or existing planned developments.
The applicant is proposing a planned development application. This chapter applies.
18.770.030 General Provisions
B. Planned development approval is required to establish a new planned development or to
substantially redevelop an existing planned development.
The applicant is requesting a planned development approval to establish a new planned development.
C. An applicant may choose to submit a single consolidated planned development
application or two consecutive planned development applications consisting of a concept
plan application and a detailed plan application.
The applicant is proposing a consolidated planned development application.
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D. The proposed development must comply with all applicable development standards and
requirements of this title, except as specifically adjusted through the planned
development approval process. Planned development review satisfies the requirements for
site development or conditional use review and a separate site development, conditional
use, or adjustment application is not required.
The applicable development standards are addressed later in this report. The applicant has requested
specific standards be adjusted as allowed by the planned development process. These requests are
discussed in the Flexibility Request portion of this report.
E. If the proposed development includes both residential and nonresidential buildings:
1. Residential buildings, except for mixed-use buildings, are subject to the applicable
standards for the housing type as provided in Part 18.200, Residential Development
Standards.
2. Nonresidential or mixed-use buildings are subject to the applicable standards as provided
in Part 18.300, Nonresidential Development Standards.
The proposed development only includes residential buildings.
F. If sensitive lands review is required, a sensitive lands application must be submitted
concurrently with a consolidated or detailed plan application. A sensitive lands application
may not be submitted concurrently with a concept plan application.
The project site includes areas identified as sensitive lands, therefore a sensitive lands review is required.
A sensitive lands review application has been submitted concurrently with this consolidated planned
development. The criteria for sensitive lands review are addressed in the findings for Chapter 18.510 in
this report.
G. If land division is proposed, a subdivision or land partition application must be submitted
concurrently with a consolidated or detailed plan application. A subdivision or land
partition application may not be submitted concurrently with a concept plan application.
A subdivision is proposed and has been submitted with this application. The criteria for subdivision
approval are addressed in the findings for Chapter 18.830 in this report.
H. If the proposed development has more than one base zone designation, density and floor
area standards are calculated for each base zone as provided by this title.
The site only contains one base zone, RES-C.
I. Density and floor area allocations and increases allowed with planned development
approval are as follows:
1. Minimum density and floor area may be allocated anywhere on the site regardless of
the underlying base zone designation.
2. Maximum density and floor area may be increased subject to the limitation of
Subparagraph 18.770.060.B.10.b.
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As demonstrated on Sheet 4 of Exhibit E, the net developable area of the site is 11.07 acres or 388,086
square feet, with 23,260 square feet proposed for rowhouses and 364,826 square feet proposed for
small form residential. Based on the minimum and maximum lot sizes, the minimum required number
of rowhouse dwelling units is 13 and the maximum allowed number is 19. The minimum required
number of small form residential dwelling units is 58 and the maximum allowed number is 73. The
applicant is proposing 68 small form residential units and 13 rowhouse units. This standard is met.
J. Uses and housing types allowed with planned development approval are based on the
underlying zoning as follows:
1. Residential zones. All housing types and civic uses are allowed. Commercial uses not
allowed by the underlying base zone may be allowed where appropriately located,
designed, and scaled.
2. Commercial zones. Apartments and civic uses not allowed by the underlying base zone
may be allowed where appropriately located, designed, and scaled.
3. Industrial zones. No additional uses are allowed beyond what is allowed in the
applicable base zone.
The site is located in the RES-C zone where small form residential and rowhouses are allowed.
K. The following development standards may not be adjusted with planned development
approval:
1. Minimum density or minimum floor area ratio.
2. Maximum parking ratio.
3. Any development standard that contains an express prohibition.
Floor area ratio standards do not apply to residential development. There are no maximum parking
standards for residential development. The applicant is not requesting any adjustments that are
prohibited.
18.770.040 Required Analysis
In addition to the submittal requirements in Paragraph 18.710.030.C.3, a consolidated or concept
plan application must include the information listed below. The graphic illustrations must
adequately demonstrate the required information. Examples of graphic illustrations include, but
are not limited to, the following: maps, site plans, massing studies, elevation drawings, photo
simulations, and digitally created 3-dimensional drawings. Manually created artistic renderings
are usually not adequate on their own to illustrate the required information.
A. Proposal summary.
A written description and graphic illustration of the planned development proposal with
enough specificity to convey the overall land use pattern, development scale, circulation
network, and housing types and densities. The description must include a statement about
the planning objectives to be achieved by the proposal and why the applicant believes the
public benefits from the proposal are sufficient to warrant the type and amount of flexibility
requested.
A written description and graphic illustration (Attachment 1) of the planned development proposal
with enough specificity to convey the overall land use pattern, development scale, circulation network,
and housing types and densities was submitted and is sufficient. The description includes a statement
about the planning objectives to be achieved by the proposal and why the applicant believes the public
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 12 OF 85
benefits from the proposal are sufficient to warrant the type and amount of flexibility requested. The
graphic illustrations include a site plan, typical lot plans, elevations, density calculations, site utility
plans, and circulation plan. The illustrations include details about the proposed lot dimensions, street
improvements, open space, public amenities, pedestrian and cyclist movement, housing types, and
architectural design. This requirement is met.
B. Flexibility request.
A detailed written description of all proposed adjustments to development standards and the
reason for each proposed adjustment. The description must be accompanied by professional
studies or analyses as needed to adequately support the reason for each proposed adjustment.
The description must also include a table that lists each applicable development standard
and the associated proposed standard in a side-by-side column format.
The applicant provided a detailed written description and reasoning for all proposed adjustments to
development standards with their consolidated planned development application. The applicant is
requesting flexibility for various development and dimensional standards with the planned
development application. The requested flexibility and associated analysis supporting each request are
detailed below.
Development Standards for Small Form Residential and Rowhouses:
The applicant is requesting multiple adjustments to dimensional development standards. The
following table provides the development standards for small form residential and rowhouses in the
RES-C residential zone and details the requested lot size, lot width, and setbacks proposed for the
Overlook at River Terrace Planned Development. The requested adjustments allow for efficient
development of the site that meets the minimum density requirement and intent of middle housing
development standards, while also providing a trail corridor, stormwater facility and open space
throughout the development.
The applicant requests to adjust the following standards:
• Minimum lot size - Adjust the minimum lot size for Rowhomes from 1,250 square feet to 1,100
square feet, and for Small Form Residential from 5,000 sq ft to 4,500 sq ft.
• Maximum lot size - Adjust the maximum lot size for Rowhomes from 1,750 square feet to 2,400
square feet, and for Small Form Residential from 6,250 sq ft to 8,500 sq ft.
• Minimum lot width - Adjust the minimum lot width for Rowhomes from 20 ft wide to 16 ft, and
for Small Form Residential from 50 ft to 47 ft.
The following table details the requested adjustments by providing the requirements and proposed
dimensions for each standard.
Table 1. Planned Development Modifications to Dimensional Development Standards
Development Standard RES-C
Rowhome
Standards
(Tables
18.805.1 and
18.280.1)
Proposed
Rowhome
Standards
RES-C Small
Form
Residential
Standards
(Tables
18.805.1 and
18.290.1)
Proposed
Small Form
Residential
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Minimum lot size 1,250 sf 1,100 sf 5,000 sf 4,500 sf
Maximum lot size 1,750 sf 2,400 sf 6,250 sf 8,500 sf
Minimum lot width 20 ft 16 ft 50 ft 47 ft
Minimum setbacks
- Front 15 ft 15 ft 10 ft 10 ft
- Street side 15 ft 15 ft 10 ft 10 ft
- Side 5 ft, 0 ft
common wall
5 ft, 0 ft
common wall
5 ft 5 ft
- Rear 15 ft, 0 ft alley 15 ft, 0 ft alley 15 ft 15 ft
- Garage N/A N/A 20 ft 20 ft
Maximum setbacks
- Front 20 ft 20 ft N/A N/A
- Street side 20 ft 20 ft N/A N/A
Maximum height 35 ft 35 ft 35 ft 35 ft
Maximum lot coverage 80% 80% 80% 80%
Minimum landscape area 20% 20% 20% 20%
This requirement is met.
C. Public benefits proposal.
A detailed written description of all proposed public benefits. The description must be
accompanied by drawings, plans, or details as needed to convey the location, size, and
overall nature of each public benefit. Public benefits include features, amenities, or
protections that in some way exceed the minimum standards of this title to the benefit of
the general public or planned development users.
The applicant provided a detailed written description of all proposed public benefits with their
consolidated planned development application. The following is a summary of their response:
The proposal includes many features that provide public benefit and enhance the surrounding
community. The development includes 68 small form residential homes and 13 rowhomes on a range of
lot sizes to accommodate diverse housing needs, in keeping with the vision of the River Terrace
Community Plan. The design of the homes exceeds the minimum standards by meeting the supplemental
Architectural Design Standards of section 18.640.070.E for rowhouses and small form residential. This
includes enhanced articulation, design details such as front porches and gabled roofs and dormers and
façade materials that integrate the development into the surrounding community. Typical lot details can
be found on Sheet 7 of Attachment 1.
Additionally, the development provides a complete pedestrian and vehicular circulation network,
including the extension of SW Woodhue Street, new internal streets with adjacent sidewalks in public
access easements through the site, pedestrian tracts, and a roundabout in the northwest corner of the site.
All proposed improvements are consistent with the River Terrace Community Plan and are designed to
facilitate future street connections to adjacent properties. The proposal also includes a 12-foot wide, ADA
accessible segment of the River Terrace Trail for use by pedestrians and cyclists that connects to the
existing trail segment in River Terrace Crossing Park. The trail travels along the southern border of the
development site and continues north, consistent with the River Terrace Community Plan, Park System
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 14 OF 85
Plan, and Transportation System Plan. The trail network will eventually provide a connection from SW
Scholls Ferry Road to the north and the Westside and Tonquin Trails to the south.
A stormwater facility is proposed in the southwest corner of the site that will provide both necessary
infrastructure for detaining and treating onsite stormwater as well as open space for the development.
The facility will incorporate features such as gabion walls and snags to support natural habitat for
wildlife and is surrounded on all sides by pedestrian facilities to allow scenic viewing opportunities for
residents and trail users.
As discussed above, the proposed planned development provides numerous public benefits, including
needed housing with enhanced design features, a segment of the River Terrace Trail, preservation of
a significant tree grove, and a stormwater facility that will serve as both necessary infrastructure as well
as public open space and wildlife viewing area. These benefits balance the requested dimensional and
development modifications that the applicant is seeking through this planned development process.
This requirement is met.
D. Environmental analysis.
A written description and graphic illustration of the relationship between the planned
development proposal and any existing natural features on the site. The description and
illustration must explain how the proposal addresses any existing sensitive lands,
significant tree groves, land forms, or other natural features on the site.
A written description and graphic illustration of the planned development proposal and existing
natural features on the site was provided with the application. The project site includes several natural
features that were taken into consideration with creation of the proposed development plan. These
features include a significant tree grove, areas with steep slopes, a jurisdictional wetland, and an off-
site drainageway. The Existing Conditions Plan (Sheet 2, Attachment 1) identifies these natural
features.
Trees must be impacted in order to develop the density and infrastructure as planned in the River
Terrace Community Plan. While all individual trees on the site other than one Douglas Fir will be
removed in order to facilitate development, a total of 74 stand grown trees, including a significant tree
grove located on the eastern portion of the site, are proposed for preservation. The proposal also
includes the planting of 163 individual trees and one stand. As shown on the Urban Forestry Plan
(Sheet L1.01-L1.02, Attachment 1), a significant amount of tree canopy cover will be provided over
time as the newly planted trees grow to full size. The Urban Forestry Plan Supplemental Report prepared
by Morgan Holen & Associates provided in Exhibit H provides an assessment of the trees located on-
site, arborist recommendations for preservation, protection, and removal, and calculation of tree canopy.
The steep slopes are located in the northwest corner of the site. This application includes a Sensitive
Lands Review for grading in this area. No structures are proposed in the areas of steep slopes, only
grading for the construction of streets as shown on the Preliminary Grading Plan (Sheet 11,
Attachment 1).
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 15 OF 85
A jurisdictional wetland is located in the southwest portion of the site. This wetland will be filled to
facilitate construction of the
proposed on-site stormwater
facility, as permitted by the
Department of State Lands.
A Wetland Delineation
Report approved by
Department of State Lands
(DSL), WD #2024-0203,
was provided with the
application. Mitigation
requirements for
encroachment into the
vegetated corridor associated
with the jurisdictional
wetland has been met as
required by the Service
Provider Letter (SPL) issued
by Clean Water Services
dated August 26, 2024.
This requirement is met.
E. Compatibility analysis.
A written description and graphic illustration of the relationship between the planned
development proposal and the surrounding community. The description and illustration
must explain how the proposal integrates with and responds to existing development
patterns through a discussion about the arrangement, location, and massing of all
proposed buildings, uses, and site improvements, including streets and paths.
The applicant provided a written description and graphic illustration of the relationship between the
planned development proposal and surrounding community with their application. The Opportunities
and Constraints Map and Conceptual Plan Map on Sheets 5 and 6 of Attachment 1 illustrate the
relationship between the Overlook at River Terrace Planned Development and adjacent community.
Surrounding uses are as follows:
• North: Two large lots zoned residential within the River Terrace Plan District
• West: Heavily forested vacant land within unincorporated Washington County’s
Exclusive Farm Use (EFU) land use district including significant wetlands and a
drainageway.
• East: A neighborhood park, significant tree grove, and regional stormwater facility
currently under construction with the River Terrace Crossing development.
• South: Agricultural uses on land within unincorporated Washington County’s EFU
land use district. This area is currently being concept planned for additional
development within River Terrace.
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The proposed housing types and public amenities are designed, scaled, and oriented on the lots to
integrate seamlessly into the planned and existing development surrounding the site within the River
Terrace Community Plan Area to the north and east, while facilitating future urban growth to the area
outside the River Terrace Plan District to the south and west. Proposed modifications to development
standards reflect considerations to site grading, integration to adjacent development, and desired public
improvements.
The residential uses of the subject site are complementary to the adjacent Art Rutkin Elementary
School. The proposed segment of the River Terrace Trail will connect to the existing segment of the
trail to the east, providing multi-modal, active transportation options for the neighborhood. The street
network will connect via the extension of SW Woodhue St, approved with the River Terrace Crossing
development (Case No. PDR2018-00005). SW Woodhue St will intersect 161st Avenue at a new
roundabout that will provide connections for future development to the north and help facilitate more
seamless development of adjacent neighborhoods. Sanitary sewer and storm drain lines will be
extended through the SW April Lane tract, which will be widened to 20 feet to facilitate emergency
access (Sheets 12-13, Exhibit E) . This access will be gated at the southwest corner of the site with
signage at the intersection with Beef Bend Road to prevent public access until it is fully improved with
future development. The applicant submitted a Future Street Plan to show the pattern of existing and
planned future street connections around the subject site (Sheet 18.1, Exhibit E).
This requirement is met.
F. Land use analysis.
A detailed written description that demonstrates the need for or benefit of any civic or
commercial uses proposed in a residential zone or civic or residential uses proposed in a
commercial zone where not allowed in the underlying base zone. The description must
be accompanied by professional studies or analyses as needed to adequately support the
proposed land uses. The description must also include a table that lists each proposed
land use category by location.
All proposed uses are allowed in the RES-C zone. This analysis is not required.
G. Impact identification.
A detailed written description of the impacts of the planned development proposal on
adjacent properties or the surrounding community that would not occur if the site developed
without a planned development approval. If impacts exist, the description must include a
detailed mitigation proposal where practicable.
The proposal is consistent with the River Terrace Community Plan and Maps and no impacts are
anticipated from the proposed planned development that would not otherwise occur without a planned
development. The proposed housing types are allowed in the RES-C base zone. The proposed planned
development includes 68 lots for small form residential and 13 lots for rowhouses for a total of 81
units. The nearby established developments to the north and east are also located within the River Terrace
Plan District and were developed through the planned development process with similar densities to the
proposed development.
Additionally, the proposed development incorporates all planned public improvements outlined in the
River Terrace Community Plans and Maps. These public improvements include street improvements, an
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 17 OF 85
improved pedestrian circulation network, localized improvements to sanitary sewer, water, and storm
drainage systems, and additional open space within the development. Street right-of-way and
improvements will be provided in accordance with the applicable City of Tigard and Washington
County standards. Additionally, Transportation Development Tax (TDT), Tigard Transportation
SDCs, and street maintenance fees will be paid as part of the development.
This requirement is met.
18.770.050 Approval Process
A. A consolidated planned development application is processed through a Type III -PC
procedure as provided in Section 18.710.080.
The proposed application is a consolidated planned development application and requires a public
hearing before Planning Commission. The hearing is scheduled for January 6, 2025.
18.770.060 Approval Criteria
A. Consolidated planned development. The approval authority will approve or approve with
conditions a consolidated planned development application when all of the following
criteria are met.
1. All concept plan approval criteria listed in Subsection 18.770.060.B are met; and
The criteria are addressed below. This criterion is met.
2. Adequate public facilities are available to serve the proposed development at the time
of occupancy.
The attached Preliminary Utility Plans, Sheets 12-14 and the Circulation Plan, Sheet 15 in Attachment 1
demonstrate the provision of adequate infrastructure in compliance with the infrastructure plans for River
Terrace.
Sanitary lines will be provided within local streets throughout the site and will connect to the existing
sanitary sewer manhole on SW Elsner Rd across SW Beef Bend Rd. The proposed sanitary sewer system
has been designed to accommodate additional development within the area. The development will
connect to water pressure zone 550 to the east, per the Water System Improvements Plan adopted with
the River Terrace Plan District, and will connect to an existing 16-inch waterline from SW Woodhue St.
The water system has been designed with sufficient capacity to serve the site. A stormwater report was
submitted that defines the impact of the proposed development. Stormwater flows generated by the
site will be conveyed to the proposed on-site stormwater facility in the southwest corner of the site.
Stormwater runoff from this development will be managed consistent with City of Tigard and Clean
Water Services standards and will not create any significant off-site impact.
All new franchise utilities serving the individual lots will be delivered via underground lines in the
proposed new streets. Underground franchise utilities will be installed prior to building construction.
The applicant will work with each provider to ensure adequate services are provided.
The site is served by a public street, SW Woodhue Street, that stubs into the east boundary of the site.
SW April Lane, a Washington County facility, will serve as a secondary emergency access that stubs
into the site from the south. These streets will be extended and additional internal streets will be
provided to serve the development. All street right-of-way and improvements will be provided in
accordance with the applicable City of Tigard and Washington County standards.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 18 OF 85
The development will pay the required System Development Charges (SDCs) as its proportional
contribution towards general facility capacity. This criterion is met.
B. Concept plan. The approval authority will approve or approve with conditions a concept
plan application when all of the following criteria are met:
1. The information and analysis required by Section 18.770.040 is sufficiently detailed and
of high enough quality to effectively evaluate the proposed development;
The information and analysis was written in sufficient detail and high enough quality for staff to
effectively evaluate the proposed development, as demonstrated in the findings for the remaining
approval criteria. This criterion is met.
2. The characteristics of the site are suitable for the proposed development considering
size, shape, location, topography, and natural features;
The 18.08-acre site is identified as Medium Density Residential in the River Terrace Community Plan,
which allows small form residential and rowhouse development. Existing development in the vicinity of
the site is consistent with the proposed housing types. The proposed development includes extension of
the existing streets to the east (SW Woodhue Street) and south (SW April Lane). The eastern portion of
the site includes slopes greater than 25 percent and significant tree groves and the northwest corner of
the site includes a vegetated corridor associated with a drainageway. Development has been designed to
minimize impacts in these areas. There are otherwise no significant defining topographical or other
natural features that limit normal development of the site.
As proposed, the characteristics of the site are suitable for this development. This criterion is met.
3. The proposed development is reasonably compatible with and thoughtfully integrated
into the surrounding community;
The planned development is designed to integrate into existing development adjacent to the site and
the greater River Terrace community. Rowhomes averaging approximately 2,000 square feet are
located in the northwestern portion of the site and small form residential lots averaging approximately
5,000 square feet are proposed for the rest of the development site. These lot sizes and housing types
are similar to surrounding development in the River Terrace Plan District and provide continuity
throughout the community.
While one lot to the north is vacant and the other is developed with small form residential development
on a large lot, these properties are also designated Medium Density Residential on the River Terrace
Community Plan. The property to the west across SW April Lane is in unincorporated Washington
County and is a significantly forested vacant parcel with large areas of significant wetlands. The properties
to the south are also in unincorporated Washington County and include small form residential
development and agricultural uses on large lots. All adjacent properties in unincorporated Washington
County are zoned Exclusive Farm Use (EFU). These properties are located within the Urban Growth
Boundary and are intended for future development. The development maintains the setbacks of the base
zone and includes buffers to the south and east in the form of the River Terrace Trail. This trail segment
will connect to the existing trail to the east and will end at the southern side of the roundabout, with an
easement for future construction of a trail connection all the way to the north boundary of the site. A fee-
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 19 OF 85
in-lieu will be paid for the trail connection west of the roundabout to be built with future development.
The construction of the trail with this development supports the overall development of the River Terrace
Trail, which will ultimately provide a connection from Scholls Ferry Road to 150th Avenue north of Beef
Bend Road.
Street connections through the site include extensions of SW Woodhue St and SW April Ln/161st
Ave. The streets will feed into a roundabout in the northwest corner that will connect to future
development to the north. Additionally, the multimodal network within the proposed development
connects to off-site sidewalks, paths, and trails creating an integrated and fine-grained transportation
network for users within and outside the proposed development. The applicant included future street
profiles with the application to help facilitate more seamless construction of surrounding sites. This
criterion is met.
4. The proposed development includes features, amenities, or protections that exceed
the minimum standards of this title to the benefit of the general public or planned
development users, and the proposed benefits are sufficient to warrant the type and
amount of development flexibility requested;
The proposed development seeks to implement the vision of the River Terrace Community Plan by
providing a mix of housing options that integrate with the existing development to the east while
providing features and amenities that exceed the minimum standards of this title.
Allowing for development flexibility will yield several public benefits, including a trail corridor and open
space. The River Terrace Trail is proposed along the southern and eastern boundaries of the site and will
consist of a 12-foot wide meandering multi-use pathway with 4 feet of landscaped area on each side. The
trail will connect to the existing section of trail to the east and allow for a future connection to the north.
A stormwater facility for on-site mitigation and treatment will be located in the southwestern corner of
the site and offer additional open space and an educational opportunity for area residents. The multi-
modal trail corridor and pedestrian connections in the planned development provide safe and efficient
pedestrian access throughout the site and to the adjacent neighborhoods and neighborhood park. The
development also includes preservation of a large portion of a significant tree grove on the eastern
portion of the site to retain natural resources and provide a natural buffer from surrounding
development.
In addition to the natural features, the planned development includes 68 small form residential homes
and 13 townhomes with architectural features that go above and beyond the required design standards
of the housing type by meeting the River Terrace Design standards for rowhouses and small form
residential. These elevations include enhanced articulation, design details, and façade materials.
The applicant is requesting flexibility to minimum and maximum lot size and lot width standards to allow
for efficient development of the site that meets density requirements and still provides recreational and
open space amenities. All setbacks, maximum lot coverage, and minimum landscape area standards of
the base zone will continue to be met. The public benefits of providing the trail and open space amenities,
enhanced architectural design, and preservation of the significant tree grove exceed the minimum
standards of this title and significantly outweigh the minor type and amount of development flexibility
requested. This criterion is met.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 20 OF 85
5. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve existing, healthy, and noninvasive trees and tree
groves to the greatest extent possible;
There is a mapped significant tree grove located along the eastern boundary of the site. The streets,
buildings, and site improvements of the proposed development are designed and located to permanently
preserve the majority of this significant tree grove in an open space tract (57%), where only 50% is
required to be preserved in order to utilize the flexible standards of Chapter 18.520. The remainder of the
trees on the site will be removed in order to accommodate the streets, homes, and public facilities. This
criterion is met.
6. The streets, buildings, and site improvements of the proposed development are
designed and located to preserve all natural drainages to the greatest extent possible,
except where the applicant has demonstrated that modifying a natural drainage results
in the same or better environmental function as the existing drainage;
The project site includes an existing jurisdictional wetland in the southwest corner of the site. The
applicant is proposing a stormwater facility in this location to utilize the natural drainage of the site, which
slopes northeast to southwest. The proposed grading will help facilitate the continuation of this natural
drainage pattern and preserve the natural drainage to the greatest extent possible, as illustrated on the
Proposed Grading Plan (Sheet 11, Exhibit E). A Removal-Fill permit will be obtained from the
Department of State Lands for construction of this stormwater facility subsequent to land use approval.
This criterion is met.
7. Any impacts from the proposed development are mitigated to the extent practicable;
Any impacts from the proposed development will be mitigated to the extent practicable. The River
Terrace planning process accounted for this amount and type of residential development in this area.
Non-residential uses are not proposed, and an increase in density beyond what is outright allowed is not
proposed. The proposed development has retained the standard setbacks of the RES-C zone to maintain
privacy and consistent development standards for adjoining properties. The development provides
parking, both on- and off-street, above what is required, which reduces the impacts to surrounding
neighborhoods. Additionally, the open space along the south and east boundaries of the property buffers
the development from existing and future development.
A Transportation Impact Analysis (Exhibit I) was prepared by Kittelson & Associates to evaluate
potential traffic impacts. A street connection will be made to the existing street, SW Woodhue St, in the
River Terrace Crossing project to the east, while providing a connection to the south for future urban
growth expansion and a connection to the north for future development as detailed on the Future Street
Plan (Sheet 18.1, Exhibit E). An Urban Forestry Plan (Exhibit H) was prepared by Morgan Holen &
Associates, LLC that details the plan to restore tree canopy cover after the site is built out. All public
facilities have been designed to connect to the existing infrastructure in accordance with the required
development standards and have been sized appropriately. This criterion is met.
8. The city engineer has determined that any adjustments to street or access standards do
not result in unsafe conditions;
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The applicant is requesting adjustments to the street standards located in Sections 18.910.030.E
(Minimum Right-of-Way and Street Widths), 18.910.030.I.1 (Intersection Angles), 18.910.030.N (Grades
and Curves), and 18.910.030.O (Curbs, Cuts, Ramps, and Driveway Approaches). Regarding Section
18.910.030.E, the applicant proposes Street A to be a Skinny Street due to the required River Terrace
Trail Alignment identified for the site on the River Terrace Community Plan Map, the need for an
adequately sized stormwater facility, and the substantial slopes of the site, all of which impact the
availability of land for right-of-way width. Regarding Section 18.910.030.I.1, the applicant proposes to
have less than 25 feet of tangent adjacent to the two centerlines of the intersection of SW Woodhue Street
and Street C in order for the proposed roundabout to be completely located on the development site and
not encroach on neighboring properties. Regarding Section 18.910.030.N, the applicant proposes to
include streets with grades that exceed 12 percent due to the natural topography of the site. Regarding
Section 18.910.030.O, the applicant proposes to eliminate additional ADA street crossings at certain street
intersections where one is already provided due to grading constraints.
These requests are described in greater detail in their respective sections later in this report. City
engineering staff have reviewed this request and determined that the proposed adjustments to the street
standards do not result in unsafe conditions. This criterion is met.
9. The proposed development complies with all applicable development standards and
requirements of this title, except as adjusted through this approval process; and
As addressed within this report, the proposed development complies with all applicable development
standards and requirements of this title, except as adjusted through this approval process. This criterion
is met.
10. The proposed development is within the following limits:
a. Maximum building height may be increased by up to 50 percent,
b. Maximum density or floor area may be increased by up to 30 percent, and
c. Minimum landscape area may be reduced down to 10 percent.
The proposed development is designed to maintain compliance within the limits for maximum building
height, maximum density, and minimum landscape area. This criterion is met.
FINDING: Based on the above analysis, the planned development criteria have been fully met.
18.640 River Terrace Plan District
18.640.020 Applicability
The regulations of this chapter apply to the River Terrace Plan District. The boundaries of the
plan district are shown on Map 18.640.A, which is located at the end of this chapter, and on the
official zoning map. The standards and requirements in this chapter apply in addition to, and
not in lieu of, all other applicable provisions of this title. Compliance with all applicable
standards and requirements shall be demonstrated in order to obtain development approval. The
standards and requirements in this chapter shall govern in the event of a conflict.
18.640.030 Provision of Adequate Public Facilities
A. Intent. The intent of this section is to address the provision of the infrastructure systems
necessary to benefit and serve all property in River Terrace as provided for in the River
Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure master
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 22 OF 85
plans, in light of the desire of property owners to commence preliminary development prior
to full implementation of these plans and with the understanding that no development rights
vest and no development approvals can be granted until the infrastructure systems are in
place or assured.
B. Approval Standard. Land use applications for subdivisions, partitions, planned
developments, site development reviews, and conditional uses may be approved when the
applicable standards in subsection E of this section are met and when all of the following
funding components of the River Terrace Funding Strategy have been adopted by the city
and are in effect:
1. Transportation: A citywide transportation system development charge (SDC), a River
Terrace transportation SDC, and a River Terrace transportation utility fee surcharge.
2. Sewer: A citywide utility fee surcharge.
3. Stormwater: A River Terrace stormwater utility fee surcharge.
The standards of Subsection E are addressed below. The Transportation, Sewer and Stormwater funding
components of the River Terrace Funding Strategy have been adopted by the city.
C. Deferral of Compliance.
The applicant is not requesting a Deferral of Compliance.
D. Exception.
1. An exception to one or more of the standards in subsection 18.640.030.B may be obtained
through a Type II procedure as provided in Section 18.710.060.
No exceptions to the standards of subsection 16.640.030.B. are requested with this application.
E. Additional Standards.
1. Infrastructure improvements for water, sewer, stormwater, and transportation systems,
including but not limited to pump stations and trunk lines, shall be located and designed
to serve the proposed development and not unduly or unnecessarily restrict the ability of
any other property to develop in compliance with the applicable River Terrace
Infrastructure Master Plan. Infrastructure improvements shall be evaluated for
conformance with this standard during the land use review process. The city shall take
into account the topography, size, and shape of the development site; the impact of the
improvement on the development site; and, the reasonableness of available options during
its review. The applicant shall not be required to reduce otherwise permitted density or
obtain a variance to demonstrate compliance, but this standard may be considered in
reviewing a variance application.
Improvements for water, sewer, stormwater, and transportation have been designed to serve the
development and to not unduly or unnecessarily restrict the ability of any other property to provide or
access a public easement or facility required for the property to develop in accordance with this Code.
The applicant is not proposing any pump stations or trunk lines. The applicant is not requesting a variance
that would necessitate consideration of this standard. These standards are met.
2. Infrastructure improvements for water, sewer, and stormwater shall be placed in
easements that are located, wherever possible, within existing or future rights-of-way.
Easements and rights-of way shall extend through and to the edge of the development
site at such locations that would maximize the function and availability of the easement
and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 23 OF 85
way shall be evaluated for conformance with this standard during the land use review
process. Dedications of easements and rights-of-way shall be required as a condition of
land use approval, except where the approval is for a future phase of a planned
development or land division approval.
Infrastructure improvements for water, sewer, and stormwater will be placed within the right-of-way or
easements and will extend to the edge of the development site, as required. These standards are met.
3. Development in water pressure zone 550 shall either provide or demonstrate that there is
sufficient water capacity in water pressure zone 550 to serve the proposed development,
or that it can be served by another water pressure zone that has sufficient capacity, to the
satisfaction of the city engineer and Tualatin Valley Fire and Rescue during the land use
review process.
The development will connect to the water pressure zone 550 to the east, as required by the Water System
Improvement Plan adopted with the River Terrace Plan District. The proposed water system has been
designed with sufficient capacity to serve the site and is detailed on Sheet 14 in Attachment 1. This
standard is met through the following conditions of approval:
• Prior to commencing any site work, the applicant must submit site plans as part of the Public
Facilities Improvements (PFI) Permit ensuring all public water lines, hydrants, and water
services are designed in accordance with the City of Tigard Standards for review and approval.
Through the conditions of approval, this standard is met.
4. Development in the north and south sewer sub-basins shall demonstrate, where
applicable, that there is sufficient pump station capacity and associated force mains to
serve the proposed development, or that it can be served by other system improvements,
to the satisfaction of the city engineer and Clean Water Services during the land use review
process.
The proposed development is in the south sewer sub-basin. Sanitary lines will be provided within local
streets within the site and will connect to an existing sanitary sewer line along SW Elsner Road that
connects to the pump station at Roy Rogers Road. This pump station has adequate capacity to serve the
proposed development. The proposed sanitary sewer system is detailed on Sheet 12 in Attachment 1.
This standard is met.
5. If compliance with stormwater management standards is dependent upon an off-site
conveyance system or an on- or off-site regional facility that has not yet been provided,
the applicant may propose alternative and/or interim systems and facilities as described
in the River Terrace Stormwater Master Plan.
a. Development approval for an interim facility will include a condition to decommission
the interim facility, connect it to the permanent facility when it becomes available to
serve the development, and assurance that adequate financial resources are available
to decommission the interim facility when the permanent facility becomes available.
b. Development approval for an alternative or on- or off-site regional system or facility
may include a condition to form a reimbursement district.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 24 OF 85
c. A stormwater management system or facility will not be approved if it will prevent or
significantly impact the ability of other properties to implement and comply with the
River Terrace Stormwater Master Plan or other applicable standards.
The stormwater plan for the site does not depend upon conveyance to an off-site facility that has not yet
been provided. A stormwater facility is proposed in the southwest corner of the site to serve the
development as shown on Sheet 13 in Exhibit E. This standard is met.
F. Other provisions.
1. Unless expressly authorized in a development approval, the imposition of private fees or
any charge whatsoever that prohibits, restricts, or impairs adjacent or surrounding
properties from accessing a public easement, facility, or service is prohibited.
2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or
other charge to fund public facilities or services described in this section is deemed
effective if it has taken effect and the time for any legal challenge has expired or any legal
challenge has been finally decided.
The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts,
or impairs an adjoining property from accessing a public easement, facility, or service or denies access to
such public easement, facility, or service. The applicant understands that an ordinance or resolution
adopting an SDC, utility fee, or other charge to finance public facilities and services described in this
section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or
any legal challenge has been finally decided. These standards are met.
18.640.040 Approval Criteria
A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Sections 18.820.040
and 18.830.040, the following approval criteria shall apply to all partition and subdivision
preliminary plat applications in River Terrace.
1. Unless the applicable approval authority determines it is in the public interest to make
modifications, the applicant shall design and construct all streets, street extensions, and
intersections to conform to:
a. The River Terrace Transportation System Plan Addendum; and
b. The street spacing and connectivity standards of this chapter, this title, and
Washington County, where applicable; and
c. The approved plats of subdivisions and maps of partitions of abutting properties, if any,
as to width and general direction.
2. The preliminary plat does not impede the future use or development of adjacent property
in River Terrace not under the control or ownership of the applicant proposing the
preliminary plat.
As demonstrated on the Circulation Plan (See Sheet 15, Exhibit E), the streets, street extensions, and
intersections in the proposed development conform to the River Terrace Transportation System Plan
Addendum, the street spacing and connectivity standards of this chapter and the TCDC. The River
Terrace Transportation System Plan Addendum Figure 8 shows the extension of SW Woodhue Street as
a neighborhood route. Frontage improvements will be in accordance with the neighborhood route street
standards, as discussed in later sections of this report. Compliance with the street spacing and connectivity
standards of this chapter and the TCDC are demonstrated in Section 18.640.080 and later sections of this
report. The proposed development incorporates a section of the River Terrace Trail which currently stubs
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 25 OF 85
to the southeastern corner of the site. The trail will be extended along the southern boundary of the site
and then north along the planned neighborhood route to the northwestern corner of the site for future
extension with future development to the north, which conforms with the River Terrace Transportation
System Plan Figure 6.
With the provision of the above-mentioned future street connections, the preliminary plat does not
impede the future use or development of adjacent property within River Terrace not under the control
or ownership of the applicant proposing the preliminary plat. These criterion are met.
B. Conditional Use, Planned Development, and Site Development Approval Criteria. In
addition to the approval criteria in Sections 18.740.050, 18.770.060, and 18.780.050, the
following approval criteria apply to all conditional use, planned development, and site
development review applications in River Terrace
1. Unless the applicable approval authority determines it is in the public interest to make
modifications, the applicant must design and construct all streets, street extensions, and
intersections to conform to:
a. The River Terrace Transportation System Plan Addendum; and
b. The street spacing and connectivity standards of this chapter, this title, and
Washington County, where applicable; and
c. The approved plats of subdivisions and maps of partitions of abutting properties, if
any, as to width and general direction.
As demonstrated on the Circulation Plan (See Sheet 15, Exhibit E), the streets, street extensions, and
intersections in the proposed development conform to the River Terrace Transportation System Plan
Addendum, the street spacing and connectivity standards of this chapter, and the TCDC, and in the case
of SW April Lane, the Washington County TSP and Road Design and Construction Standards.
Compliance with the street spacing and connectivity standards of this chapter and the TCDC are
demonstrated in Section 18.640.080 and later sections of this report. The development conforms to
approved plats of subdivisions and maps of partitions of abutting properties, as to width and general
direction, where applicable. This criterion is met.
2. The development may not impede the future use or development of adjacent property in
River Terrace not under the control or ownership of the applicant proposing the
conditional use, planned development, residential, or commercial development.
With the provision of the above-mentioned future street connections, the preliminary plat does not
impede the future use or development of adjacent property within River Terrace not under the control
or ownership of the applicant proposing the preliminary plat. The proposed street network includes
future street profiles that demonstrate the site’s ability to provide connections to future off-site street
improvements as detailed in Sheets 18.1 – 18.6 of Exhibit E. This criterion is met.
C. Conditions of Approval. The approval authority may attach such conditions as are necessary
to comply with the River Terrace Community Plan, related infrastructure master plans, this
chapter, and other applicable provisions of the TCDC.
The applicant understands that the approval authority may attach such conditions as are necessary to
carry out the goals and policies of the Tigard Comprehensive Plan, River Terrace Community Plan, and
other applicable ordinances and regulations. Conditions of approval have been included in this report.
18.640.050 Community Commercial Development Standards
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Development in the MUC zone is subject to the land use and development standards in Chapter
18.120, Commercial Zones, and Chapter 18.320, Commercial Zone Development Standards,
except where an adjustment has been approved as provided by Chapter 18.715, Adjustments, or
Subsection 18.640.660.D.
This proposal does not include land in the MUC zone. These standards do not apply.
18.640.060 River Terrace Boulevard Development Standards
The proposal does not include any portions of River Terrace Boulevard; therefore, these development
standards do not apply.
18.640.070 Planned Developments
The requirements of Chapter 18.770, Planned Developments, apply to all planned developments
in River Terrace, except as modified below.
A. Density Calculation. To encourage development that is consistent with the design concept
for River Terrace Boulevard, the River Terrace Community Plan, and the building design
standards in this chapter, planned developments in River Terrace may limit the land
dedicated for public or private rights-of-way, including tracts for vehicle access, to 20 percent
of gross site acreage for the purpose of calculating net development area and density.
The proposed development does not utilize this provision and instead utilizes the actual area of dedication
for public and private rights-of-way for the purpose of calculating net development area and density. As
shown on the Density Calculations submitted by the applicant (Sheet 4, Exhibit E), the proposed
development meets minimum and maximum densities using the standards described in Subsection
18.40.130.B.
B. Housing types. In addition to Paragraph 18.770.030.I.2, all housing types may be allowed in
the MUC zone where appropriately located, designed and scaled. Any proposed housing
must meet the applicable standards of this chapter and the applicable housing type chapter
in 18.200 Residential Development Standards, except as adjusted through the planned
development approval process.
The development site does not include any land zoned MUC. The housing types proposed, small form
residential and rowhouses, will meet the applicable design standards in Chapter 18.200 – Residential
Development Standards, except as adjusted through the proposed planned development.
C. Common open space. A minimum of 20 percent of gross site area is required as common
open space. Common open space may not contain sensitive lands. The following alternative
open space and development enhancements may be provided in lieu of meeting the 20-
percent open space standard. These alternatives are intended to provide the community with
benefits that are consistent with the overall development vision for River Terrace as
described in the River Terrace Community Plan and River Terrace Park System Master Plan
addendum.
The development site is 18.08 gross acres, requiring a minimum of 3.62 acres of common open space
area (18.08 gross acres x 0.2 = 3.62). The proposed development is designed to provide 3.05 acres of
common open space, or 16.9%, as shown on Sheet 4 in Exhibit E. Alternative open space and
development enhancements are provided in lieu of meeting the 20% open space requirement, as
detailed below. This standard is met.
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1. The development must provide parks, trails, or open space that:
a. Meets a need for neighborhood parks, linear parks, open space, or trails that is
identified in the River Terrace Park System Master Plan Addendum with respect to
both location and the plan’s level of service standard; and
b. Will be dedicated to the public if the proposal is for a neighborhood park, linear park,
or trail.
The site is identified in the River Terrace Park System Master Plan as being a future location for the River
Terrace Trail. The development includes a section of the River Terrace Trail along the southern boundary
of the development site. The trail then heads north to the roundabout near the northwest corner of the
site. This trail network will eventually provide a connection from SW Scholls Ferry Road to the north and
the Westside and Tonquin Trails to the south. The trail segment will be dedicated to the public with the
final plat. This standard is met.
2. The development shall include at least three of the following development
enhancements:
a. Trails or paths that augment the public sidewalk system and facilitate access to parks,
schools, trails, open spaces, commercial areas, and similar destinations. Trails and
paths must meet all applicable ADA standards and be dedicated to the public or
placed in a public access easement. Trails and paths in a public access easement must
be maintained by a homeowner association.
b. Nature trails along or through natural resource areas or open spaces. Trails through
protected natural resource areas must obtain all necessary approvals and meet all
applicable development standards. Trails must meet all applicable ADA standards and
be dedicated to the public or placed in a public access easement. Trails in a public
access easement must be maintained by a homeowner association.
c. Trails, paths, or sidewalks that provide direct access to a public park or recreation area
that is no further than 0.25 mile from the development site. Trails and paths must meet
all applicable ADA standards and be dedicated to the public or placed in a public
access easement. Trails and paths in a public access easement must be maintained by
a homeowner association.
d. Intersection treatments that are acceptable to the City Engineer and that elevate the
pedestrian experience through art, landscaping, signage, enhanced crossings, or other
similar treatments.
e. High-quality architectural features on rowhouses and small form residential
development that meet the building design standards in subsection 18.640.070.E.
The proposed development will include trails, pedestrian connections, and sidewalks that meet the
development enhancement standards of 18.640.070.C.2.a, b., and c.
As shown on the Circulation Plan, Sheet 15 in Exhibit E, the development includes the continuation of
the River Terrace Trail with a public access easement along the western and southern boundaries of the
site that augments the sidewalk system within the development. The multi-use trail will facilitate access to
parks, schools, trails, open spaces, commercial areas, and similar destinations within and adjacent to the
development. The portion of the trail located along the storm water facility will have educational
programming and benches as open space amenities. The trail continues past the stormwater facility and
guides pedestrians and cyclists to an open space area which abuts preserved portions of a significant tree
grove. The trail will connect to the adjacent River Terrace Crossing Neighborhood Park.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 28 OF 85
This trail corridor will meet all applicable ADA standards and be dedicated to the public. The trails,
pedestrian connections, and sidewalks throughout the site will be located within the public right-of-way
or in tracts with public access easements and will either be maintained by the city or the homeowner
association, as listed in the tract ownership table (Exhibit T) provided by the applicant. These standards
are met.
3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more
of the following enhancements may be provided in lieu of one or more of the
enhancements listed in paragraph 18.640.070.C.2:
a. Long-term maintenance plan administered by a homeowner association that is
acceptable to the applicable road authority for any proposed or required landscaping
in or adjacent to the Roy Rogers Road or River Terrace Boulevard right-of-way that is
not part of a stormwater management facility.
b. High-quality visual and noise buffer along Roy Rogers Road that includes both a
vegetative and solid barrier component outside of the public right-of-way.
c. Park facilities in the River Terrace Trail corridor, including, but not limited to,
benches, picnic tables, lighting, or small playground areas (i.e., tot lots or pocket
parks). Provision of such facilities may allow the applicant to count the trail corridor
as a linear park facility, thus contributing to meeting the city’s level of service
standards in the River Terrace Park System Master Plan Addendum for both linear
parks and trails. The public works director shall determine whether the proposed
facilities elevate the trail corridor to a linear park facility.
The proposed development does not abut Roy Rogers Road or River Terrace Boulevard; therefore, these
standards do not apply.
D. Street Design Standards. The standards of Chapter 18.910, Improvement Standards, apply in
addition to the specific provisions for public skinny streets, private streets, and private alleys
in subsections 18.640.080.C and D.
As shown on the Circulation Plan, Sheet 15 in Exhibit E, and demonstrated later in this report, streets
within the proposed development meet the standards of Chapters 18.910 and 18.640.080.C and D for
public skinny streets and a private alley. These standards are met.
E. Design standards for small form residential and rowhouses. The following design standards
apply to small form residential and rowhouses where the applicant chooses to provide them
under Subparagraph 18.640.070.C.2.e or where required by Subsection 18.640.060.A. The
design standards in Chapter 18.290, Small Form Residential, and Chapter 18.280, Rowhouses,
apply in all other situations.
These standards are intended to promote architectural detail, human-scale design, street
visibility, and privacy of adjacent properties, while affording flexibility to use a variety of
architectural styles. The graphics provided are intended to illustrate how development could
comply with these standards and should not be interpreted as requiring a specific
architectural style. An architectural feature may be used to comply with more than one
standard.
The applicant did not choose this option to meet the Common Open Space requirement of Subparagraph
18.640.070.C.2 and it is not required by Subsection 18.640.060.A as the development does not abut the
River Terrace Boulevard right-of-way. These standards do not apply.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 29 OF 85
18.640.080 Street Design
C. Public Skinny Streets and Private Streets. Development sites that have public street frontage
on an arterial street upon which they cannot take vehicle access may take access from a
private street that meets city standards or from another public street that, at a minimum,
meets the skinny street option as shown in Figure 18.910.6.B. Private street standards are
established by the city engineer in compliance with subsection 18.910.030.T.
The development site does not have frontage on an arterial street. This standard does not apply.
D. Private Alleys. Development sites that have public street frontage on a local street,
neighborhood route, or collector street may choose to provide vehicle access through a
private alley provided that the alley meets all of the standards below and in 18.910.030.R.
1. The proposed alley is located in a tract for private access purposes; and
2. The proposed alley is managed by a homeowner association into perpetuity. For each
alley there must be a legal recorded document that includes the following at a minimum
a. A legal description; and
b. Ownership; and
c. Use rights, including responsibility for enforcement; and
d. A maintenance agreement, including an allocation or method of determining liability
for a failure to maintain.
A minimum 20-foot-wide private alley will provide vehicle access to rear loaded rowhomes lots as shown
on the Circulation Plan, Sheet 15 in Exhibit E. The alley is located in a tract for private access purposes
as shown on the Preliminary Plat, Sheet 10 in Exhibit E. The management and maintenance of the alley
will be the responsibility of the development’s homeowner association. This standard is met.
18.640.090 Street Connectivity
A. Street alignment and connections. In addition to the exceptions already allowed in
subsection 18.910.030.H, the following exceptions also apply to development in River
Terrace.
1. For development sites located on the side of the River Terrace Boulevard right-of-way
with the trail corridor, an additional exception to the street spacing requirement is allowed
and encouraged to minimize the number of trail crossings, provided that there are bicycle
and pedestrian connections in public easements or rights-of-way a minimum of every 330
feet.
This proposed development does not include any portions of River Terrace Boulevard. This standard
does not apply.
2. For public or private school sites, an additional exception to the street spacing
requirement is allowed, provided that there is adequate internal circulation for
pedestrians, cyclists, and vehicles within and through the site and a sufficient number and
distribution of public access points from the site to public streets, sidewalks, and trails as
determined by the approval authority.
There are no public or private school sites proposed with this application. This standard does not apply.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 30 OF 85
B. Block Perimeter. The perimeter of blocks formed by streets must not exceed a total of 1,600
feet measured along the centerline of the streets except where street location is precluded by
natural topography, wetlands, significant habitat areas, bodies of water, pre-existing
development, or an arterial or collector street along which the city has identified a need to
minimize the number of intersections.
The length, width, and shape of blocks have been designed to provide adequate building sites for
rowhomes and small form residential development while providing convenient access, circulation,
control and safety of street traffic. Existing adjacent development, natural resources, steep slopes, and
the location of planned facilities in the Transportation System Plan were factors in the design of the
proposed block layout.
Where the block perimeter length exceeds 1,600 ft due to steep slopes or the retained significant tree
grove, pedestrian pathways have been provided at midblock locations (or at the planned trail location
in the case of the retained significant tree grove) in order to provide convenient connections
throughout the site as shown on the Preliminary Circulation Plan on Sheet 15, Attachment 1.
The development complies with the Block Improvement Standards as described in Section 18.910.040
later in this report. The street system and blocks of the proposed planned development have been
designed to provide adequate internal circulation for pedestrians, cyclists, and vehicles within and
through the site. This standard is met.
18.640.100 On-Street Parking
A. Applicability. In addition to the standards in Chapter 18.410, Off-Street Parking and Loading,
the following on-street parking standards apply to all small form residential and rowhouse
development in River Terrace with individual off-street parking and vehicle access on a local
street, neighborhood route, or private street or alley.
B. Quantity Standards. All small form residential development described in Subsection
18.640.100.A must provide the following number of on-street parking spaces.
1. For a dwelling unit with 1 off-street parking space, a minimum of 2 on-street parking
spaces must be provided.
2. For a dwelling unit with 2 off-street parking spaces, a minimum of 1 on-street parking
space must be provided.
3. For dwelling units with more than 2 off-street parking spaces, a minimum of 1 on-street
parking space must be provided for every 2 lots with more than 2 off-street parking spaces
that are adjacent to each other.
The proposed development includes 68 lots for small form residential development and 13 lots for
rowhouses. All small form residential development will include two-car garages with two parking spaces
in the driveway, providing four off-street spaces per lot (272 total). Per the standards stated above, one
on-street parking space must be provided for every two lots. Accordingly, 34 on-street parking spaces are
required. Eighty (80) on-street parking spaces will be provided for the small form residential lots, as seen
on the Parking Plan (Sheet 16, Exhibit E), exceeding the amount required. There are no minimum parking
standards for rowhouse development. Compliance with this standard will be confirmed upon building
permit submittal. This standard is met.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 31 OF 85
C. Dimensional Standards. Parking spaces must be at least 20 feet in length. Parking spaces
may not utilize street frontage that contains a driveway, driveway apron, crosswalk,
congregate mailbox structure, or fire hydrant to meet the required dimensional standard.
All on-street parking spaces within the proposed development will be at least 20 feet in length and will
not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox
structure, or fire hydrant to meet the required dimensional standards, as demonstrated on the Parking
Plan (Sheet 16, Exhibit E). This standard is met.
D. Location Standards. Required on-street parking spaces must be provided within the
development site and along the affected lot’s street frontage by parallel parking, except as
provided below.
1. All or some of the on-street parking spaces required in paragraphs 18.640.100.B.1 through
3 may be provided on a street frontage not associated with the affected lot provided that
the required parking space(s) are located on the same block and within 200 feet of the
affected lot.
All required on-street parking spaces within the proposed development will meet the location standards
of this section, as demonstrated on the Parking Plan (Sheet 16, Exhibit E). All on-street parking spaces
required in Subsection B.1 – 3 above are either provided by parallel parking on a street frontage associated
with the affected lot or on the same block and within 200 feet of the affected lot. This standard is met.
2. All or some of the on-street parking spaces required in Paragraphs 18.640.100.B.1 through
3 may be provided in parking courts that are interspersed throughout the development.
All required on-street parking will be provided on the street. No parking courts are proposed. These
standards do not apply.
18.640.110 Temporary Sales Offices and Model Homes
One temporary sales office and one or more model homes may be located and used prior to final
plat approval when proposed in conjunction with a preliminary plat application for a subdivision.
Any such proposal will be processed using the approval process in Section 18.440.040 and the
approval criteria in Subsection 18.440.050.C, and it must comply with the provisions in this
section. If a temporary sales office or model home is not proposed in conjunction with a
preliminary plat application for a subdivision, one or both may be proposed at a later date in
compliance with Chapter 18.440, Temporary Uses.
The applicant is requesting approval of three temporary use permits for one (1) sales office and two (2)
model homes, as shown on the Model Home & Sales Office Plan (Sheet 9, Attachment 1). The standards
of Section 18.440.040 and Subsection 18.440.050.C are addressed in the respective code section later in
this report.
A. Temporary sales office.
1. A maximum of one temporary sales office, not including a sales office in a model home,
per subdivision is allowed for placement on a lot intended for a dwelling unit as shown on
the preliminary plat.
2. Conditions of approval for a temporary sales office must protect the public’s health, safety,
and welfare. Conditions of approval may include, but are not limited to, the following:
a. Provision of adequate fire access and water supply, including fire hydrants.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 32 OF 85
b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk
along the frontage of each sales office lot and curbs and the first lift of asphalt on all
streets proposed to serve the sales office lot.
c. Installation of utilities within all streets proposed to serve the sales office lot.
d. Provision of adequate parking.
3. Any improvements to the property must be designed and constructed so as to not preclude
future use of the property as zoned.
The applicant is requesting approval of one (1) temporary sales office as shown on the Model Home &
Sales Office Plan (Sheet 9, Exhibit E). The applicant understands approval of the temporary sales office
includes the requirements listed above as conditions of approval to ensure the public’s health, safety, and
welfare. This standard is met through the following condition of approval:
• Prior to final plat approval and permit issuance for the proposed sales office and model homes,
the applicant must demonstrate that the following measures are in place:
a. Provision of adequate fire access and water supply, including fire hydrants, as determined
by the Tualatin Valley Fire and Rescue (TVF&R).
b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along
the frontage of each model home lot and curbs and the first lift of asphalt on all streets
proposed to serve each sales office lot.
c. Installation of utilities within all streets proposed to serve each sales office lot.
d. Provision of adequate parking.
As conditioned, this standard is met.
B. Model homes.
1. The maximum number of model homes allowed is as follows:
a. Three, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat,
whichever is greater, if the preliminary plat application is proposed in conjunction
with a planned development application.
b. One, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat,
whichever is greater, if the preliminary plat application is not proposed in conjunction
with a planned development application.
The preliminary plat application is proposed in conjunction with the planned development application.
Therefore, the maximum number of model homes is limited to three (3), or one for every six acres of
land proposed for 18.08-acre development site. The applicant is requesting approval of two (2) model
homes as shown on the Model Home & Sales Office Plan (Sheet 9, Exhibit E). This standard is met.
2. Conditions of approval for a model home must protect the public’s health, safety, and
welfare. Conditions of approval may include, but are not limited to, the following:
a. Provision of adequate fire access and water supply, including fire hydrants.
b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk
along the frontage of each model home lot and curbs and the first lift of asphalt on all
streets proposed to serve each model home lot.
c. Installation of utilities within all streets proposed to serve each model home lot.
d. Provision of adequate parking.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 33 OF 85
The applicant understands approval of the model homes includes the requirements listed above as
conditions of approval to ensure the public’s health, safety, and welfare. This standard is met through the
following condition of approval:
• Prior to final plat approval and permit issuance for the proposed sales office and model homes,
the applicant must demonstrate that the following measures are in place:
a. Provision of adequate fire access and water supply, including fire hydrants, as determined
by the Tualatin Valley Fire and Rescue (TVF&R).
b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along
the frontage of each model home lot and curbs and the first lift of asphalt on all streets
proposed to serve each sales office lot.
c. Installation of utilities within all streets proposed to serve each sales office lot.
d. Provision of adequate parking.
As conditioned, this standard is met.
3. Any improvement to the property must be designed and constructed so as to not preclude
full compliance with all applicable development standards upon final plat approval. The
applicant bears the sole and complete risk of altering or relocating the model home prior
to final plat approval if such actions are necessary for it to comply with all applicable
development standards upon final plat approval.
Any improvements to the model home sites will be designed and constructed in a manner that does not
preclude full compliance with all applicable development standards upon final plat approval. The
applicant understands the risk of altering or relocating the model home prior to final plat approval. This
standard is met.
4. Each model home must be located and constructed on a separate preliminary lot
intended for a dwelling unit as shown on the preliminary plat and in conformance with
all applicable development standards, including but not limited to: setbacks, lot
coverage, height, façade design, and access. The lot on which the model home is located
is not a final approved lot for any purpose. A model home approval is not the basis for an
adjustment, exception, vested right, or nonconforming use.
Each model home will be located and constructed on a separate preliminary lot intended for a dwelling
unit as shown on the Preliminary Plat (Sheet 10, Attachment 1) in conformance with all applicable
development standards. This standard is met.
5. A model home may only be occupied during established business hours and in no event
be used as an overnight accommodation.
No model homes will be occupied except during established business hours. None of the proposed model
homes will be used as an overnight accommodation. This standard is met.
6. One model home may be used as a temporary sales office in lieu of a temporary sales
office approved in compliance with either Subsection 18.640.110.A or Subsection
18.440.030.C.
The applicant is requesting approval of a separate temporary sales office, as shown on the Model Home
& Sales Office Plan (Sheet 9, Attachment 1), in compliance with Subsection 18.640.110.A. This standard
is met.
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C. Owner authorization and performance bond. The temporary use application for the sales
office or model home(s) must include authorization from the owner, binding its successors
and assigns, for the city to enter the property and take such actions as are necessary to
demolish and remove any temporary sales office or model home that has been declared a
nuisance pursuant to Paragraph 18.640.110.D.2. The applicant must post a performance bond
in favor of the city in an amount designated in the temporary use approval as a reasonable
estimate of the cost sufficient for this purpose. The bond will be released upon final plat
approval.
The temporary use application for the model homes and sales office include authorization from the owner
for the city to enter the property and take necessary actions if the structures are declared a nuisance
pursuant to Paragraph 18.640.110.D.2. The applicant will post a performance bond in favor of the city in
the amount designated in the temporary use approval. This standard is met through the following
condition of approval:
• Prior to final plat approval or permit issuance, the applicant must provide authorization,
binding its successors and assigns, for the city to enter the property and take such actions as
are necessary to demolish and remove any temporary sales office or model home that has
been declared a nuisance. The applicant must post a performance bond in favor of the city
in an amount designated in the temporary use approval as a reasonable estimate of the cost
sufficient for this purpose. The bond must be released upon final plat approval.
As conditioned, this standard is met.
D. Removal of model home or temporary sales office.
1. If final plat approval is not obtained prior to the expiration of the preliminary plat
approval, each model home or temporary sales office must be removed and the property
restored and made safe by the applicant or owner. This must occur no later than 60 days
after the expiration of the preliminary plat approval.
2. A model home or temporary sales office not removed in compliance with Paragraph
18.640.110.D.1 will be declared a nuisance. The city will enter the property and abate the
nuisance by taking such actions as are necessary to demolish and remove the structure
in compliance with the owner authorization and performance bond required in
Subsection 18.640.110.C.
The applicant understands and accepts the removal standards of 18.640.110.D. The final plat is intended
to be obtained prior to the lapse of the preliminary plat. This standard is met through the following
condition of approval:
• If final plat approval is not obtained, each model home must be removed and the site restored
and made safe no later than 60 days after lapse of the preliminary plat.
As conditioned, this standard is met.
FINDING: Based on the above analysis, the River Terrace Plan District standards are either fully
met or can be met as conditioned.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 35 OF 85
18.830 Subdivisions
18.830.040 Approval Criteria – Preliminary Plat
The approval authority will approve or approve with conditions an application for a
preliminary plat when all of the following are met:
A. The proposed preliminary plat must comply with all applicable standards and provisions
of this title and the Tigard Municipal Code;
Full compliance with the applicable standards is addressed herein, as amended by the Planned
Development request. This criterion is met.
B. The proposed lots must comply with the lot standards as provided in Chapter 18.805 Lot
Standards.
The proposal includes lots for small form residential and rowhouse development. The proposed lots
comply with the lot size, shape, and frontage standards in Chapter 18.805 as modified through the
consolidated Planned Development. This criterion is met.
C. The proposed plat name must not be duplicative and must satisfy the provisions of ORS
Chapter 92;
The applicant has reserved the plat name “Overlook at River Terrace” through Washington County,
confirming that the name is not duplicative. This criterion is met.
D. The streets and roads must be laid out so as to conform to the plats of subdivisions and
partitions already approved for adjacent property as to width, general direction and in all
other respects unless the city determines it is in the public interest to modify the street or
road pattern; and
Access to this development is proposed via extension of SW Woodhue Street that connects to a
roundabout in the northwest corner of the development site. This is consistent with the standards and
street alignment established with the approved River Terrace Crossing development to the east.
A secondary emergency-only access will be provided via SW April Lane. SW April Lane will be gated at
the southwest corner of the site and restricted to fire district access and local access only for the homes
north of the site currently using SW April Lane. Off-site, SW April Lane will be improved to 20 feet in
width to support emergency vehicle access. Signage will be posted at the Beef Bend/SW April Lane
intersection to discourage public use of the road. On-site, SW April Lane will be extended north to serve
the proposed development. Additional local streets within the development will stub to the properties to
the north and south. The existing driveways serving existing small form residential development on
adjacent lots have been integrated into the circulation plan while allowing for future connections when
these properties eventually develop.
All on-site streets will be improved in compliance with city standards or as approved through a
Design Exception by the City Engineer.
This criterion is met.
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 36 OF 85
E. An explanation must be provided for all common improvements.
The applicant’s narrative provides an explanation for all proposed common improvements including
community trails, mid-block pedestrian connections, a storm water facility tract, and open space tracts.
Specific details of the proposed improvements are identified on the Preliminary Plat (Sheet 10, Exhibit
E) and are discussed in detail under Section 18.910, Improvement Standards of this report. This criterion
is met.
FINDING: Based on the above analysis, the applicable subdivision criteria have been fully met.
18.805 Lot Standards
18.805.020 Applicability
The standards of this chapter apply to new lots that are created through a partition or
subdivision and to existing lots that are reconfigured through a lot line adjustment or lot
consolidation. Additional lot standards may apply to certain types of uses or development as
provided in this title.
The application is for a subdivision, this chapter applies.
18.805.030 Residential Lot Standards
A. Lot size. Dimensional standards for lots created or configured for residential development
are provided in Table 18.805.1 for all zones where residential development is allowed.
Table 18.805.1
Dimensional Standards for Residential Lots by Housing Type
Standard RES-C Proposed
Minimum Lot Size
- Small Form Residential 5,000 sf 4,500 sf
- Rowhouse 1,250 sf 1,100 sf
Maximum Lot Size
- Small Form Residential 6,250 sf 8,500 sf
- Rowhouse 1,750 sf 2,400 sf
Minimum Lot Width
- Small Form Residential 50 ft 47 ft
- Rowhouse 20 ft 16 ft
The applicant is requesting flexibility to the lot size and lot width standards for the proposed rowhouse
and small form residential development as detailed in the table above and shown on the Preliminary Plat
provided by the applicant (Sheet 10, Exhibit E). The proposed flexibility is allowed through the planned
development process. These standards are met.
B. Lot shape. Each lot for quad, rowhouse, or small form residential development must be
rectilinear in shape with straight side lot lines at right angles to front lot lines, and
straight rear lot lines parallel to front lot lines, except where not practicable due to
location along a street radius or because of existing natural features or lot lines. Side and
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rear lot lines that are segmented must not contain cumulative lateral changes in
direction that exceed 10% of the distance between opposing lot corners, as measured
using the process of Subsection 18.40.060.C.
All proposed lots meet the rectilinear lot standards and are not segmented more than 10 percent, as
shown on the Site Plan (Sheet 7, Exhibit E). This standard is met.
C. Lot frontage. Each lot must have a minimum of 40 feet of frontage on a public or private
right-of-way, except for the following types of lots:
1. Flag lots and rowhouse lots must have a minimum of 15 feet of frontage on a public
or private right-of-way;
2. Lots with curved frontages along cul-de-sacs or eyebrows must have a minimum of
20 feet of frontage on a public or private right-of-way as measured along the arc of
the front lot line; and
3. Lots at the terminus of a private street must have a minimum of 20 feet of frontage
on a private right-of-way.
All proposed small form residential lots have a minimum of 40 feet of frontage on a public right-of-way
and all proposed rowhouse lots have a minimum of 15 feet of frontage on a private right-of-way, as
shown on the Preliminary Plat (Sheet 10, Exhibit E). This standard is met.
D. Flag lots. Flag lots may only be created or configured through the provisions of
Chapter 18.810, Lot Line Adjustments And Lot Consolidations or Chapter 18.820, Land
Partitions. Flag lots are subject to the following:
1. The minimum lot width and depth of a flag lot is 40 feet and is measured as provided
in Section 18.40.080, and
2. Any lot line may be designated as the front lot line provided that no side setback is
reduced to less than 10 feet.
The proposed development does not include or propose any flag lots. This standard does not apply.
FINDING: Based on the above analysis, the lot standards have been fully met.
18.110 Residential Zones
18.110.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in
residential zones is provided in Table 18.110.2. If a use category is not listed, see Section
18.60.030.
The proposal is for Residential Use, which is allowed in the RES-C zone. This standard is met.
C. Development standards. The standards for residential development in residential zones are
located in the applicable housing type chapter in 18.200 Residential Development
Standards. The standards for nonresidential development in residential zones are located in
Chapter 18.350, Residential Zone Development Standards, and the applicable plan district
chapter, if any.
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The proposed development is residential. The applicable standards in Chapter 18.280, Rowhouses and
18.290, Small Form Residential are described below.
18.110.040 Housing Types
A. A housing type is not a use category. It describes a type of development that can contain
a Residential Use.
B. A list of allowed, limited, and prohibited housing types in commercial zones is provided in
Table 18.110.3.
C. All housing types are subject to the standards and provisions of the applicable
development standards chapter or applicable plan district chapter, if any. The applicable
chapter for each housing type is provided in Table 18.110.3.
D. All allowed housing types may be built on site or manufactured off site.
The development includes rowhouse and small form residential development, which are allowed
housing types in the RES-C zone. This standard is met.
FINDING: Based on the above analysis, all of the applicable residential zone standards have been
fully met.
18.280 Rowhouses
18.280.020 Applicability
A. The standards of this chapter apply to rowhouse development in the RES-A, RES-B, RES-
C, RES-D, RES-E, MUC, and MUR zones. Additional standards apply in the River Terrace
Plan District, as provided in Chapter 18.640, River Terrace Plan District. An applicant may
elect to apply the standards of Chapter 18.230, Apartments, when proposing rowhouse
development in base zones where apartment development is allowed.
The proposed planned development includes 13 lots for rowhouse development in the RES-C zone. The
additional standards in the River Terrace Plan District also apply.
18.280.040 Clear and Objective Standards
A. Unit count. A rowhouse development must contain at least two dwelling units. There is no
maximum number of dwelling units, except that in the RES-A through RES-C zones, the
maximum number of dwelling units per grouping is five.
Rowhouses are proposed on the site in groupings of three and four units. This standard is met.
B. Lot size and width. Dimensional lot standards are provided in Chapter 18.805 Lot Standards.
Rowhouse development is not allowed on lots that do not meet the dimensional lot standards
for the base zone.
The majority of the proposed rowhouse lots comply with the dimensional lot standards of the base zone,
however, lot size and width are requested to be modified through the Planned Development process to
accommodate certain lots. The rear setback of all rowhouse lots abut an alley. This request is detailed in
Chapter 18.770 of this report. This standard is met.
C. Development standards. Development standards are provided in Table 18.280.1.
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Table 18.280.1
Development Standards for Rowhouses
Standard RES-C Proposed
Minimum Setbacks
- Front 15 ft 15 ft
- Street side 15 ft 15 ft
- Side [1] 5 ft, 0 ft common wall 5 ft, 0 ft. common wall
- Rear [2] 15 ft, 0 ft 15 ft, 0 ft
Maximum Setbacks
- Front 20 ft 20 ft
- Street side 20 ft 20 ft
Maximum Height 35 ft 35 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area 20% 20%
Notes:
[1] This standard does not apply to a common wall lot line where the dwelling units are attached.
[2] There is no rear setback requirement when the rear property line abuts an alley.
As noted in the table above, the proposed rowhouses will comply with all development standards in Table
18.280.1, including the minimum and maximum setbacks, maximum building heights, maximum lot
coverage, and minimum landscape area. This standard is met.
D. Parking. The provisions and standards of Chapter 18.410, Off-Street Parking and Loading,
apply.
1. Access. Access to off-street parking areas for rowhouse development may be taken
through tandem driveways, shared access, or from an alley. The following requirements
apply to each situation in addition to the relevant sections of Chapter 18.920, Access,
Egress, and Circulation.
c. Alley access. If access is taken from an alley, the following standards apply:
i. A maximum of one access is allowed for each dwelling unit.
ii. The minimum paved width of an alley access is 10 feet.
The proposed rowhouse units will all take individual access from a private alley. Each access has a paved
width of at least 10 feet as illustrated in the Typical Rear Loaded Rowhome Lot graphic on Sheet 7 in
Exhibit E. This standard is met.
2. Location. Off-street parking areas, including detached garages and carports, must be
located a minimum of 20 feet from any street property line, except alley property lines,
where no minimum setback is required.
Off-street parking spaces for rowhouses are provided in individual attached garages that are located off
an alley. This standard is met.
3. Garages and carports. Garages and carports in rowhouse developments are subject to the
following:
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a. Detached garages or carports must be located a minimum of 40 feet from a street
property line where rowhouses provide main entrances.
b. The maximum size for a detached garage or carport is 200 square feet per rowhouse
served by the structure.
c. The maximum height for a detached garage or carport is 15 feet.
No detached garages or carports are proposed with this development. This standard does not apply.
4. Screening. Screening of parking areas is not required, except that in the RES-A through
RES-C zones, off-street parking areas provided at the side or rear of buildings and not in
garages must be screened from adjacent properties to the S-3 standard, as provided in
Table 18.420.2. The required screening must be provided on the same site as the
development.
No off-street parking areas are proposed. This standard does not apply.
E. Pedestrian access. Rowhouse developments of five or more dwelling units must provide a
paved, accessible pedestrian path that connects the main entrance of each rowhouse to the
following:
1. Sidewalks in the right-of-way abutting the site;
2. Common buildings such as laundry and recreation facilities;
3. Parking areas; and
4. Common open space and play areas.
Each rowhouse will have a paved, accessible path leading from each front entrance to the sidewalk or
pedestrian path that connects to the sidewalk. The sidewalks within the development connect to the
common open space within the development and within neighboring developments by way of sidewalk
connections and the trail corridor. These standards are met.
F. Service areas. Service areas including but not limited to shared waste collection areas and
utility cabinets must not be located in required setbacks and must be screened to the S-1
standard, as provided in Table 18.420.2.
Service areas, such as shared waste collection areas, are not proposed. This standard does not apply.
G. Dwelling unit definition. Each dwelling unit must include at least one of the following on
the street-facing facade:
1. A roof dormer that is a minimum of four feet in width,
2. A balcony that is a minimum of two feet in depth and accessible from an interior room,
3. A bay window that projects a minimum of two feet from the facade, or
4. A facade that is offset a minimum of two feet in depth from the neighboring dwelling
unit.
Each rowhouse is designed with a minimum 2-foot offset. The applicant has provided conceptual
elevations and floorplan drawings (Exhibit F) that demonstrate the rowhouses meet the definition
standard of this chapter. This standard is met.
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H. Main entrance. The main entrance of each rowhouse must face the street. If a rowhouse has
more than one street property line, the entrance may face either street.
Each rowhouse has a main entrance facing a street. The applicant has provided conceptual elevations and
floorplan drawings (Exhibit F) that demonstrate the rowhouses meet the main entrance standard of this
chapter. This standard is met.
I. Porches. Each rowhouse in a grouping must include a porch that is a minimum of 48 square
feet in area with no horizontal dimension less than six feet. A balcony on the same facade as
the main entrance may substitute for a front porch, provided that the following are met:
1. The area of the balcony must be a minimum of 48 square feet,
2. The balcony must be a minimum of eight feet in width,
3. The floor of the balcony must be a maximum of 15 feet above grade, and
4. The balcony must be accessible from the interior living space of the house.
Each rowhouse includes a porch that is a minimum of 48 square feet in area with no horizontal dimension
less than six feet. The applicant has provided conceptual elevations and floorplan drawings (Exhibit F)
that demonstrate the rowhouses meet the porch standards of this chapter. This standard is met.
J. Roofs. Roofs must be sloped, with a minimum pitch of 4/12 and a maximum pitch of 14/12,
except that a roof may be flat if it meets one of the following:
1. The space on top of the roof is used as a deck or balcony that is no more than 150 square
feet in area and is accessible from an interior room; or
2. The roof line includes a cornice that extends at least six inches from the facade and is a
minimum of 12 inches in height.
The applicant has provided conceptual elevations (Exhibit F) that demonstrate the roofs will be sloped
between the minimum pitch of 4/12 and maximum of 14/12. Flat roofs are not proposed. This standard
is met.
K. Exterior staircases. Exterior staircases to any story above the first story of a rowhouse are
not allowed.
Exterior staircases are not proposed. This standard is met.
L. Windows. A minimum of 12% of the area of all street-facing facades on each individual
dwelling unit must include windows or entrance doors. Window area is the aggregate area of
the glass within each window, including any interior grids, mullions, or transoms. Door area is
the portion of a door, other than a garage door, that moves and does not include the frame.
Half of the window area in the door of an attached garage may count toward meeting this
standard.
The applicant has provided conceptual elevations (Exhibit F) that demonstrate each rowhouse will exceed
the 12 percent window and door requirement. This standard is met.
18.280.050 Accessory Structures
Accessory structures are allowed subject to the following standards:
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A. The maximum size of accessory structures is 528 square feet;
B. The maximum height of accessory structures is 15 feet;
C. Accessory structures are prohibited within the front setback; and
D. Accessory structures may be located within the side or rear setback provided they are a
minimum of five feet from the side and rear property lines.
Accessory structures are not proposed. These standards do not apply.
FINDING: Based on the above analysis, all of the applicable rowhouse standards have been fully
met.
18.290 Small Form Residential
18.290.040 Clear and Objective Standards
A. Unit Count.
1. A maximum of three attached dwelling units are allowed per lot.
2. A maximum of one detached accessory dwelling unit is allowed per lot, subject to the
standards of Chapter 18.220 Accessory Dwelling units. The total maximum number of
dwelling units on a small form residential lot is three, including any detached accessory
dwelling units. Detached accessory dwelling units are prohibited on lots with three small
form residential dwelling units.
No more than three attached dwelling units will be provided on each lot for small form residential
development. Detached Accessory Dwelling units are not proposed with this development. This
standard is met.
B. Development standards. Development standards for small form residential development are
provided in Table 18.290.1.
Table 18.290.1
Development Standards for Small Form Residential
Standard RES-C Proposed
Minimum Setbacks
- Front 10 ft 10 ft
- Street side 10 ft 10 ft
- Side 5 ft 5 ft
- Rear 15 ft 15 ft
- Garage [3] 20 ft 20 ft
Maximum Height 35 ft 35 ft
Maximum Lot Coverage 80% 80%
Minimum Landscape Area [4] 20% 20%
Notes:
[3] The minimum garage setback applies to garages and carports. The minimum setback may be reduced to 0
feet where vehicle access is taken from an alley.
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[4] The minimum landscape area must be planted to the L-1 standard. Landscaping standards are provided in
Chapter 18.420, Landscaping and Screening. Single detached house development is exempt from the general
provisions of Section 18.420.030.
As noted in the table above, the proposed small form residential development will comply with all
development standards in Table 18.290.1, including the minimum setbacks, maximum building heights,
maximum lot coverage, and minimum landscape area of the base zone. This standard is met.
C. Entrances. Entrances must meet the following standards:
1. At least one entrance per development must be set back no further than eight feet from
the widest street-facing wall; and
2. The entrance used to meet this standard must be offset no more than 45 degrees from a
line parallel to the front lot line. If the front lot is curved, the offset is measured from a
line tangent to the midpoint of the front lot line.
Each small form residential unit includes a main entrance that is set back less than 8-feet from the widest
street-facing wall and offset less than 45-degrees from a line parallel to the front lot line. The applicant
has provided conceptual elevations and floorplan drawings (Exhibit F) that demonstrate the small form
residential units meet these standards. This standard is met.
D. Windows. A minimum of 12% of the area of all street-facing facades, excluding alley-facing
facades, must include windows or doors. Window area is the aggregate area of the glass within
each window, including any interior grids, mullions, or transoms. Door area is the portion of a
door, other than a garage door, that moves and does not include the frame.
1. Garage doors designed for vehicle access may not be used to meet this standard.
2. Windows in a garage door may be used to meet this standard.
3. A maximum of two percent of the required window area may be frosted glass.
The applicant has provided conceptual elevations (Exhibit F) that demonstrate the proposed small form
residential units meet or exceed the 12 percent window and door requirement. This standard is met.
E. Attached garages and carports. The purpose of these standards is to prevent garages and
carports from obscuring or dominating the street-facing facade of residential buildings. An
illustration of garage door width is shown in Figure 18.290.1. All attached garages or carports
must meet the following standards, except for garages or carports on flag lots or where vehicle
access to the garage or carport is taken from an alley.
1. A garage door or carport entrance designed for vehicle access must not be closer to the
street property line than a facade that encloses living area along the same street frontage,
except as follows:
a. A garage door or carport entrance may extend up to five feet in front of a facade that
encloses living area if there is a covered front porch with no horizontal dimension less
than five feet and the garage door or carport entrance does not extend beyond the roof
of the porch, excluding gutters.
b. A garage door or carport entrance may extend up to five feet in front of a facade that
encloses living area if there is a second story above the garage that includes a street-
facing window with a minimum area of 12 square feet and a horizontal offset of no
more than two feet from the plane of the garage door.
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2. The total maximum width of all garage doors or carport entrances on a street-facing
facade is 12 feet or 50% of the total width of the street-facing facade, whichever is
greater. The width of a garage door is measured from inside the garage door frame.
Where more than one garage door is proposed, the width of each garage door is
measured separately. See Figure 18.290.1.
All small form residential units with street-facing attached garages include garage doors that do not extend
beyond the enclosed living area along the same street frontage and the garage does not exceed 50-percent
of the of the street facade. The applicant has provided conceptual elevations and floorplan drawings
(Exhibit F) that demonstrate the small form residential units meet these standards. This standard is met.
3. The total maximum width of all garage doors or carport entrances may be increased to
60% of the total width of the street-facing facade provided that a minimum of seven
detailed design elements from the list below are included on the street-facing facade with
the garage door or carport entrance.
The applicant is not requesting to increase the maximum width of all garage doors to 60 percent. This
standard does not apply.
FINDING: Based on the above analysis, all the applicable small form residential standards have
been fully met.
18.410 Off-Street Parking and Loading
18.410.020 Applicability
The provisions of this chapter apply to all new development and all modifications to existing
development, including changes of use, unless stated otherwise.
The proposal is for new development, this chapter applies.
18.410.30 Vehicle Parking and Loading Standards
A. Quantity.
1. The ratios for providing minimum and maximum vehicle parking spaces are provided in
Table 18.410.3.
Table 18.410.03 states that the applicant is required to comply with parking standards in the applicable
housing type chapter. There are no minimum or maximum parking standards for small form residential
or rowhouse development in the applicable housing type chapters. However, on-street parking is required
for small form residential development per Chapter 18.640, River Terrace Plan District. Based on 68 lots
for small form residential development with more than 2 off-street parking spaces, a total of 34 on-street
parking spaces are required. The development will provide 80 on-street parking spaces, exceeding the
minimum required (Sheet 16, Exhibit E). Compliance with this standard will be confirmed during the
building permit submittal process for all future development. This standard is met.
B. Vehicular Access. Vehicular access to off-street vehicle parking or loading areas must
meet the requirements of Chapter 18.920, Access, Egress, and Circulation and Chapter
18.930, Vision Clearance Areas.
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Vehicular access to off-street parking meets the requirements of Chapter 18.920 and 18.930 as discussed
later in this report within these respective chapters. This standard is met.
C. Pedestrian access. Paths that cross access driveways or that provide access to vehicle or
bicycle parking areas must comply with the following:
1. Paths must be physically separated from vehicle parking and maneuvering areas by either
a minimum six-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 four 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.
No pedestrian path is proposed within the development that crosses access driveways or provides
access to vehicle or bicycle parking areas. This standard does not apply.
E. Surfacing. Off-street parking areas must be paved with an asphalt, concrete, or pervious
paving surface, except for the following:
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.
All off-street parking areas will be paved. Parking areas associated with a temporary use permit or
within the Parks and Recreation Zone are not proposed. This standard is met.
F. Striping.
1. All off-street parking spaces must be clearly and separately identified with pavement
markings or contrasting paving materials, except for spaces provided with the following
types of development:
a. Small form residential;
b. Detached accessory dwelling units; or
c. Any other residential development where spaces are not grouped.
2. All interior vehicle drives and access aisles must be clearly marked and signed to show
direction of flow.
The proposed rowhouse and small form residential development will provide all off-street parking within
attached garages and driveways. This standard is met.
G. Wheel stops. Parking bumpers or wheel stops a minimum of four inches in height must be
provided a minimum of three feet from the front of vehicle parking spaces wherever vehicles
can encroach on a right-of-way or pedestrian path. Curbing may substitute for wheel stops if
vehicles will not encroach into the minimum required width for landscape or pedestrian
paths.
There are no proposed parking spaces that will encroach on a right-of-way or pedestrian path, therefore,
wheel stops are not required. This standard does not apply.
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H. Lighting. Lighting must be provided that meets the following standards:
1. All pedestrian paths in parking areas and providing access to parking 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.
Pedestrian paths are not proposed within parking areas. These standards do 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.
No surface parking areas are proposed. This standard does not apply.
J. Accessible parking. Where off-street vehicle parking is provided, it must include the required
number of accessible vehicle parking spaces as specified by the state building code and federal
standards. Such parking spaces must be sized, signed, and marked as required by these
regulations and in compliance with ORS 447.
All off-street parking will be located in the attached garages and driveways of the proposed rowhouses
and small form residential units. Accessible parking is not required. This standard does not apply.
K. Loading areas. All off-street vehicle loading areas for passengers or goods must:
1. Include sufficient area for turning and maneuvering of vehicles on site. At a minimum,
the maneuvering length must be at least twice the overall length of the longest vehicle
using the site.
2. Be designed such that vehicle stacking does not impact any public right-of-way.
No off-street loading areas are proposed. This standard does not apply.
L. Electrical service capacity. Electrical service capacity, as defined by ORS 455.417, must be
provided to new off-street parking spaces in compliance with the standards of this subsection.
Adjustments to the standards of this subsection are prohibited.
1. Non-residential development and residential or mixed-use developments with less than
five dwelling units must provide electrical service capacity to a minimum of 20% of all off-
street vehicle parking spaces on the site.
2. Residential or mixed-use developments with five or more dwelling units must provide
electrical service capacity to a minimum of 40% of all off-street vehicle parking spaces on
the site.
3. Small form residential or rowhouse development is exempt from the provisions of this
subsection.
The proposed planned development and subdivision is for small form residential and rowhouse
development, therefore, the parking spaces are exempt from the standards of this subsection.
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M. Tree canopy. Tree canopy must be provided over parking areas in compliance with the
standards of this subsection. Tree canopy values are credited at 75% of their listed canopy area
in the Tigard Urban Forestry Manual (UFM) tree list or at 75% of the area calculated using the
method described in Section 13 of the UFM.
1. Developments with off-street parking areas less than 20,000 square feet in size, as
measured using the method provided in Section 18.40.150, must provide a minimum
effective tree canopy coverage of 30% over all parking areas.
2. Developments with off-street parking areas of 20,000 square feet or more, as measured
using the method provided in Section 18.40.150, must meet one of the following:
a. The development provides a minimum effective tree canopy coverage of 40% over all
parking areas.
b. The development provides a minimum effective tree canopy coverage of 30% over all
parking areas in addition to solar panels with a generation capacity of at least one-half
kilowatt per parking space on the same site.
c. The development provides solar panels with a generation capacity of at least one-half
kilowatt per parking space above the parking area. In this case, no minimum tree
canopy requirement applies.
d. The development provides a minimum effective tree canopy coverage of 30% over all
parking areas and the applicant has paid the parking climate fee, as provided in the
Tigard Fees and Charges Schedule.
3. Parking areas for small form residential, cottage clusters, courtyard units, quads, and
rowhouses are exempt from the standards of this subsection, but must meet any tree
canopy standards provided in the applicable development standards chapter in Chapter
18.200, Residential Development Standards.
All off-street parking will be located in the attached garages and driveways of the proposed rowhouses
and small form residential units. This standard does not apply.
18.410.050 Bicycle Parking 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 planned development and subdivision is for small form residential and rowhouse
development, therefore, this standard does not apply.
FINDING: Based on the above analysis, the applicable off-street parking and loading standards
have been fully met.
18.420 Landscaping and Screening
18.420.020 Applicability
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.
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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, however, screening is not required for this type of
development. This standard does not apply.
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 planned development with a subdivision, the site tree canopy standards apply.
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 project is a residential planned development with a subdivision in the RES-C zone. The required
minimum effective canopy for the overall development site is 40 percent and 15 percent for each small
form residential lot. The proposed development meets these standards, as demonstrated in the sections
below. This standard is met.
B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree
canopy standards and must meet the requirements of UFM Sections 10 through 13. An urban
forestry plan must:
1. Be coordinated and approved by a project landscape architect or project arborist, i.e. a
person that is both a certified arborist and tree risk assessor, except that land partitions
may demonstrate compliance with effective tree canopy cover and soil volume
requirements by planting street trees in open soil volumes only;
2. Demonstrate compliance with UFM tree preservation and removal site plan standards;
3. Demonstrate compliance with UFM tree canopy and supplemental report standards and
provide the minimum effective tree canopy cover;
An Urban Forestry Plan that was coordinated and approved by Morgan Holen of Morgan Holen &
Associates, LLC, a certified arborist and tree risk assessor, has been submitted. The Urban Forestry Plan
includes both a tree preservation and removal site plan and a supplemental report that meet the standards
set forth in the Urban Forestry Manual.
The supplemental report includes the required inventory data for existing open grown and stand trees, as
outlined in Section 10, Part 3, Subsection D of the Urban Forestry Manual. In total, 303 individual trees
and three stands were inventoried. Of these, 148 are located off-site and 34 are located along SW April
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Lane, outside Tigard’s jurisdiction. All individual trees on the development site are proposed to be
removed, other than 1 tree classified as “likely to retain” in Stand 1. The tree in Stand 1 is currently in
good condition but may be negatively impacted by site clearing. This tree is not counted toward the
canopy calculations, as while it is planned for protection, it may not be suitable for retention as the site
develops. The rest of the individual trees on site are planned for removal in order to accommodate the
proposed site, street, and utility improvements. There are a total of 74 stand grown trees that are proposed
for preservation.
The site is zoned RES-C; accordingly, the minimum required effective tree canopy for the overall site is
40 percent and 15% for each small form residential lot (Section 10, Part 3, Subsections N of the Urban
Forestry Manual). Through the supplemental report, the project arborist demonstrates how the effective
tree canopy for the entire site is met. Through preservation of 74 existing trees and planting of 163 new
individual trees and a new stand in Tract K, the effective tree canopy for the entire site (573,215 square
feet) is 234,690 square feet, or 40.9 percent.
The applicant is requesting to use the flexible standards of Chapter 18.520 Significant Tree Groves as the
site contains more than 10,000 square feet of tree canopy within a mapped Significant Tree Grove. The
applicant is proposing to preserve at least 50% of the significant tree grove, which removes the 15% tree
canopy per lot requirement. This standard is met.
4. Demonstrate compliance with parking lot tree canopy standards of Section 18.410.030.M;
and
The proposal is for an 81-lot subdivision for small form residential and rowhouse development 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 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 Urban Forestry Plan includes street trees where right-of-way improvements are required and
provides the minimum number per street frontage and within the right-or-way. One street tree is required
per 40 lineal feet of street frontage. The site has a total of 6,324 feet of street frontage. Based on this, 159
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street trees are required (6,324/40 = 158.1). The Tree Canopy Site Plan (Sheet L1.01-L1.02, Exhibit H),
shows 163 street trees. These standards are met.
E. Urban forestry plan implementation.
1. Implementation of the urban forestry plan must be inspected, documented, and reported
by the project arborist or landscape architect in compliance with the inspection
requirements in UFM Section 11, Part 1, wherever an urban forestry plan is in effect. In
addition, no person may refuse entry or access to the Director for the purpose.
The urban forestry plan will be inspected, documented, and reported by the project arborist in compliance
with the inspection requirements in UFM Section 11, Part 1. This standard is met through the following
conditions of approval:
• Prior to commencing any site work, the project arborist must perform a site inspection for tree
protection measures, document compliance/non-compliance with the Urban Forestry Plan, and
send written verification with a signature of approval directly to the project planner within one
week of the site inspection.
• The project arborist must perform semimonthly (twice monthly) site inspections for tree
protection measures during periods of active site development and construction, document
compliance/non-compliance with the Urban Forestry Plan, and send written verification with a
signature of approval directly to the project planner within one week of the site inspection.
As conditioned, this standard is met.
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.
The proposal is for an 81-lot subdivision. Tree establishment bonds are not required for subdivisions.
This standard does not apply.
3. Spatial and species-specific data must be collected in compliance with the urban forestry
inventory requirements in UFM Section 11, Part 3 for each open grown tree and area of
stand grown trees in the tree canopy site plan and supplemental report of a previously
approved urban forestry plan.
Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any site work, the
applicant must provide a fee to cover the city’s cost of collecting and processing the inventory data for
the entire Urban Forestry Plan. This standard is met through the following condition of approval:
• 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 and preserved trees.
As conditioned, this standard is met.
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FINDING: Based on the analysis above, all of the applicable landscaping and screening standards are
either fully met or can be met as conditioned.
18.440 Temporary Use Permit
Applicability.
A. Applicability. This chapter applies to all types of temporary uses listed in Section 18.440.030,
unless they are exempt in Subsection 18.440.020.B or C.
The applicant is proposing a temporary sales office and model homes, therefore, this chapter applies.
18.440.030 Types of Temporary Uses
C. Temporary sales office or model home. This type of use includes a temporary sales office
or offices either in a dwelling unit or in another temporary building for the purpose of
facilitating the sale of real property in any subdivision or property within this city. This
includes the use of one dwelling unit in a subdivision as a “model home” for purposes of
showing prospective buyers.
The applicant requests approval of one (1) sales office and two (2) model homes as temporary uses with
the proposed development. Two additional lots will serve as temporary parking for these uses. The
proposed location of the model home and sales office areas are shown on the Model Home & Sales
Office Site Plan, Sheet 9 in Attachment 1. The model homes will be temporary uses for sale of homes
within Overlook at River Terrace. The proposal complies with Section 18.640.110, which cites criteria for
temporary model homes in the River Terrace Plan District.
18.440.040 Approval Process
A. Approval process. Temporary use applications are processed through a Type I
procedure, as provided in Section 18.710.050.
The application for the temporary use permit for the sales office and model homes will be processed
through the Type I procedure, as required. The approval criteria of Section 18.440.050 are addressed
below. Additional criteria for sales office and model homes are addressed in the River Terrace Plan
District standards in Section 18.640.110 of this report.
18.440.050 Approval Criteria
C. Temporary sales office or model home. The approval authority will approve or approve
with conditions a temporary sales office or model home when all of the following are met:
1. Temporary sales office.
a. The temporary sales office must be located within the boundaries of the subdivision
or property in which the real property is to be sold; and
b. Sales offices approved through the provision of this chapter may not be permanent.
The proposed temporary sales office will be removed and the lot will be developed with a permanent
residential dwelling unit upon substantial sale of homes in the subdivision. This criterion is met.
2. Model home.
a. The model home must be located within the boundaries of the subdivision or
property where the real property to be sold is situated; and
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b. The property to be used for a model house must be a permanently designed
dwelling unit.
The proposed model homes are located within the boundaries of the subdivision and will be permanently
designed dwelling units. These criteria are met.
FINDING: Based on the analysis above, all of the applicable temporary use standards are fully met.
18.510 Sensitive Lands
18.510.020 Applicability
D. Jurisdictional wetlands. Landform alterations or developments that are only within wetland
areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of
Engineers, Division of State Lands, CWS, or other federal, state, or regional agencies, and are
not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors
Map," do not require a sensitive lands review. The city will require that all necessary approvals
from other agencies are obtained. All other applicable city requirements must be met,
including sensitive land reviews for areas within the areas of special flood hazard, slopes of
25% or greater or unstable ground, drainageways, and wetlands that are not under state or
federal jurisdiction.
The project site contains no mapped significant wetlands on the City of Tigard “Wetland and Streams
Corridors Map”; however, the applicant submitted a Wetland Delineation from SWCA Environmental
Consultants, approved by DSL on June 13, 2024. This report delineated a 0.06-acre wetland in the
southwestern corner of the site. This wetland is proposed to be filled for grading activity and will be the
location of a stormwater treatment facility to mitigate onsite stormwater for the development. The
applicant’s narrative states that they will apply for a Removal Fill permit through DSL prior to beginning
site construction.
F. Sensitive lands approvals issued by the director.
1. Sensitive land reviews within drainageways, slopes that are 25 percent or greater or
unstable ground, and wetland areas that are not regulated by other local, state, or
federal agencies and are designated as significant wetlands on the City of Tigard
“Wetland and Streams Corridors Map” are processed through a Type II procedure, as
provided in Section 18.710.060, for the following actions:
a. Ground disturbance or land form alterations involving more than 50 cubic yards of
material;
b. Repair, reconstruction, or improvement of an existing structure or utility, the cost
of which equals or exceeds 50 percent of the market value of the structure prior to
the improvement or the damage requiring reconstruction;
c. Residential and nonresidential structures intended for human habitation; and
d. Accessory structures that are greater than 528 square feet in size.
2. The approval authority will approve, approve with conditions, or deny a sensitive lands
review application using the approval criteria provided in Section 18.510.070.
The northwestern corner of the site contains areas with slopes greater than 25 percent. The proposed
disturbance in these areas is more than 50 cubic yards, therefore, a Type II review is required. The
applicable approval criteria in Section 18.510.070 are addressed below.
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18.510.070 Sensitive Lands Applications
A. Approval required. An applicant, who wishes to develop within a sensitive area, as defined
in this chapter, must obtain approval in certain situations. Depending on the nature and
intensity of the proposed activity within a sensitive area, either a Type II or Type III review
is required, as provided in Subsections 18.510.020.F and G. The approval criteria for
different types of sensitive areas are provided in Subsections 18.510.070.B–E.
The northwestern of the site contains an area with steep slopes and more than 50 cubic yards of
disturbance is proposed in this area. Therefore, a Type II review is required. However, the applicant has
proposed a consolidated application and therefore this approval will be considered as part of the planned
development review.
C. With steep slopes. The approval authority will approve or approve with conditions an
application for a sensitive lands review on slopes of 25 percent or greater or unstable
ground when all of the following criteria are met:
1. Compliance with all of the applicable requirements of this title;
The applicant submitted a narrative and site plans that demonstrate compliance with all applicable
requirements of this title. This criterion is met.
2. The extent and nature of the proposed land form alteration or development will not
create site disturbances to an extent greater than that required for the use;
The northwest corner of the site contains steep slopes greater than 25 percent. Ground disturbance of
more than 50 cubic yards is proposed in order to construct road improvements in accordance with the
River Terrace Community Plan. No structures are proposed within the steep slope area and the proposed
landform alteration within the designated steep slope area is not greater than the extent required to
construct the planned road improvements that meet Oregon Fire Code and TVF&R standards. This
criterion is met.
3. The proposed land form alteration or development will not result in erosion, stream
sedimentation, ground instability, or other adverse on-site and off-site effects or
hazards to life or property;
The development will require erosion prevention and sediment control measures to be installed as
required by City, CWS, and state requirements. The applicant submitted a geotechnical report,
prepared by Scott V. Mills, Principal Engineer of NV5. The proposed site alterations and grading
activities will be performed in accordance with the recommendations of the project geotechnical
engineer as provided in the Geotechnical Report. Following the recommendations will ensure that
grading activities will not result in erosion, stream sedimentation, ground instability, or other adverse on-
site and off-site effects or hazards to life or property. This criterion is met.
4. The structures are appropriately sited and designed to ensure structural stability and
proper drainage of foundation and crawl space areas for development with any of the
following soil conditions: wet or high water table; high shrink-swell capability;
compressible or organic; and shallow depth-to-bedrock; and
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No structures are proposed with the steep slope area. This criterion does not apply.
5. Where natural vegetation has been removed due to land form alteration or
development, the areas not covered by structures or impervious surfaces will be
replanted to prevent erosion in compliance with CWS “Design and Construction
Standards”.
The applicant’s narrative states that after construction, any disturbed area will be replanted as required
in compliance with CWS “Design and Construction Standards.” This criterion is met.
FINDING: Based on the analysis above, all of the applicable sensitive lands criteria are fully
met.
18.520 Significant Tree Groves
18.520.020 Applicability
This chapter applies to all sites that contain more than 10,000 square feet of tree canopy within
a mapped significant tree grove, as shown on the City of Tigard Significant Tree Grove Map,
but not within any sensitive lands identified in Paragraphs 18.510.010.G.1 through 3.
The site contains a mapped significant tree grove that contains more than 10,000 square feet of tree
canopy. The standards of this chapter apply.
18.520.030 General Provisions
A. An applicant may request to use one or more of the flexible standards provided by this chapter
when submitting a land use application for development. A separate adjustment application
is not required.
The applicant is requesting to use the flexible standards for residential development provided in
Subsection 18.520.060.E.
18.520.050 Approval Criteria
The approval authority must find that the request to use flexible standards is the least required
to preserve the significant tree grove and an instrument or action acceptable to the city
permanently preserves the significant tree grove, such as a conservation easement, open space
tract, deed restriction, or dedication.
The applicant will be permanently preserving more than 50% of the significant tree grove by placing it in
an open space tract as shown on the Site Plan on Sheet 7 in Exhibit E. This criterion is met.
18.520.060 Flexible Standards
E. Residential development. The requirement for 15% effective tree canopy cover per lot or
tract in the RES-A, RES-B, and RES-C zones is not required provided that:
1. At least 50% of a significant tree grove's canopy within a development site is preserved;
2. The project arborist or landscape architect certifies the preservation is such that the
connectivity and viability of the remaining significant tree grove is maximized while
balancing the significant tree grove preservation considerations in the Urban Forestry
Manual; and
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3. The applicable standard percent effective tree canopy cover in Section 10, part 3, item N
of the Urban Forestry Manual will be provided for the overall development site
(excluding streets).
The applicant will be permanently preserving more than 50% of the mapped significant tree grove in an
open space tract. The project arborist has certified that the tree grove will be preserved in a way that will
maximize the connectivity and viability of the significant tree grove. The proposed development exceeds
the minimum required tree canopy of 40 percent for the overall development site. The applicant is exempt
from the requirement for 15% effective tree canopy cover per lot based on this section. These standards
are met.
FINDING: Based on the analysis above, all applicable significant tree groves standards are fully
met.
18.910 Improvement Standards
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access
to a public street.
2. No development shall occur unless streets within the development meet the standards
of this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if
the adjacent street does not meet the standards but half-street improvements meeting
the standards of this chapter are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall
meet the standards of this chapter.
5. If the city could and would otherwise require the applicant to provide street
improvements, the City Engineer may accept a future improvements guarantee in lieu
of street improvements if one or more of the following conditions exist
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorists or
pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that
street improvements would be extended in the foreseeable future and the
improvement associated with the project under review does not, by itself, provide
a significant improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and the proposed land partition does not create any new streets; or
f. Additional planning work is required to define the appropriate design standards
for the street and the application is for a project which would contribute only a
minor portion of the anticipated future traffic on the street.
6. The standards of this chapter include the standard specifications adopted by the City
Engineer in compliance with Subsection 18.910.020.B.
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7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the standards would result in an adverse impact on natural features
such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing
mature trees. The approval authority may also approve adjustments to the standards
of this chapter if compliance with the standards would have a substantial adverse
impact on existing development or would preclude development on the property where
the development is proposed. In approving an adjustment to the standards, the
approval authority shall balance the benefit of the adjustment with the impact on the
public interest represented by the standards. In evaluating the impact on the public
interest, the approval authority shall consider the criteria listed in Subsection
18.910.030.E. An adjustment to the standards may not be granted if the adjustment
would risk public safety.
As shown in the preliminary site plan, the proposed development has one existing public street stub
located in the northeast corner of the proposed development. As shown in the preliminary civil plans,
street improvements, including additional street width, are proposed in accordance with the standards
of this chapter, with the exception of Street A, which is proposed to be a “Skinny Street.” Due to the
topography of the site and the Transportation Impact Analysis prepared by Kittelson & Associates
dated Sept. 5, 2024 confirming that the anticipated traffic on Street A will be less than 1,000 vpd; the
alternative skinny street section is acceptable. The proposed street improvements will meet the
standards of this section.
This standard is met through the following conditions of approval:
• Prior to commencing site improvements, the Applicant must submit plans showing the
following required street improvements to Engineering for review and approval:
SW Woodhue Street (Neighborhood Route):
o 58’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
o Min. 24’ paved access from the existing section of SW Woodhue St
SW 161st Avenue (Street D, Neighborhood Route):
o 60’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Streets A and B (Local Route, skinny street):
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o 50’ right-of-way dedication
o 28’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Street C (Local Route):
o 54’ right-of-way dedication
o 32’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Private Alley:
o Must be contained in a tract not less than 20 feet wide
o Demonstrate adequate turning radius at each alley
Private Paths, Tracts I, J, R, and S (Pedestrian Access):
o 10-foot-wide sidewalk contained in a tract no less than 15 feet wide
River Terrace Trail, Tracts D, H, and M (Bike/Pedestrian Access):
o 12-foot-wide sidewalk contained in a tract no less than 20 feet wide
• Prior to commencing any site work, the applicant must obtain all required approvals and permits
for construction from all necessary agencies including, but not limited to, Washington County.
As conditioned, 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
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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.
Dedication of right-of-way for the new public streets will be created through the approval of the final
plat. Street improvements must be constructed in full compliance with the regulations applicable to the
standards.
The applicant provided a future street plan with the application to demonstrate connections to
surrounding sites for streets and trails. To facilitate the future construction of SW 161st Ave to the
proposed roundabout at SW Woodhue St and SW 161st Ave (Street D) along with the future construction
of sidewalks and trails the applicant must dedicate proposed Tract T to the City of Tigard as right-of-way.
This standard is met through the following conditions of approval:
• Prior to final plat approval, the applicant must dedicate Tract T as right-of-way to the City of
Tigard.
As conditioned, 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 applicant has stated that access easements proposed with the final plat will be in accordance with the
Oregon Fire Code and Tigard Municipal Code Section 18.920.030.H, I, and J. This standard is met
through the following conditions of approval:
• Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
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• Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
As conditioned, 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
2. Where the location of a street is not shown in an approved street plan, the arrangement
of streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to
existing street patterns because of particular topographical or other existing
conditions of the land. Such a plan shall be based on the type of land use to be
served, the volume of traffic, the capacity of adjoining streets and the need for
public convenience and safety.
The proposed street system as shown on the applicant’s preliminary circulation plan is in preliminary
conformance with the Transportation Improvements Plan adopted with the River Terrace Community
Plan. The Circulation Plan depicts the circulation system and street improvements proposed with this
development. Streets are extended to the boundary lines and connect to the existing network of streets
surrounding the property and provide for future connections to the south and west.
Improvements associated with public infrastructures including street and right-of-way dedication, utilities,
grading, water quality and quantity facility, streetlights, easements, easement locations, and utility
connection for future utility extensions are subject to the City Engineer’s review, modification, and
approval. This standard is met through the following condition of approval:
• Prior to commencing any site work, the applicant must submit a Public Facility Improvement
(PFI) permit to cover all improvements associated with public infrastructure. A digital set of
detailed public improvement plans must be submitted for review to the Engineering
Department. An engineering cost estimate of improvements associated with public
infrastructure (including but not limited to: streets, grading, public utilities, stormwater facilities,
streetlights, and franchise utilities) is 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
improvements must be listed as a separate line item from the total engineering cost
estimate. NOTE: these plans are in addition to any drawings required by the Building Division
and should only include sheets relevant to improvement associated with public
infrastructure. PFI permit plans must conform to City of Tigard Public Improvement Design
Standards, which are available at City Hall and the City’s web page (www.tigard-or.gov).
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As conditioned, this standard is met.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved
street plan, or as needed to continue an existing improved street or within the Tigard
Downtown Plan District, street right-of-way and roadway widths shall not be less than the
minimum width described below. Where a range is indicated, the width shall be
determined by the decision-making authority based upon anticipated average daily traffic
(ADT) on the new street segment. (The city council may adopt by resolution, design
standards for street construction and other public improvements. The design standards
will provide guidance for determining improvement requirements within the specified
ranges.) These are provided in Table 18.910.1.
The approval authority shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or development after
consideration of the following:
1. The type of road as provided in the comprehensive plan transportation chapter -
functional street classification.
2. Anticipated traffic generation.
3. On-street parking needs.
4. Sidewalk and bikeway requirements.
5. Requirements for placement of utilities.
6. Street lighting.
7. Drainage and slope impacts.
8. Street tree location.
9. Planting and landscape areas.
10. Safety and comfort for motorists, bicyclists, and pedestrians.
11. Access needs for emergency vehicles.
Right-of-way and roadway widths must meet the minimum widths specified in Table 18.910.1. Due to
the topography of the site and the Transportation Impact Analysis prepared by Kittelson & Associates
dated Sept. 5, 2024 confirming that the anticipated traffic on Street A will be less than 1,000 vpd, the
alternative skinny street section is acceptable. See findings in Section 18.910.030.A. This standard is met.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition. The plan shall show the pattern of existing and proposed future streets
from the boundaries of the proposed land division and shall include other lots
within 530 feet surrounding and adjacent to the proposed land division. At the
applicant’s request, the city may prepare a future streets proposal. Costs of the city
preparing a future streets proposal shall be reimbursed for the time involved. A
street proposal may be modified when subsequent subdivision proposals are
submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle
routes and pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of adjoining
land, streets shall be extended to the boundary lines of the tract to be developed, and
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a. These extended streets or street stubs to adjoining properties are not considered
to be cul-de-sac since they are intended to continue as through streets at such time
as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the City Engineer, the cost of which
shall be included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub street in excess of 150 feet in length.
The applicant has submitted a proposed circulation plan. The Circulation Plan depicts the circulation
system and street improvements proposed with this development. Streets are extended to the boundary
lines and connect to the existing network of streets surrounding the property and provide for future
connections to the south and west. This standard is met.
G. Street spacing and access management. Refer to 18.920.030.H.
Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and
Circulation.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography, railroads, freeways,
pre-existing developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street connections. A full street
connection may also be exempted due to a regulated water feature if regulations would
not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site
shall be extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict
adherence to other standards in this code. A street connection or extension is
considered precluded when it is not possible to redesign or reconfigure the street
pattern to provide required extensions. Land is considered topographically
constrained if the slope is greater than 15 percent for a distance of 250 feet or more. In
the case of environmental or topographical constraints, the mere presence of a
constraint is not sufficient to show that a street connection is not possible. The
applicant must show why the constraint precludes some reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing
or planned transit stops, commercial services, and other neighborhood facilities, such
as schools, shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide
short, direct travel routes and minimize travel distances within the development.
The proposed street system as shown on the applicant’s preliminary circulation plan is in preliminary
conformance with the Transportation Improvements Plan adopted with the River Terrace Community
Plan. The Circulation Plan depicts the circulation system and street improvements proposed with this
project. Streets are extended to the boundary lines and connect to the existing network of streets
surrounding the property and provide for future connections to the south and west. This standard is met.
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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.
As depicted on the Preliminary Circulation Plan, streets are laid out so as to intersect at an angle as
near to a right angle as practicable. The applicant has also acknowledged that the intersection of SW
Woodhue Street and Street C does not have at least 25 feet of tangent. The explanation provided
indicated that it is due to the topography of the site and the requirement to construct a roundabout at
the intersection of SW Woodhue Street and SW 161st Ave (Street D). Based on the constraints of the
site, this exception is approved. This standard is met.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are
of less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
The applicant has acknowledged that SW April Lane/161st Ave will be improved to Neighborhood Route
standards as shown on the Circulation Plan. Street improvements must be constructed in full compliance
with the regulations applicable to the standards. See findings in Section 18.910.030.A.
K. Partial street improvements. Partial street improvements resulting in a pavement width of
less than 20 feet, while generally not acceptable, may be approved where essential to
reasonable development when in conformity with the other requirements of these
regulations, and when it will be practical to require the improvement of the other half
when the adjoining property developed.
Partial street improvements are not proposed. As provided in the Preliminary Civil Plan, the applicant
has proposed street improvements for the development in accordance with the minimum standards of
this chapter. This standard does not apply.
L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to
greater than 20 dwelling units, and shall only be used when environmental or
topographical constraints, existing development pattern, or strict adherence to other
standards in this code preclude street extension and through circulation:
1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations
other than circular shall be approved by the City Engineer; and
2. The length of the cul-de-sac shall be measured from the centerline intersection point
of the 2 streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street
may be required to be provided and dedicated to the city.
A cul-de-sac is not proposed or deemed necessary. This standard does not apply.
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M. Street names. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County, except for extensions of existing streets.
Street names and numbers shall conform to the established pattern in the surrounding
area and as approved by the City Engineer.
The proposed subdivision includes an extension of existing streets “SW Woodhue Street” and “SW 161st
Avenue.” The applicant will provide a name for Street A, Street B, and Street C at the time of the final
plat, in accordance with Washington County naming convention standards. This standard is met.
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 existing site has slopes that exceed 15% and the construction of streets with slopes less than 12%
would result in significant more import material than would make this project feasible to develop. The
applicant has requested an allowance to increase the maximum slope of Neighborhood Routes, like SW
Woodhue Street, for limited segments of the street. Based on the constraints of the site, this exception is
approved. This standard will be met through the PFI permitting process.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in compliance with standards
specified in this chapter and Chapter 15.04, Work in the Right-of-Way, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with City
Engineer approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
The applicant has submitted a design exception to allow for select intersections to have one crossing
instead of two and the city has reviewed and approved this request. The narrative and preliminary civil
plan set show intent to comply with this requirement. This standard will be met through the PFI
permitting process.
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;
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5. If a lot has access to 2 streets with different classifications, primary access should be
from the lower classification street.
The site does not abut an arterial or collector road. 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.
The applicant has proposed alley with a minimum width of 20 feet and located in Tract O. This standard
is met through the following conditions of approval:
• Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
• Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
• Prior to final plat approval, the applicant must provide evidence that the Homeowners
Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R)
document is in place with language in regard to the maintenance of tracts and private accesses.
As conditioned, this standard is met.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance by
the city, it shall be the responsibility of the developer’s registered professional land
surveyor to provide certification to the city that all boundary and interior monuments shall
be reestablished and protected.
This standard will be met through the PFI permitting process.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
2. The city shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
3. Private streets serving more than 6 dwelling units are permitted only within planned
developments, mobile home parks, cottage cluster, courtyard units, and apartment
developments.
The applicant has not proposed private streets within the development. This standard does not apply.
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V. Street signs. The city shall install all street signs, relative to traffic control and street
names, as specified by the City Engineer for any development. The cost of signs shall be
the responsibility of the developer.
This standard will be met through the PFI permitting process.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with
each joint mailbox serving at least 2 dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or
development plan, and shall be approved by the City Engineer/U.S. Post Office prior
to final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the
City Engineer/U.S. Post Office prior to final approval.
This standard will be met through the PFI permitting process.
Y. Street light standards. Street lights shall be installed in compliance with regulations
adopted by the city’s direction.
This standard is met through the following condition of approval:
• Prior to commencing site improvements, the applicant must provide a photometric analysis for
review and approval. The applicant must submit plans showing the location of streetlights and
the type and color of pole and light fixture for review and approval. Photometric analysis will
follow the recommended values and requirements described in ANSI/IESNA. All public
streetlights must be PGE Option B.
As conditioned, this standard is met.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs
and other signs may be required.
This standard will be met through the PFI permitting process.
AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and within
1 year of the conditional acceptance of the roadway unless otherwise approved by the City
Engineer. The final lift shall also be placed no later than when 90 percent of the structures
in the new development are completed or 3 years from the commencement of initial
construction of the development, whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new construction roadways prior to city final
acceptance of the roadway; however, not before 90 percent of the structures in the new
development are completed unless 3 years have elapsed since initiation of construction
in the development;
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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 requires street improvements. This section is applicable. The standard will be met
through the PFI permitting process.
BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development
will create a negative traffic condition on existing neighborhood streets, such as excessive
speeding, the developer may be required to provide traffic calming measures. These
measures may be required within the development or offsite as deemed appropriate. As
an alternative, the developer may be required to deposit funds with the city to help pay for
traffic calming measures that become necessary once the development is occupied and
the City Engineer determines that the additional traffic from the development has
triggered the need for traffic calming measures. The City Engineer will determine the
amount of funds required and will collect said funds from the developer prior to the
issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval
of the final plat. The funds will be held by the city for a period of 5 years from the date of
issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat
approval. Any funds not used by the city within the 5-year time period will be refunded to
the developer.
The applicant has submitted a transportation impact analysis prepared by Kittleson & Associates for the
proposed development. Traffic calming is not proposed or deemed necessary for the proposed
development. 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.
iv. The proximity of the proposed access to other existing drives or intersections
is a potential hazard.
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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.
A transportation impact analysis has been prepared by Kittleson & Associates for the proposed
development dated September 5, 2024. The trip generation calculations show that the proposed
development is expected to generate 54 trips during the morning peak hour, 71 trips during the evening
peak hour, and 735 trips during the average weekday. No consistent patterns or deficiencies were evident
at the study locations. Upon full buildout of the planned improvements, there will be adequate bicycle
and pedestrian facilities in the site vicinity to safely connect residents of the proposed development with
nearby land uses. As provided in the applicant’s traffic analysis, the proposed development does not
satisfy any of the above criteria for requiring a full traffic impact analysis. 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.
The applicant has submitted a proposed circulation plan. The length, width, and shape of blocks has
been designed to provide adequate building sites for small form residential development and
rowhouses with convenient access, circulation, and control and safety of street traffic. The applicant
has proposed the extension of the existing street stub located at the northeast corner of the property
to a roundabout at the northwest corner of the property.
The applicant has acknowledged that the maximum block perimeter standard in River Terrace is 1,600
feet, but due to the topography and maximum street slope requirements, a public street running north-
south in the middle of the development is not feasible. To more closely align with this requirement,
pedestrian paths are proposed in Tracts I, J, R, and S. The standard is met.
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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.
In addition to the proposed Community Trail within Tracts D, H, and M and the public sidewalks
throughout the site, the applicant has proposed several pathways to provide a complete circulation system.
Tracts I, J, R, and S contain 10-foot-wide paved paths to provide additional connections between SW
Woodhue Street, Street A, and the Community Trail. These paths will be located within public access
easements and will be attractively landscaped to provide an enjoyable off-street alternative to the public
sidewalks. This standard is met.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainageway, there shall be provided a
stormwater easement or drainage right-of-way conforming substantially with the lines of
the watercourse.
B. Utility easements. A property owner proposing a development shall make arrangements
with the city, the applicable district, and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
city’s standard width for public main line utility easements shall be 15 feet unless
otherwise specified by the utility company, applicable district, or City Engineer.
Easements for public utilities must be provided at the time of final plat. Proposed easements are
depicted on the attached Preliminary Plat submitted by the applicant. This standard is met through the
following conditions of approval:
• Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
• Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
As conditioned, this standard is met.
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall
have sidewalks meeting city standards along at least one side of the street. All other public
and private streets shall have sidewalks meeting city standards along both sides of the
street. A development may be approved if an adjoining street has sidewalks on the side
adjoining the development, even if no sidewalk exists on the other side of the street.
The preliminary site plan shows sidewalk improvements along the development frontage and the new
public streets in accordance with the standards of this chapter. This standard is met.
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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 transportation impact analysis prepared for the proposed development identifies that the
development will not result in greater than 1,000 vehicle trips per day. The pedestrian circulation system
has been designed to provide safe and direct connections to neighborhood activity centers in the area.
Sidewalks connect through the site, linking this development to the existing neighborhood to the east.
This standard is met.
C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with the utilities; there are significant
natural features (large trees, water features, significant habitat areas, etc.) that would be
destroyed if the sidewalk were located as required; or where there are existing structures
in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1
specify otherwise. Additional consideration for exempting the planter strip requirement
may be given on a case-by-case basis if a property abuts more than one street frontage.
The preliminary site plan shows the planter strip requirements are met for the frontage improvements
and for the new public street improvements. This standard is met.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
The applicant has acknowledged that the property owner and any successors will take full responsibility
for the maintenance of sidewalks, curbs, and planter strips. This requirement 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;
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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.
This standard is met through the following condition of approval:
• Prior to commencing any site work, the applicant must submit a Public Facility Improvement
(PFI) Permit to cover all infrastructure work including stormwater, water quality and quantity
facilities and any other work in the public right-of-way. A digital set of detailed public
improvement plans must be submitted for review to the Engineering Department. An
Engineering cost estimate of improvements associated with public infrastructures including
but not limited to street, street grading, utilities, stormwater quality and water quantity facilities,
sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit
submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost
estimate of water improvement must be listed as a separate line item from the total cost
estimate. NOTE: these plans are in addition to any drawings required by the Building Division
and should only include sheets relevant to public improvements. Public Facility Improvement
Permit plans must conform to City of Tigard Public Improvement Design Standards, which
are available at City Hall and the City’s web page (www.tigard-or.gov).
As conditioned, this standard is met.
18.910.080 Public Use Areas
A. Dedication requirements.
1. Where a proposed park, playground, or other public use shown in a development plan
adopted by the city is located in whole or in part in a subdivision, the commission may
require the dedication or reservation of such area within the subdivision, provided that
the reservation or dedication is roughly proportional to the impact of the subdivision
on the park system.
2. Where considered desirable by the commission in compliance with adopted
comprehensive plan policies, and where a development plan of the city does not
indicate proposed public use areas, the commission may require the dedication or
reservation of areas within the subdivision or sites of a character, extent and location
suitable for the development of parks or other public use, provided that the reservation
or dedication is roughly proportional to the impact of the subdivision on the park
system.
B. Acquisition by public agency. If the developer is required to reserve land area for a park,
playground, or other public use, such land shall be acquired by the appropriate public
agency within 18 months following plat approval, at a price agreed upon prior to approval
of the plat, or such reservation shall be released to the subdivider.
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As shown on the attached Preliminary Plat, the proposed development includes open space tracts and a
trail corridor. The applicant understands that the commission may require the dedication or reservation
of such areas within the subdivision. An open space area is proposed in Tract C, but due to the size and
location, the city is not interested in accepting this as a public park.
18.910.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in compliance with Clean Water Services
requirements and the comprehensive plan.
B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and
proposed systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as projected by the comprehensive plan.
D. Permits denied. Development permits may be restricted by the approval authority where
a deficiency exists in the existing sewer system or portion thereof which cannot be
rectified within the development and which if not rectified will result in a threat to public
health or safety, surcharging of existing mains, or violations of state or federal standards
pertaining to operation of the sewage treatment system.
The Preliminary Sanitary Plan shows the proposed improvements to sanitary sewer. The proposed
sanitary sewer system has been designed to accommodate additional development within the area.
Sanitary lines will be provided within local streets in the site and will connect to the existing sanitary sewer
lines. Sanitary lines must be extended to the project boundary and demonstrate that they have sufficient
depth to service adjacent properties. This standard is met through the following conditions of approval:
• Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit
showing the proposed sanitary sewer system and associated facilities to be designed and
constructed in accordance with the City of Tigard River Terrace Sanitary Sewer Infrastructure
Master Plan and CWS Design and Construction Standards.
• Prior to final plat approval, all public utility facilities including but not limited to storm drainage,
water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless must
be constructed, completed, and/or satisfied. The applicant must obtain conditional acceptance
from the City and provide a two-year maintenance assurance for the proposed sanitary sewer
system and associated facilities and private storm water quality and quantity facilities must be
provided with two years of maintenance and entered into a stormwater maintenance agreement
with the City.
No oversizing of sanitary sewer is proposed or deemed necessary.
As conditioned, this standard is met.
18.910.100 Storm Drainage
A. General provisions. The Director and City Engineer shall issue a development permit only
where adequate provisions for stormwater and floodwater runoff have been made, and:
1. The storm water drainage system shall be separate and independent of any sanitary
sewerage system;
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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.
The applicant submitted preliminary plans that comply with these requirements. This standard is met.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel or
stream, there shall be provided a stormwater easement or drainage right -of-way
conforming substantially with the lines of such watercourse and such further width as will
be adequate for conveyance and maintenance.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area, whether
inside or outside the development, and the City Engineer shall approve the necessary size
of the facility, based on Clean Water Services requirements.
D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the director and engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the development in compliance
with Clean Water Services requirements.
The attached Preliminary Storm Plan shows the proposed storm drainage system. As described within
the Preliminary Storm Drainage Report submitted with the application, impervious surfaces will be
created as a result of public and private streets and sidewalks along with the eventual homes and
driveways.
Public utilities will be extended throughout the site for use by the proposed lots. Flows generated by the
site will be conveyed to a new stormwater facility located in the southwest corner of the site. The treated
runoff will then be conveyed south along SW April Lane to a culvert located north of SW Beef Bend
Road.
The design of the stormwater facility accounts for this development’s impervious area. Outlook at River
Terrace’s Water Quality & Detention Analysis dated September 5, 2024 shows in Table 1 the impervious
areas that will be running through their stormwater facility. In that table, it assumes 7.48 acres of
undeveloped area will come from the north, labeled “Undeveloped Shed Area”. The impacts on wetland
areas have triggered SLOPES V stormwater management requirements that exceeds those of CWS and
the City of Tigard. In addition, the Overlook at River Terrace storm drainage report was analyzed using
the TRUST model which meets hydromodification standards. This standard is met through the following
conditions of approval:
• Prior to commencing any site work, the applicant must submit site plans and a final storm
drainage report as part of the PFI Permit indicating how run-off generated by the development
will be collected, conveyed, treated and detained for review and approval. The storm drainage
report must be prepared and include a maintenance plan in accordance with CWS Design and
Construction Standards, the River Terrace Stormwater Infrastructure Master Plan and the City
of Tigard Standards.
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• Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to
the City of Tigard for review. The City will forward plans to CWS after preliminary review.
• Prior to commencing any site work, the applicant must provide a performance bond for all
public improvements and stormwater treatment facilities associated with the development.
• Prior to final plat approval, all public utility facilities including but not limited to storm drainage,
water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless
must be constructed, completed, and/or satisfied. The applicant must obtain conditional
acceptance from the City and provide a two-year maintenance assurance for the proposed
sanitary sewer system and associated facilities and private storm water quality and quantity
facilities must be provided with two years of maintenance and entered into a stormwater
maintenance agreement with the City.
With 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
bikeways shall be conditioned to include the cost or construction of bikeway
improvements in an amount roughly proportional to the impact of the development.
C. Minimum width.
1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane.
2. The minimum width for multi-use paths separated from the road and classified as
regional or community trails in the Greenway Trail System Master Plan is 10 feet. The
width may be reduced to 8 feet if there are environmental or other constraints.
3. The minimum width for off-street paths classified as neighborhood trails, according
to the Greenway Trail System Master Plan, is 3 feet.
4. Design standards for bike and pedestrian-ways shall be determined by the City
Engineer.
The City’s TSP identifies bike lanes along SW Woodhue Street, consistent with the neighborhood route
street section. The required street improvements will include bike lanes consistent with the City’s TSP.
The proposed street sections including bike lane width can be seen on the applicant’s Circulation Plan.
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Additionally, the development includes a section of the River Terrace Trail that is stubbed out to the
western edge of River Terrace Crossing. Street improvements will comply with city design standards.
18.910.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities shall
be placed underground, except for surface mounted transformers, surface mounted
connection boxes and meter cabinets which may be placed above ground, temporary
utility service facilities during construction, high capacity electric lines operating at 50,000
volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground utility
facilities, and
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the City Engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development
is proposed to take place on a street where existing utilities which are not underground
will serve the development and the approval authority determines that the cost and
technical difficulty of under-grounding the utilities outweighs the benefit of
undergrounding in conjunction with the development. The determination shall be on
a case-by-case basis. The most common, but not the only, such situation is a short
frontage development for which undergrounding would result in the placement of
additional poles, rather than the removal of above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground
and which are located across a public right-of-way from the applicant’s property shall
pay the fee in-lieu of undergrounding.
3. Properties within the MU-CBD zone shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing
utility lines. All new utility lines shall be placed underground.
D. Fee in-lieu of undergrounding.
1. The City Engineer shall establish utility service areas in the city. All development
which occurs within a utility service area shall pay a fee in-lieu of undergrounding for
utilities if the development does not provide underground utilities, unless exe mpted
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
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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.
All utility lines including, but not limited to those required for electric, communication, lighting and cable
television services and related facilities will be placed underground within the proposed development.
The preliminary utility plans show proposed underground utilities facilities in accordance with the
standards of this section, as needed for the subject site. The applicant does not seek an exemption or fee
in-lieu for undergrounding utilities. This standard is met through the following condition of approval:
• Prior to final plat approval, the applicant must place all existing and proposed utilities
underground.
A fee-in-lieu of undergrounding is not proposed or required.
As conditioned, 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.
This standard is met through the following conditions of approval:
• 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 plat approval, all improvements associated with public infrastructure including but
not limited to street improvement under the City of Tigard jurisdiction must be constructed,
completed and/or satisfied. The applicant must obtain conditional acceptance from the City and
provide a two-year maintenance assurance for said improvements.
• Prior to final plat approval, all public utility facilities including but not limited to storm drainage,
water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless must
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 76 OF 85
be completed. Private storm water quality and quantity facilities must be provided with two years
of maintenance and entered into a stormwater maintenance agreement with the City.
• Prior to final plat approval, the applicant must provide evidence that the Homeowners
Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R)
document is in place with language in regard to the maintenance of tracts and private accesses.
As conditioned, 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.
This standard is met through the PFI permitting process and through the following conditions of
approval:
• Prior to final plat approval, the final plat must contain State Plane Coordinates on two
monuments with a tie to the City’s global positioning system geodetic control network (GC 22).
These monuments must be on the same line and must be of the same precision as required for
the subdivision plat boundary. Along with the coordinates, the plat must contain the scale factor
to convert ground measurements to grid measurements and the angle from north to grid north.
These coordinates can be established by; GPS tie networked to the City’s GPS survey or by
random traverse using conventional survey methods.
• Prior to final plat approval, the applicant must submit for City review digital copies of the final
plat prepared by a land surveyor licensed to practice in Oregon, pay the final plat fee, and any
other necessary data or narrative. The final plat and data or narrative must be drawn to the
minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County,
and by the City of Tigard. Final plat will include signature lines for the City Engineer and
Community Development Director. Note: Washington County will not begin their review of the
final plat until they receive notice from the Engineering Department indicating that the City has
reviewed the final plat and submitted comments to the Applicant’s surveyor. After the City and
County have reviewed the final plat, the applicant must submit one copy of the final plat, for City
Engineer and Community Development Director signatures.
As conditioned, this standard is met.
18.910.150 Installation Prerequisite
A. Approval required. No public improvements, including sanitary sewers, storm sewers,
streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after
the plans have been approved by the city, permit fee paid, and permit issued.
B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the city
for construction and other services in connection with the improvement. The permit fee
shall be set by council resolution.
This standard is met through the PFI permitting process.
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18.910.170 Plan Check
A. Submittal requirements. Work shall not begin until construction plans and construction
estimates have been submitted and checked for adequacy and approved by the City
Engineer in writing. The developer can obtain detailed information about submittal
requirements from the City Engineer.
B. Compliance. All such plans shall be prepared in compliance with requirements of the city.
This standard is met through the PFI permitting process.
18.910.180 Notice to City
A. Commencement. Work shall not begin until the city has been notified in advance.
B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city
is notified.
This standard is met through the PFI permitting process.
18.910.190 City Inspection of Improvements
Improvements shall be constructed under the inspection and to the satisfaction of the city. The
city may require changes in typical sections and details if unusual conditions arising during
construction warrant such changes in the public interest.
This standard is met through the PFI permitting process.
18.910.200 Engineer’s Written Certification Required
The developer’s engineer shall provide written certification of a form provided by the city that
all improvements, workmanship, and materials are in accord with current and standard
engineering and construction practices, and are of high grade, prior to city acceptance of the
subdivision’s improvements or any portion thereof for operation and maintenance.
This standard is met through the PFI permitting process.
FINDING: Based on the analysis above, all applicable improvement standards are either fully
met or can be met as conditioned.
18.920 Access, Egress, and Circulation
18.920.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of access and
egress provided in this chapter are continuing requirements for the use of any structure
or lot of real property in the city.
The applicant has acknowledged that the provisions and maintenance of access and egress provided
in this chapter are the continuing obligation of the property owner.
B. Access plan requirements. A plan demonstrating compliance with the access, egress,
and circulation requirements of this Chapter must be provided prior to any land use
approval or development permit issuance.
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The applicant has submitted a preliminary civil plan containing proposed access, egress, and
circulation routes through the site. See findings in Section 18.920.030.I. This requirement is met.
C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize
jointly the same access and egress when the combined access and egress of all uses,
structures, or units of land meets the combined requirements of this chapter, provided:
1. Satisfactory legal evidence must be presented in the form of deeds, easements, leases,
or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases, or contracts are placed on permanent file with
the city.
The applicant has proposed access via public streets and private alleys but will not include any common
driveways. The preliminary plans show the applicant’s proposed access is in preliminary compliance with
Subsections 18.920.030.H, I, and J. This standard is met. through the following condition of approval:
• Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
• Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
As conditioned,, this standard is met.
D. Public street access. All vehicular access and egress as required in Subsections
18.920.030.H, I and J must connect directly with a public or private street approved by
the city for public use and must be maintained at the required standards on a continuous
basis.
As shown in the preliminary site plan, vehicular access for all lots will be via public stree t or private
alley. This standard is met.
E. Surfacing. Driveways and drive aisles must be paved with a dust-free, hard-surfaced
material, or utilize a turf grid or open joint pavers.
As shown on the preliminary civil plan, the proposed driveways and drive aisles are paved. This
standard is met is met through the PFI permitting process.
F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.O.
See findings in Subsection 18.910.030.O.
G. Pedestrian access. Paths for pedestrian access and circulation are required to, through,
and sometimes between development sites. Path standards are provided in 18.200
Residential Development Standards, 18.300 Nonresidential Development Standards, and
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Chapter 18.410, Off-Street Parking and Loading. Additional standards may also apply if
the site is located in a plan district.
The applicant has provided a Circulation Plan that demonstrates compliance with the path standards
in Chapters 18.200, 18.410, and 18.640. This standard is met through the PFI permitting process.
H. Inadequate or hazardous access.
1. Applications for development permits will be referred to the Director for review when,
in the opinion of the Director, the access proposed:
a. Would cause or increase existing hazardous traffic conditions; or
b. Would provide inadequate access for emergency vehicles; or
c. Would in any other way cause hazardous conditions to exist that would constitute
a clear and present danger to the public health, safety, and general welfare.
2. Direct individual access to arterial or collector streets from single detached house lots
is discouraged. Direct access to collector or arterial streets will be considered only if
there is no practical alternative way to access the site. If direct access is allowed by
the city, the applicant will be required to mitigate for any safety or neighborhood
traffic management (NTM) impacts deemed applicable by the City Engineer. This
may include, but will not be limited to, the construction of a vehicle turnaround on
the site to eliminate the need for a vehicle to back out onto the roadway.
3. The design of the service drive or drives must not require or facilitate the backward
movement or other maneuvering of a vehicle within a street, other than an alley.
Single detached houses are exempt from this requirement.
The development application does not propose inadequate or hazardous access. The applicant has not
proposed direct access to arterial or collector streets from single detached lots. Single detached homes
are exempted from the Section 3 requirements and rowhouses will access public streets via private
alleys. This standard is met.
I. Access management.
1. An access report must be submitted with all new development that verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance, and
deceleration standards as set by ODOT, Washington County, the city, and AASHTO
(depending on jurisdiction of facility).
2. Driveways must not be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from
a collector or arterial street intersection is 150 feet, measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be
greater depending upon the influence area, as determined from City Engineer review
of a traffic impact report submitted by the applicant’s traffic engineer. In a case where
a development has less than 150 feet of street frontage, the applicant must explore any
option for shared access with the adjacent lot. If shared access is not possible or
practicable, the driveway must be placed as far from the intersection as possible.
3. The minimum spacing of driveways and streets along a collector is 200 feet. The
minimum spacing of driveways and streets along an arterial is 600 feet.
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4. The minimum spacing of local streets along a local street is 125 feet.
Preliminary civil plans have been submitted by the applicant to demonstrate preliminary compliance with
the access, egress, and circulation standards of this chapter. Access for each of the proposed lots is
provided via local internal streets and not within the influence area of a collector or arterial street. This
standard is met.
J. Minimum access requirements for residential uses.
1. Vehicular access and egress for residential uses must comply with the standards
provided in Table 18.920.1.
2. Vehicular access to apartment structures must be within 50 feet of the first-story
entrance or the first-story landing of a stairway, ramp, or elevator leading to the
dwelling units.
3. Private residential access drives must be provided and maintained in compliance
with the Oregon Fire Code.
4. Access drives in excess of 150 feet in length must be provided with approved
provisions for the turning around of fire apparatus by one of the following:
a. A circular, paved surface having a minimum turn radius measured from center
point to outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead
having a minimum depth of 40 feet and a minimum width of 20 feet;
c. The maximum cross slope of a required turnaround is 5 percent.
5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance
of at least 30 feet), may be required so as to reduce the need for excessive vehicular
backing motions in situations where two vehicles traveling in opposite directions
meet on driveways in excess of 200 feet in length.
6. Where allowed, minimum width for driveway approaches to arterials or collector
streets must be at least 20 feet so as to avoid traffic turning from the street having to
wait for traffic exiting the site.
As shown in the preliminary plans, each of the proposed lots can accommodate a minimum 10-foot-
wide driveway. The applicant has not proposed apartments with this application. Driveway access
must comply with all applicable provisions of Oregon Fire Code. The application does not include
an access drive in excess of 150 feet. As shown in the preliminary plans, access for all lots is
proposed via local streets, not collectors or arterials. This standard is met.
FINDING: Based on the analysis above, all applicable access, egress, and circulation standards
are either fully met or can be met as conditioned.
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.
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B. When site development review is not required. Where the provisions of Chapter 18.780, Site
Development Review, do not apply, the approval authority will approve, approve with
conditions, or deny a plan submitted under the provisions of this chapter through a Type I
procedure, as provided in Section 18.710.050, using the standards in this chapter.
This section is applicable. The provisions of this chapter apply to all proposed development.
18.930.030 Vision Clearance Requirements
A. At corners. Except within the MU-CBD zone, a vision clearance area must be maintained on
the corners of all property adjacent to the intersection of two streets, a street and a railroad, or
a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area must be maintained free of vehicles, hedges,
plantings, fences, wall structures, and temporary or permanent obstructions (except for an
occasional utility pole or tree), exceeding 3 feet in height, measured from the top of the curb,
or where no curb exists, from the street center line grade. Trees exceeding 3 feet in height
may be located in this area, provided all branches below 8 feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions
contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures, and temporary or permanent obstructions must be
further reduced in height or eliminated to comply with the intent of the required clear vision
area.
The vision clearance requirements of this chapter are applicable. See findings in 18.930.040.
18.930.040 Computations
A. Arterial streets. The vision clearance area is not less than 35 feet on each side of the
intersection.
B. Non-arterial streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of 2 non-arterial streets,
a non-arterial street and a driveway, and a non-arterial street or driveway and railroad
where at least 1 of the streets or driveways is 24 feet or more in width, the vision clearance
area is a triangle formed by the right-of-way or property lines along such lots and a
straight line joining the right-of-way or property line at points that are 30 feet distance
from the intersection of the right-of-way line and measured along such lines. See Figure
18.930.1.
2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial
streets, a non-arterial street and a driveway, and a non-arterial street or driveway and
railroad where both streets or driveways are less than 24 feet in width, the vision clearance
area is a triangle whose base extends 30 feet along the street right-of-way line in both
directions from the centerline of the accessway at the front setback line of single detached
houses, and 30 feet back from the property line on all other types of uses. (Ord. 18-23 §2;
Ord. 17-22 §2)
The proposed development has frontage on a non-arterial street. This standard is applicable. This
standard is met through the following conditions of approval:
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• Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance
Certification for review and approval.
• Prior to final plat approval, the applicant must submit a Final Sight Distance Certification for
review and approval.
As conditioned, this standard is met.
FINDING: Based on the analysis above, all applicable vision clearance standards are either fully
met or can be met as conditioned.
ADDITIONAL CITY OR AGENCY COMMENTS:
Easements:
Prior to commencing any site work, the applicant must submit all public utility easements, joint access
easements, public access easements and maintenance agreements for review and approval.
Prior to final plat approval, the applicant must record all public utility easements, joint access easements,
public access easements and maintenance agreements with Washington County and provide a recorded
copy to the City.
Prior to final plat approval, the applicant must provide evidence that the Homeowners Association
(HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with
language in regard to the maintenance of tracts and private accesses.
Fire and Life Safety:
Prior to commencing any site work, the applicant must provide written approval from TVF&R for fire
flow, hydrant placement, and emergency vehicular access and turn around.
Public Water System:
The existing public water mains surrounding the proposed development are under the jurisdiction of the
City of Tigard. Prior to commencing any site work, the applicant must submit site plans as part of the
PFI Permit showing all proposed and/or extensions of public water lines, hydrants and water services to
be designed in accordance with the City of Tigard Standards for review and approval.
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design and
Construction which require the construction of on-site water quality facilities. In addition, a maintenance
plan must be submitted indicating the frequency and method to be used in keeping the facility maintained
through the year.
Prior to commencing site improvements, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI permit. Plans must be submitted to the city for
review. The city will forward plans to CWS after preliminary review.
Grading and Erosion Control:
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Clean Water Services Design and Construction Standards also regulate erosion control to reduce the
amount of sediment and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, clearing, and any other activity which accelerates
erosion.
• Prior to commencing any site work, the applicant must submit an erosion control plan for review
and approval. The plan must comply to the "CWS Erosion Prevention and Sediment Control
Design and Planning Manual” (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.
• Prior to commencing any site improvements, the applicant must obtain a NPDES permit.
• Prior to commencing any site work, the applicant must submit a final grading plan showing the
existing and proposed contours. The plan must detail the provisions for surface drainage of all
lots and show that they will be graded to ensure that surface drainage is directed to the street or
a public storm drainage system approved by the Engineering Division. The design engineer
must indicate, on the grading plan, which lots will have natural slopes between 10 percent and
20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information
will be necessary in determining if special grading inspections and/or permits will be necessary.
For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines must be provided to sufficiently contain and
convey runoff from each lot.
Address Assignments:
The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels
within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718-2678 to ensure
new addresses are assigned.
• Prior to permit submittal, the applicant must pay the addressing fee. The address fee will be
assessed in accordance with the current Master Fee Schedule.
SECTION VII. OTHER STAFF COMMENTS
The following City of Tigard staff were sent a copy of the proposal:
• Development Engineering
• Building Division
• Public Works
• Transportation Planning
• Addressing
• Police Department
Comments from Development Engineering have been incorporated throughout this report and are also
provided in Attachment 3. Police responded with no objections. No other comments were received from
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 84 OF 85
other staff.
SECTION VIII. AGENCY COMMENTS
The following agencies were sent a copy of the proposal:
• Clean Water Services
• Comcast
• Century Link
• Ziply Fiber
• NW Natural
• Portland General Electric (PGE)
• Pride Disposal
• Oregon Department of Environmental Quality
• Oregon Department of Fish & Wildlife
• Oregon Department of Geology & Mineral Industries
• Oregon Department of Transportation (ODOT) Region 1 Development Review Program
• Tri-Met Transit Development
• Tigard-Tualatin School District
• Tualatin Valley Fire and Rescue (TVFR)
• Washington County Department of Land Use & Transportation
• Washington County Consolidated Communications Agency (WCCCA)
Comments received are summarized below and provided in Attachment 3.
Clean Water Services issued a Service Provider Letter (CWS file 24-001688) stating the applicant must
gain authorization for the project from Oregon Department of State Lands (DSL) and US Army Corps
of Engineers (USACE). Mitigation is required for encroachment into the vegetated corridor and
jurisdictional wetland. The agency also provided comments stating that a storm water connection permit
is required. The decision has been conditioned to comply with CWS requirements.
Tualatin Valley Fire and Rescue provided comments stating that the project was approved under
TVF&R permit #2024-0132 and they have no additional comments.
Washington County Department of Land Use & Transportation provided comments stating that
the project will not warrant improvements within County right of way but April Lane must be gated if
used for emergency access.
King City provided comments stating that they had no objections to the proposed development.
Attachments:
Attachment 1: Concept and Detailed Plan Set
Attachment 2: Zoning Map
Attachment 3: City Staff and Agency Comments
PDR2024-00001 OVERLOOK AT RIVER TERRACE PAGE 85 OF 85
December 30, 2024
PREPARED BY: Jenny McGinnis
Associate Planner
December 30, 2024
APPROVED BY: Schuyler Warren
Assistant Community Development Director
SCALE
1 INCH = 500 FEET
500 250 50000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(1) PCOVER.dwg - SHEET: 1 Dec. 16, 24 - 4:36 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
OVERLOOK AT RIVER TERRACE
TL 200 & 400 SECTION 8, TL 1600 SECTION 17, TOWNSHIP 2 SOUTH, RANGE 1 WEST, W.M.
CITY OF TIGARD, WASHINGTON COUNTY, OREGON
VICINITY MAP
SW B
E
E
F
B
E
N
D
R
DSW APRIL LN(PRIVATE ROAD)SW ROY ROGERS RDGROSS ACREAGE: 18.08 AC
BENCHMARK:
UTILITIES & SERVICES:
APPLICANT:
THE NEW HOME COMPANY
15455 NW GREENBRIER PARKWAY, SUITE 240
BEAVERTON, OR 97006
[P]503-313-7795
CONTACT: PAM VERDADERO, VP, ACQUISITIONS & ENTITLEMENTS
PLANNER:
PACIFIC COMMUNITY DESIGN, INC.
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503-941-9484
CONTACT: PEYTON JAMES/STACY CONNERY, AICP
CIVIL ENGINEER:
PACIFIC COMMUNITY DESIGN, INC.
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503-941-9484
CONTACT: JAKLIN HUNT, PE/ KC SCHWARTZKOPH, PE
SURVEYOR:
PACIFIC COMMUNITY DESIGN, INC.
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503-941-9484
CONTACT: TRAVIS JANSEN, PLS, PE
GEOTECHNICAL ENGINEER:
NV5
9755 SW BARNES RD
PORTLAND, OREGON 97225
[P] 503-626-0455
CONTACT: SCOTT V. MILLS, PE
LANDSCAPE ARCHITECT:
PACIFIC COMMUNITY DESIGN, INC.
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503 941-9484
CONTACT: BEN HOLMES, PLA
NATURAL RESOURCE CONSULTANT:
SWCA ENVIRONMENTAL CONSULTANTS
1800 NW UPSHUR ST, SUITE 100
PORTLAND, OR 97209
[P] 503-546-5091
CONTACT: JESSALYNN SPEARS
TRAFFIC ENGINEER:
KITTELSON & ASSOCIATES, INC
851 SW 6TH AVE, STE 600
PORTLAND, OR 97204
[P] 503-535-7409
CONTACT: JULIA KUHN
OWNERS:
TL 400 PISCITELLI FAMILY TRUST
15265 SW BEEF BEND RD, TIGARD, OR 97224
TL 200 THE MCCLESKEY FAMILY JOINT TRUST
15590 SW APRIL LN, TIGARD, OR 97224
WASHINGTON COUNTY BENCHMARK NO. 183,
A ALUMINUM DISK LOCATED AT THE SE CORNER
OF SECTION 8, JUST WEST OF THE REGIONAL TRAIL
"TRACT M" END AT RIVER TERRACE CROSSING
ELEVATION DATUM: NGVD 29, ELEVATION = 200.615
CITY OF TIGARD WATER, [P] 503-718-2591
CITY OF TIGARD [P] 503-639-4171
CITY OF TIGARD [P] 503-639-4171
PORTLAND GENERAL ELECTRIC, [P] 503-736-5450
NORTHWEST NATURAL, [P] 503-721-2512
TUALATIN VALLEY FIRE & RESCUE, [P] 503-649-8577
CITY OF TIGARD, [P] 503-629-0111
TIGARD-TUALATIN SCHOOL DISTRICT, [P] 503-431-4000
CITY OF TIGARD, [P] 503-645-6433
FRONTIER, [P] 503-277-2383
PRIDE DISPOSAL, [P] 503-625-6177
COMCAST, [P] 800-266-2278
WATER:
STORM:
SEWER:
POWER:
GAS:
FIRE:
POLICE:
SCHOOL:
PARKS:
PHONE:
WASTE DISPOSAL:
CABLE:
SW W
O
O
D
H
U
E
S
T
SW 150TH AVESW ELSNER LNCOVER SHEET
1
SHEET INDEX
1 COVER SHEET
2 EXISTING CONDTIONS
3 AERIAL PHOTOGRAPH
4 DENSITY CALCULATIONS
5 OPPORTUNITIES & CONSTRAINTS
6 CONCEPT PLAN MAP
7 SITE PLAN & TYPICAL LOT PLAN
8 ILLUSTRATIVE SITE PLAN
9 MODEL HOME AND SALES OFFICE SITE PLAN
10 PRELIMINARY PLAT
11 PROPOSED GRADING PLAN
12 PROPOSED SANITARY PLAN
13 PROPOSED STORM PLAN
14 PROPOSED WATER PLAN
15 PRELIMINARY CIRCULATION PLAN
15.1 INTERSECTION DETAILS
16 PROPOSED PARKING PLAN
17.1 TREE PRESERVATION & REMOVAL PLAN
17.2 TREE PRESERVATION & REMOVAL PLAN
17.3 TREE PRESERVATION & REMOVAL PLAN
17.4 TREE PRESERVATION & REMOVAL PLAN
17.5 TREE PRESERVATION & REMOVAL PLAN
17.6 TREE PRESERVATION & REMOVAL PLAN
17.7 TREE PRESERVATION & REMOVAL PLAN
17.8 TREE TABLES
17.9 TREE TABLES
17.10 EXISTING STAND TABLE
18.1 FUTURE STREET PLAN
18.2 FUTURE STREET GRADE PLAN
18.3 FUTURE STREET GRADE PLAN
18.4 FUTURE STREET GRADE PLAN
18.5 FUTURE STREET GRADE PLAN
18.6 FUTURE STREET GRADE PLAN
L1.01 TREE CANOPY SITE PLAN
L1.02 TREE CANOPY SITE PLAN
L1.03 TREE CANOPY DETAILS & NOTES
L1.04 TREE CANOPY DETAILS & NOTES
L2.01 OPEN SPACE LANDSCAPE PLAN
L2.02 OPEN SPACE LANDSCAPE PLAN
L2.03 OPEN SPACE LANDSCAPE PLAN
L2.04 OPEN SPACE & COMMUNITY AMENITY PLAN
L3.01 FENCING PLAN
L4.01 LANDSCAPE PLANTING DETAILS AND NOTES
L4.02 DETAILS
L4.03 DETAILS
E0.1 LIGHTING NOTES
E1.0 LIGHTING SITE PLAN
E1.1 LIGHTING SITE PLAN (2)
TIGARD CITY
LIMITS
SW TAYLOR LN(PRIVATE ROAD)TL 1600 OUTSIDE
CITY LIMITS
(NOT INCLUDED)
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XX X X
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXM
M
TR
ER
ERCE
ERC
I I
E
D
G
XXXXXXXXXXXXXXXXXXX X X X X X X X
X X X X X X X X XX
X
X
S
27
0
2
8
0
29
0
30
0
3
1
0
32
0
330
3
4
0
35
0
36
0
370 38039
0
264
26
6
268 27227427
6
27
8
28
2
28
4
28
6
28
8
29
2
29
4
29
6
29
8
30
2
30
4
30
6
3
0
8
3
1
2
3
1
4
31
6
31
8
322
324
326
328
33
2
3
3
4
3
3
6
3
3
8
3
4
2
3
4
4
34
6
34
8
35
2
35
4
35
6
35
8
36
2
36
4
36
6
368
372 3743763783823843863883923943
9
6
29
0
3
0
0
31
0
320
330
34
0
350
360
370 380390
29
2
29
4
2
9
6
2
9
8
30
2
30
4
30
6
30
8
31
2
31
4
31
6
318
322
324
326
328
332
334
336
33
8
342
344
346
348
352
354
356
358
362
364
366
368
372 374376378382
384
386
388
392
EXISTING STRUCTURES TO BE REMOVED,TYP.
EXISTING CONCRETE TO BE REMOVED
EXISTING STRUCTURES TO BE REMOVED,TYP.
EXISTING GRAVEL TO BE REMOVED
EXISTING WETLAND TO BE FILLED
SIGNIFICANT TREE
GROVE BOUNDARY
EXISTING UTILITIES TO BE
REMOVED/ RELOCATED
EXISTING FENCES
TO BE REMOVED
EXISTING OFFSITE
STRUCTURE TO REMAIN
EXISTING TREE, TYP.
SEE TREE PRESERVATION
PLAN FOR TREES TO BE
REMOVED
EXISTING STRUCTURES TO BE REMOVED
AREA OF SLOPES EXCEEDING 25%
EXISTING ASPHALT DRIVEWAY
TO REMAIN
EXISTING ACCESS EASEMENT
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(2) PEXCON.dwg - SHEET: 2 Dec. 16, 24 - 4:36 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
EX AIR RELEASE VALVE
EX BLOW-OFF
EX WATER VALVE
EX WATER METER
EX FIRE HYDRANT
EX STORM CLEANOUT
EX AREA DRAIN
EX SANITARY CLEANOUT
EX STORM MANHOLE
EX SANITARY MANHOLE
EX GAS VALVE
EX CABLE RISER
EX TELEPHONE RISER
DYH
EXISTING FENCEX
EX TREE / DRIPLINE
EX LIGHT POLE
S C
S
D
EX CURB INLET
C
TEX BURIED POWER LINE
EX GAS LINE
EX WATER LINE
EX STORM DRAIN
EX SANITARY SEWEREASEMENT LINES
EX OVERHEAD POWER LINE
EX TELEPHONE LINE
EX CABLE TV LINE
LEGEND
EX 2-FOOT CONTOURS
EX 10-FOOT CONTOURS
EXISTING RIGHT-OF-WAY
EXISTING CENTERLINE
EXISTING PROPERTY LINE
EXISTING BOUNDARY LINE
EXISTING SIDEWALK
EXISTING PAVEMENT
EXISTING GRAVEL
EXISTING BUILDING
EXISTING WETLAND
EXISTING WETLAND BUFFER
EXISTING CONDTIONS
2
EX TREE / TO BE
REMOVED
SW APRIL LN (PRIVATE ROAD)SW WOODHUE ST
STREET A STREET BSTREET CFUTURE TRAIL
STREET DSW TAYLOR LN (PRIVATE ROAD)SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(3) PAERIAL.dwg - SHEET: 3 Dec. 16, 24 - 4:37 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
AERIAL PHOTOGRAPH
3
TRAIL, TYP.
PUBLIC ROW
PRIVATE STREET
SIGNIFICANT
TREE GROVE
FUTURE TRAIL CONNECTION
(0.04 AC)
AREA OF SLOPES >25%N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(4) PDENSITY.dwg - SHEET: 4 Dec. 16, 24 - 4:37 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
DENSITY
CALCULATIONS
4
DENSITY CALCULATION
Gross Site 18.08 Ac.
Less Sensitive Lands
(Slopes >25% & Drainageways)0.17 Ac.
Less Public Parks 0 Ac.
Less Public ROW
(Actual)4.91 Ac.
Less Private Streets 0.16 Ac.
Less Significant Tree Grove
(Retained)0.88 Ac.
Less Public Trails 0.89 Ac.
Net Developable Area 11.07 Ac.
482,209.20 Sf.
Area Proposed for RH 23,260.00 Sf.
Max RH Units (Min 1,250 Sf.)19 13 Proposed Units
Min RH Units (Max 1,750 Sf.)13
Area Proposed for SFR 364,825.57 Sf.
Max SF Units (Min 5,000 Sf.)73 68 Proposed Units
Min SF Units (Max 6,250 Sf.)58
Total Site Developable Area 388,085.57 Sf.
Max units 92 81 Total Units Proposed
Min units 71
COMMON OPEN SPACE CALCULATION
COMMON OPEN SPACE PER CODE SECTION 18.640.070.C:
GROSS AREA - 18.08 AC
* 20% = 3.62 AC
PROVIDED COMMON OPEN SPACE
TOTAL AREA 0.89 AC+1.18 AC+0.98 AC
= 3.05 AC (16.9%)
PUBLIC ROW INCLUDING
FUTURE TRAIL (0.04 AC)4.91 AC
0.89 AC
1.18 ACPRIVATELY OWNED OPEN
SPACES
PUBLIC TRAILS
18.08 ACTOTAL PROJECT
AREA
LOTS 8.91 AC
PRIVATE STREET 0.16 AC
SIGNIFICANT TREE
GROVE 0.88 AC
SLOPES EXCEEDING
25%0.17 AC
0.98 ACSTORMWATER FACILITY
10' PED PATH
C
C
M
C
SC
S C
M
ER
MMM
C
XOH
XOH
XOH
XOH
XOH
XOH
XOH
XOH
XOH XOHXOHXOH
XOH
XOH
XOHXOHXOH XOH XOH XOH XOH
XOH
XOH
XXXXXXXX
C
C
XOH XOH XOH XOH XOH XOH XOH XOH XOH D
XFM
XFM
XFM
XFM
XFM
XT XT XT XT XT XTXT
XT
XT
XT
XT
XT
XT
XT
XT
XT
XT
XT
XT
XT
XT
XT XXXXXXXXXX X
XXXXXXXXXXXXXXXXXXXXXXXXM
M
TR
ER
ERCE
I I
D
G
XXXXXXXXX X X X
X X X X XX
S
SW WOODHUE AVE (NEIGHBORHOOD ROUTE)27028
0
29
0
3
0
0
31
0
32
0
33
0
340
35
0
36
0
37
0 3803
0
0
31
0
320
330
340
350
360
370
380
390
2
8
0
2
9
0
3
0
0
3
1
0
3
2
0
3
3
0
3
4
0
3
5
0 3603
7
0 380340
350
360370380390
2
3
0
2
4
0
250
260
270 28029
0
250
260
270
280
290
300
250
260
270
280
290
300
230
240
250
260
270
280
22023
0 240250
2
6
0 SW STREET D (NEIGHBORHOOD ROUTE)SW B
E
E
F
B
E
N
D
R
O
A
D
(
A
R
T
E
RI
A
L
)
STREET A STREET BSTREET CFUTURE TRAIL
EXISTING WETLAND
AND BUFFER
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(5) PCONSTRAINTS.dwg - SHEET: 5 Dec. 16, 24 - 4:38 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
ARTERIAL
COLLECTOR
NEIGHBORHOOD ROUTE
FUTURE NEIGHBORHOOD
ROUTE
PROJECT BOUNDARY
SIGNIFICANT TREE GROVE
EXISTING WETLAND BUFFER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
FUTURE NEIGHBORHOOD
ROUTE STREET EXTENSION
PER RIVER TERRACE
COMMUNITY PLAN
FUTURE LOCAL STREET
EXTENSION
LEGEND
SCALE
1 INCH = 100 FEET
100 50 10000
OPPORTUNITIES &
CONSTRAINTS
5
FUTURE TRAIL CONNECTION
INTERIM DRIVEWAY ACCESS
EMERGENCY ACCESS AND EXISTING PRIVATE ACCESS WITH GATE
INTERIM DRIVEWAY ACCESS
SW APRIL LNSW WOODHUE ST SW B STSW C STSTREET DSW WOODHUE ST
STREET A STREET BSTREET CSCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(6) PCONCEPT.dwg - SHEET: 6 Dec. 16, 24 - 4:38 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 100 FEET
100 50 10000
OPEN SPACE
RESOURCE AREAS
STORM FACILITY
LAND USE - RESIDENTIAL
PEDESTRIAN ELEMENTS
SIDEWALKS, TRAILS AND PATHWAYS
LEGEND - PROPOSED CONCEPT PLAN
TYPICAL LOCAL STREET
STREET TREES AND OPEN
SPACE TREES MEET 40%
URBAN CANOPY COVER
REQUIREMENTS
SIDEWALKS ARE
PEDESTRIAN ELEMENTS
WITHIN ALL STREETS
UTILITIES ARE IN THE STREETS
DETACHED SINGLE FAMILY LOT
ROW HOME LOT
CONCEPT PLAN MAP
6
PLANTER STRIPS / LANDSCAPE AREA
OPEN SPACE / LANDSCAPE TRACTS
10' PED PATH
S
S S S S S
SSSS
S S S S S S S S S S S S S
S
S
S
S
S
SSSSSSS
S S S S S S S
S S S S S S S S S S S
S
S
S
S
S
S
S
S
S
S
S
S
S
RH
RHRH
RH
RH
RH RH
RH
RH
RH
OS
OS
RH
RH
STREET DSTREET A STREET BSTREET CSW WOODHUE ST
FUTURE TRAIL
P/TP/TOS
TRACT C
TRACT A
66
39
65
40
64
46
61
44
59 5658
47
51
48 49
5760
45
53
55
52
54
50
38
67
41 42 TRACT S10
17
63
43
62
77
TRACT V
1416
75 76 807879 81
2
9
8
7
6
5
4
11
3
1
15
TRACT B
S
S
OS P/TWQ TRACT Q3735
25P/TOS
3626
30
33322928
27
TRACT PTRACT O
RH
34P/TOS TRACT R31
TRACT K
TRACT U
TRACT T
TRACT MTRACT N
TRACT J
18
24 23 22 21 TRACT I 20 19
TRACT DTRACT F
TRACT E
13
12
TRACT G
TRACT L
TRACT H P/T
OS
OS
OS
OS
OS
OS
7271706968 73 74
OS
MAINTENANCE ACCESS FOR WQ FACILITY
10.00' MIN.
FRONT
SETBACK
5.00' MIN.
SIDE SETBACK
15.00' MIN.
REAR
SETBACK
20.00' MIN.
GARAGE
SETBACK
10.00' MIN
STREET SIDE
SETBACK
4' WALK16' DRIVEWAY
IMPERVIOUS AREA = 2,386 SF
LOT COVERAGE = 46%
46.00'
40.00'
LANDSCAPE AREA = 2,790 SF
LOT COVERAGE = 54%
277.5
278.0
278.5
279.0
279.5
280.2
280.5
281.0
281.5282.5283.0283.5284.0284.5285.0285.5286.0282.0286.5287.0287.5288.0288.5290.0
290.5
291.0
289.5
289.036
1,375 SF
5.00' MIN.
SIDE
SETBACK
5.00' MIN.
SIDE
SETBACK
15.00' MIN.
FRONT
SETBACK
0' MIN.
REAR
ALLEY
SETBACK
37.00'
16.00'
IMPERVIOUS AREA= 969 SF
LOT COVERAGE = 70%
35
2,130 SF
37
2,082 SF
LANDSCAPE AREA = 405 SF
LOT COVERAGE = (29%)
10' DRIVEWAY
4' WALK
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(7) PSITE.dwg - SHEET: 7 Dec. 16, 24 - 4:38 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
SITE PLAN & TYPICAL
LOT PLAN
7TYPICAL FRONT LOADED LOT
SCALE: 1" = 20'
TYPICAL FRONT LOADED ROWHOME LOT
SCALE: 1" = 20'
TYPICAL FRONT LOADED LOT
SCALE: 1" = 20'
TYPICAL REAR LOADED ROWHOME LOT
SCALE: 1" = 20'
OS
N/A
0'
5'/0'
15'
15'
RHSTANDARD
WQ
20'GARAGE
15'REAR
5'SIDE
10'FRONT
10'STREET SIDE
MIN. BUILDING SETBACKS:
68
13
81
STANDARD LOTS
ROW HOME LOTS
TOTAL LOTS
RH
STANDARD LOTS
ROW HOME LOTS
PARK / TRAIL
OPEN SPACE
WATER QUALITY
VISION CLEARANCE TRIANGLE
LOT COUNT:
P/T
LEGEND:
S
FUTURE STREET CONNECTIONS
RIVER TERRACE
TRAIL
EX. TRAIL
CONNECTION
"RIVER TERRACE
CROSSING"
STORMWATER
MANAGEMENT FACILITYSTREET D(NEIGHBORHOOD ROUTE)SW WOODHUE AVE
(NEIGHBORHOOD ROUTE)
EXISTING DRIVEWAY
CONNECTIONS
PEDESTRIAN
CONNECTION, TYP.
GATED ACCESS
Legend
Rowhome Lots 13
Detached Home Lots
(50' Wide)68
Total Lots 81
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(8) PCONCEPTSITE.dwg - SHEET: 8 Dec. 16, 24 - 4:39 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
Areas
Open Space 3.83 AC.
& Trails
Total Site 18.08 AC.
SCALE
1 INCH = 50 FEET
50 25 5000
ILLUSTRATIVE SITE
PLAN
8
STREET CSW WOODHUE ST
TRACT A
59 56585760 55
54
77
TRACT V
75 76 8078
79
81
2
3
PARKING AREA
FOR SALES OFFICE
ON LOTS 79,80
SALES
OFFICE
MODEL
HOME
MODEL
HOME
ALUMINUM RAIL
FENCING, TYP.
CEDAR WOOD
FENCING, TYP.VANSCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(8) P MODEL SALES SITE.dwg - SHEET: 9 Dec. 16, 24 - 4:39 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 20 FEET
20 10 2000
MODEL HOME AND
SALES OFFICE SITE
PLAN
9
TRACT F
1,155 SF
TRACT A
4,772 SF
10
5,000 SF
17
4,950 SF
77
5,497 SF
14
5,472 SF
16
4,950 SF
75
5,485 SF
76
5,491 SF
80
5,432 SF
78
5,503 SF
79
5,509 SF 81
5,715 SF
2
4,872 SF
9
5,000 SF
8
5,000 SF
7
5,942 SF
6
6,062 SF
5
5,377 SF
4
4,995 SF
11
5,929 SF
3
5,781 SF
1
6,029 SF
15
4,500 SF
TRACT D
6,152 SF
TRACT V
1,609 SF
8.00'
PUE, TYP.
50.00'
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
58.00'
8.00'
PUE, TYP.
8.00'
PUE, TYP.
58.00'
8.00'
PUE, TYP.
58.00'8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
54.00'
8.00'
PUE, TYP.
8.00'
PUE, TYP.
50.00'
8.00'
PUE, TYP.
8.00'
PUE, TYP.
54.00'
8.00'
PUE, TYP.
50.00'
8.00'
PUE, TYP.
8.00'
PUE, TYP.
60.00'
8.00'
PUE, TYP.
60.00'
TRACT B
35,151 SF
54.00'SW APRIL LANE (PRIVATE ROAD)STREET ASTREET BSTREET CSW WOODHUE STREET
49
5,318 SF
57
5,317 SF
60
5,317 SF
45
5,318 SF
53
4,566 SF
55
5,397 SF
52
4,565 SF
54
5,955 SF
50
5,340 SF
38
4,571 SF
67
4,643 SF
41
5,232 SF
42
5,317 SF
TRACT S
3,191 SF
66
4,856 SF
39
4,802 SF
65
5,069 SF
40
5,147 SF
64
5,317 SF
46
5,318 SF
61
5,317 SF
44
5,318 SF
59
5,317 SF
56
5,317 SF
58
5,317 SF
47
5,318 SF
51
6,292 SF
48
5,318 SF
TRACT C
21,860 SF
63
5,317 SF
62
5,317 SF
43
5,318 SF
EVAE
EVAE
TRACT Q
1,056 SF36
1,375 SF
37
2,082 SF
35
2,130 SF
SSE
SSE & PBPAE OVER ENTIRETY
OF TRACT R
3' PUE AT ALLEY, TYP.
PBPAE OVER ENTIRETY
OF TRACT H
PBPAE OVER ENTIRETY
OF TRACT M
PBPAE OVER ENTIRETY
OF TRACT S
PBPAE OVER ENTIRETY
OF TRACT I
R20.00'
R20.00'
27
1,871 SF
25
2,080 SF
26
1,294 SF
30
2,089 SF
33
1,239 SF
32
1,164 SF29
1,277 SF
34
2,336 SF
TRACT P
2,726 SF
TRACT O
7,025 SF
PBPAE
31
2,067 SF
TRACT R
3,180 SF
13
8,484 SF
12
6,430 SF
TRACT L
1,512 SF
TRACT M
4,460 SF
TRACT E
459 SF
TRACT N
2,731 SF
TRACT K
42,504 SF
28
2,255 SF
74
6,179 SF
72
5,380 SF
71
5,343 SF
70
5,305 SF
69
5,226 SF
68
5,719 SFTRACT U
1,325 SF
73
5,853 SF
TRACT T
12,547 SF
TRACT J
1,553 SF
18
5,042 SF
24
5,426 SF
23
5,102 SF
22
5,007 SF
21
5,003 SF
TRACT I
1,500 SF
20
5,000 SF
19
4,998 SF
TRACT G
7,751 SF
TRACT H
20,917 SF143.1'14.5'192.0'332.6'51.9'99.3'19
.
2
'15.4
'74.7'7.3'64.0'11.0'72.3'22.0'20.5'
31.0'
46.2'
50.0'105.7'50.0'
50.0'106.5'50.0'
50.0'107.2'50.0'
50.0'108.0'42.7'
44.4'63.0'33.3'22.0'4.5'59.9'109.6'41.0'
2
2
.
0
'33.3'63.1'50.0'
50.0'109.8'50.0'
50.0'109.9'50.0'
50.0'110.0'50.0'
50.0'110.1'50.0'
50.0'110.2'49.8'
0.5'
50.0'105.3'21.0'67.7'
42.2'70.6'
87.5'
56.7'
35.7'21.5'
66.6'106.0'53.7'19.3'73.8'96.6'8.6'15.1'5.2'94.5'31.0'99.9'17.1'33.1'57.9'57.9'99.9'50.0'50.0'99.9'16.5'33.5'57.5'100.8'50.1'72.9'99.4'507.8'71.
5
'
75.6'50.0'5.0'65.4'16.0'
5.1'104.2'190.6'42.1'50.0'50.0'36.4
'
22.1'
33.3'20.1'42.8'
41.
8
'
37.4'19.4'222.0'5.3'44.8'10
0
.
0
'50.0'10
0
.
0
'50.0'10
0
.
0
'50.0'10
0
.
0
'27.7'27.5'43.
3
'21.7'18.8'1.2'87.0'
7
0
.
7
'
7
2
.
3
'
96.4'0.7'18.9'186.8'110.6'97.6'
4
0
.
8
'25.5'141.1'52.4'4
9
.
7
'15.4'55.0'55.0'50.0'14.7'
23.
1
'18.6'25.0'90.0'18.4'
42.7'8.8
'22.0'77.1'90.0'50.0'90.0'55.0'90.0'55.0'99.9'50.0'
26.9'
23.9'50.0'100.0'50.0'
50.0'100.0'50.0'
15.0'100.0'15.0'
50.0'100.1'50.0'
50.0'100.4'17.0'
33.0'
50.0'104.5'50.2'
50.0'113.4'50.8'
13.5'116.7'13.9'20.0'645.1'
8
1
.
7
'99.4'7.6'11.8'101.4'5
0
.
3
'
293.7'
201.9'
122.1'
3.1'
57.8'139.3'14.5'25.9'16.2'25.1'4.7'5.8'8.5'
2
2
.
4
'145.4'35.2'6.1'19.5'95.0'3.7'70.1'
8.2'
33
.
3
'19.0'32
.
8
'
5.
7
'
62.0'
82.1'25.0'83.8'
79.4'16.0'22.0'45.9'36.5'
26.3'
0.5'16.0'9.0'
16.5'44.8'38.9'22.0'2.5'7.7'19.2'
20.4'
5.7'16.0'
15.8'
1.6'
23.9'1.1'
16.2'
17.
6
'
4
0
.
4
'22.1'46.6'26.3'
0.3'84.5'
17.9'76.6'
15.0'11.4'
10.3'51.6'21.5'35.7'71.9'16.0'74.3'16.0'81.5'25.0'112.3'18.9'92.9'88.6'15.0'
10.9'77.6'4.7'25.0'85.9'16.0'85.9'25.0'82.5'128.8'50.4'
50.0'4.3'90.8'42.8'
50.0'4.3'97.8'8.4'
50.9'
50.0'5.0'102.2'50.2'
50.0'106.2'12.6'
50.0'106.4'37.4'50.0'
50.0'106.4'50.0'106.4'50.0'106.4'50.0'
50.0'106.4'50.0'
50.0'106.4'50.0'
50.0'106.4'50.0'
50.0'106.4'50.0'
50.0'106.4'24.1'
50.0'43.6'65.3'26.1'74.1'9.1'22.0'
8.8
'
42.0'
91.0'9.9'6.4'91.3'40.1'50.0'50.0'91.3'54.6'54.6'66.4'
39
.
3
'
50.3'106.3'2.5'106.3'47.5'50.0'106.3'50.0'106.3'50.0'106.3'50.0'106.3'50.0'106.3'50.0'106.3'106.3'15.0'
15.0'
50.0'106.3'50.0'101.4'50.0'97.1'50.0'92.9'50.0'
EXISTING EASEMENT
SW APRIL LANEEXISTING SLOPE EASEMENT
EXISTING EASEMENT
PSDSWDE OVER TRACT
ENTIRETY
EVAE
EVAE
ACCESS EASEMENT ACCESS EASEMENT
EXISTING EASEMENT
PBPAE OVER ENTIRETY
OF TRACT D
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(10) PPLAT.dwg - SHEET: 10 Dec. 16, 24 - 4:39 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
PRELIMINARY PLAT
10
LEGEND
PUE PUBLIC UTILITY EASEMENT
EVAE EMERGENCY VEHICLE ACCESS
EASEMENT
SSE PUBLIC SANITARY SEWER
EASEMENT
PBPAE PUBLIC BICYCLE/PEDESTRIAN
ACCESS EASEMENT
PSDSWDE PUBLIC STORM SEWER,
SURFACE WATER, DRAINAGE
AND DETENTION EASEMENT
XXXXXXXXXXXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXERC
E
D
S
SD SD SD SD SD SD
SDSDSDSDSDSDSDSDSDSDSDSD
SD SD SD
SD
SD
SD
SD
SD
SD
SD
SDSDSDSDSDSD SD SD SD SD
SDSDSDSDSDSDSD
SD
SD
SD6.5' MAX HT
7' MAX HT
10' MAX HT
15' MAX HT END WALL @
PROPERTY LINE
2' WALL @
PROPERTY LINE
START WALL @
PROPERTY LINE
11' MAX HT
12.5' MAX HT
8' MAX HT
11' MAX HT
6' MAX HT
5' MAX HT
10' MAX HT
6' MAX HT 9' MAX HT
10' MAX HT
TRACT A
10
17
77
TRACT V
TRACT D
1416
75 76 807879 81
2
9
8
7
6
5
4
11
3
1
15
TRACT B
66
39
65
40
64
46
61
44
59 5658
47
51
48 49
5760
45
53
55
52
54
50
38
67
41 42
TRACT S
TRACT C
12' MAX HT
3' MAX HT
15' MAX HT
6' MAX HT
10' MAX HT
12' MAX HT
16' MAX HT
8' MAX HT
10' MAX HT
17' MAX HT
FUTURE TRAIL CONNECTION
INTERIM DRIVEWAY ACCESS
INTERIM DRIVEWAY ACCESS
36 3735
25
17' MAX HT
7' MAX HT
9' MAX HT
6' MAX HT
7' MAX HT
14' MAX HT
14' MAX HT
7' MAX HT
TRACT QSTAIR/WALL MAX
HEIGHT 3' IN VISION
CLEARANCE TRIANGLE
6' MAX HT
15' MAX HT
26
27
TRACT P30
33322928
34GATED ACCESS
31
TRACT R
43
63 62
TRACT O
A
2+44
1+00
2+00
TRACT MTRACT N
747271706968
TRACT U
73
TRACT J
1824232221TRACT I 20 19
TRACT H 13
12
TRACT G
TRACT F
TRACT E
TRACT L
TRACT K
A 30031032033034035036037038039030230430630831231431631832232432632833233233233233233433633834234434634835235435635836236436636837237437637838238438638839233
0
34
0
35
0
360
370
380
390
33
2
33
4
33
6
33
8
3
4
2
3
4
4
3
4
6
34
8
35
2
35
4
35
6
35
8
362
364
366
368
372
374
376
378
382
384
386
388
392
394
39
6
320
330
340
316
318
322
324
326
328
332
334
336
338
342
344
346
348
3003103203303402983023043063083123143163183223243263283323343363383423443103203063083123143163183223243263283
0
0
310
320
2922
9
4
2
9
6
2
9
8
3
0
2
30
4
306308 312 314 316 318 322290284286288292294296298270
280
266
268
272 274 276 278STREET D(NEIGHBORHOOD ROUTE)STREET A
STREET CSTREET BSW WOODHUE STREET
(NEIGHBORHOOD ROUTE)
STORMWATER FACILITY
270280
290
26827
2
274
276
278
282
284
286
288
292
294
296
298
300
292294296298
280
290 290282
284
286288
28029028228428628831032033030430630831231431631832232432632833233434035036037033633834234434634835235435635836236436636837237437637835
0
360
370
380
34
6
34
8
352
354
356
358
362
364
366
368
372
374
376
378
382
384
386
28
0
2903003103203303402
8
2
284286288292294296298302304306308312314316318322324326328332334336338342290282284286288292294296298280
290
282
284
286
288
292
294
296AREA OF SLOPES EXCEEDING 25%
MAINTENANCE ACCESS FOR WQ FACILITY
TRACT T
1
+
0
02+003+00265
270
280
290
300
265
270
280
290
300
1+00 2+00 2+50
2:1 SLOPE MAX
17' MAX
HEIGHT WALL
ROUNDABOUT
FINISHED GRADE
EXISTING GROUND
INTERIM
DRIVEWAY ACCESS
WITH GUARDRAIL
AREA OF SLOPES
EXCEEDING 25%2:1 SLOPE MAX
270
280
290
300
270
280
290
300
1+002+003+003+75
EXISTING GROUND
INTERIM FINNIS
LANE FINISHED
GRADE
APRIL LANE
10.0%
14.9%
10.20'
12.20'
INSTALL GUARDRAIL
BOTH SIDES OF FINNIS
LANE. EXTEND
GUARDRAIL TO AREA
OF LESSER SLOPE.
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(11) PGRAD.dwg - SHEET: 11 Dec. 16, 24 - 4:40 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
PROPOSED GRADING
PLAN
11
APRIL LANE
(PRIVATE ROAD)
EX 2-FT CONTOUR
EX 10-FT CONTOUR
FG 2-FT CONTOUR
FG 10-FT CONTOUR
LEGEND
324
320
324
320
INTERIM DRIVEWAY ACCESS SECTION AA
HORIZ SCALE: 1" = 30', VERT SCALE: 1" = 5'
INTERIM DRIVEWAY ACCESS DETAIL
HORIZ SCALE: 1" = 10'
XXXXXXXXXXXXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXM
ERC
E
D
S
WSD SD SD SD SD SD
WSSSSSSSSSSSSSSW W W
W W W W W W W W W W W W
W
W WWWWWWWWWWW
WWWWWW SDSDSDSDSDSDSDSDSSSSSSSSSSSDSDSDSSSSWWWWWWWWSS SS
SDSSSDSDSD
SD
SD
SD
SS SSSSSSSSSSSSSSSSSSSSSSSS SSSS SSSD
SD
SD
SD
SDSDSDSDSDSDSS SS SS SS SS
SD SD SD SD SD
SDWWW
SDSDWWSS
SD
WSSSSSSSDSSSDSD
SD
SD
SDSSSSSSSSSSSSSSSSSSSSSS SS SSTRACT A
10
17
1
15
TRACT B
77
TRACT V
TRACT D
14
ROW : 116
16
75 76 807879 81
2
9
8
7
6
5
4
11
3
SW APRIL LANE(PRIVATE ROAD)STREET A
STREET CSW WOODHUE STREET
(NEIGHBORHOOD ROUTE)
STORMWATER FACILITY
49
5760
45
53
55
52
54
50
38
67
41 42 TRACT S66
39
65
40
64
46
61
44
59 5658
47
51
48STREET BTRACT C
FUTURE TRAIL CONNECTION
INTERIM DRIVEWAY ACCESS
INTERIM DRIVEWAY ACCESS
STREET D(NEIGHBORHOOD ROUTE)TRACT Q36 3735
25
63
43
62
TRACT P26
30
33322928
3427
GATED ACCESS TRACT R31
TRACT O
TRACT F
TRACT E
TRACT J
1824
13
23
12
22 21 TRACT I 20 19
TRACT G
TRACT HTRACT L
TRACT KTRACT MTRACT N
7271706968
TRACT U
73
TRACT T
74
XXXXXXXXXXXXSSSDSSSSSSSSSDSDSDSDSW APRIL LANE(PRIVATE ROAD)XXXXXXXXXXXXXXSDSDSDSDSDSDSSSSSSSSSSSSSW APRIL LANE(PRIVATE ROAD)XXXXXXXXXXXXXXXSDSSSSSSSSSDSDSDSDSDSDSDSSSSSSSW APRIL LANE(PRIVATE ROAD)XSD
CC
XOH XOH D
XG XG
XG
XG
XGXG
XGXFM XFM
XFM
XT
XTXT
XTXT
XT
CE
XSSXSSXSSS SDSSXW
XW
WCONNECT 8" SANITARY
SEWER TO EXISTING
SANITARY SEWER MH
WITH 12" OUT.
SW BE
E
F
B
E
N
D
R
O
A
D
SW ELSNER ROADSCALE
1 INCH = 50 FEET
50 25 5000
APRIL LANE
MATCH LINE 1
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(12) PSANITARY.dwg - SHEET: 12 Dec. 16, 24 - 4:40 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
PROPOSED SANITARY
PLAN
12APRIL LANE
MATCH LINE 2
APRIL LANE
MATCH LINE 3
APRIL LANE
MATCH LINE 4
APRIL LANE
MATCH LINE 1
APRIL LANE
MATCH LINE 2
APRIL LANE
MATCH LINE 3
PROPOSED THRUST BLOCK
PROPOSED AIR RELEASE VALVE
EX AIR RELEASE VALVE
PROPOSED BLOW-OFF
EX BLOW-OFF
PROPOSED WATER VALVE
EX WATER VALVE
PROPOSED WATER METER
EX WATER METER
PROPOSED FIRE HYDRANT
EX FIRE HYDRANT
PROPOSED STORM CLEANOUT
EX STORM CLEANOUT
EX CATCH BASIN
PROPOSED SANITARY CLEANOUT
EX SANITARY CLEANOUT
EX STORM MANHOLE
PROPOSED CATCH BASIN
PROPOSED STORM MANHOLE
EX SANITARY MANHOLE
PROPOSED SANITARY MANHOLE
EX BURIED POWER LINE
EX GAS LINE
PROPOSED WATER LINE
EX WATER LINE
EX STORM DRAIN
PROPOSED STORM DRAIN
EX SANITARY SEWER
PROPOSED SANITARY SEWER
EASEMENT LINES
EX OVERHEAD POWER LINE
EX TELEPHONE LINE
EX CABLE TV LINE HY DDYH
DC
D
S C
XT
S
XCOM
XOH
XE
XSD
XW
W
XG
LEGEND
XSS
SS
SD
APRIL LANE
MATCH LINE 4
NOTE: ALL PROPOSED PUBLIC SANITARY SEWER IS 8" DIA.
XXXXXXXXXXXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXERC
E
D
S
WSD SD SD SD SD SD
WSSSSSSSSSSSSW W W
W W W W W W W W W W W W
W
W WWWWWWWWWWW
WWWWWW SDSDSDSDSDSDSDSDSSSSSSSSSSSDSDSDSSSSWWWWWWWWSS SS
SDSSSDSDSD
SD
SD
SD
SS SSSSSSSSSSSSSSSSSSSSSSSS SSSS SSSD
SD
SD
SD
SDSDSDSDSDSS SS SS SS SS
SD SD SD SD SD
SDWWW
SDSDWWSS
SD
WSSSSSSSDSSSDSD
SD
SD
SDSSSSSSSSSSSSSSSSSSSSSS SS SSTRACT A
10
17
1
15 TRACT B
77
TRACT V
TRACT D
1416
75 76 807879 81
2
9
8
7
6
5
4
11
3
STREET D(NEIGHBORHOOD ROUTE)STREET A
STREET CSW WOODHUE STREET
(NEIGHBORHOOD ROUTE)
STORMWATER FACILITY
66
3938
67 65
40
64
46
61
44
59 5658
47
51
48 49
5760
45
53
55
52
54
504142TRACT STRACT C
FUTURE TRAIL CONNECTION
INTERIM DRIVEWAY ACCESS
INTERIM DRIVEWAY ACCESS
25 TRACT Q36 3735
63 62
43
TRAIL FRENCH DRAIN TO DAYLIGHT TO POND
26
27
TRACT P30
33322928
3431
TRACT RGATED ACCESS
TRACT O
TRACT J1824
13
23
12
22 21
TRACT I20 19
TRACT G
TRACT HTRACT L
TRACT F
TRACT E
TRACT K
747271706968
TRACT U
73
TRACT T
TRACT MTRACT N
XXXXXXXXXXXXXM
SSSSSDSDSSSSSSSSSDSDSDSDSW APRIL LANE(PRIVATE ROAD)XXXXXXXXXXXXXXSDSDSDSDSDSDSDSSSSSSSSSSSSSW APRIL LANE(PRIVATE ROAD)XXXXXXXXXXXXXXXSDSSSSSSSSSDSDSDSDSDSDSDSSSSSSSW APRIL LANE(PRIVATE ROAD)XSD
C XOHC
XOH XOH XOH D
XG XG XG
XG
XG
XG
XG
XGXGXFM XFM
XFM
XFM
XT
XT
XT
XTXT
XTXT
XTXT
CE
XSSS SDSSXW
XW
WEXISTING CULVERT
OUTFALL TO DITCH
SW BE
E
F
B
E
N
D
R
O
A
D
SW ELSNER ROADCONNECT TO EXISTING CULVERT
WITH NEW SDMH.SCALE
1 INCH = 50 FEET
50 25 5000
APRIL LANE
MATCH LINE 1
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(13) PSTORM.dwg - SHEET: 13 Dec. 16, 24 - 4:41 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
PROPOSED STORM
PLAN
13APRIL LANE
MATCH LINE 2
APRIL LANE
MATCH LINE 3
APRIL LANE
MATCH LINE 4
APRIL LANE
MATCH LINE 1
APRIL LANE
MATCH LINE 2
APRIL LANE
MATCH LINE 3
PROPOSED THRUST BLOCK
PROPOSED AIR RELEASE VALVE
EX AIR RELEASE VALVE
PROPOSED BLOW-OFF
EX BLOW-OFF
PROPOSED WATER VALVE
EX WATER VALVE
PROPOSED WATER METER
EX WATER METER
PROPOSED FIRE HYDRANT
EX FIRE HYDRANT
PROPOSED STORM CLEANOUT
EX STORM CLEANOUT
EX CATCH BASIN
PROPOSED SANITARY CLEANOUT
EX SANITARY CLEANOUT
EX STORM MANHOLE
PROPOSED CATCH BASIN
PROPOSED STORM MANHOLE
EX SANITARY MANHOLE
PROPOSED SANITARY MANHOLE
EX BURIED POWER LINE
EX GAS LINE
PROPOSED WATER LINE
EX WATER LINE
EX STORM DRAIN
PROPOSED STORM DRAIN
EX SANITARY SEWER
PROPOSED SANITARY SEWER
EASEMENT LINES
EX OVERHEAD POWER LINE
EX TELEPHONE LINE
EX CABLE TV LINE HY DDYH
DC
D
S C
XT
S
XCOM
XOH
XE
XSD
XW
W
XG
LEGEND
XSS
SS
SD
EXISTING WETLAND
EXISTING WATERS
EXISTING DEGRADED BUFFER
EXISTING GOOD BUFFER
PROPOSED BUFFER
APRIL LANE
MATCH LINE 4
M
ERC
E
D
S
WSD SD SD SD SD SD
WSSSSSSSSSSSSSSSSW W W
W W W W W W W W W W W W
W
W WWWWWWWWWWW
WWWWWW SDSDSDSDSDSDSDSDSSSSSSSSSSSDSDSDSSSSWWWWWWWWSS SS
SDSSSDSDSD
SD
SD
SD
SS SSSSSSSSSSSSSSSSSSSSSSSS SSSS SSSD
SD
SD
SD
SDSDSDSDSDSDSS SS SS SS SS
SD SD SD SD SD
SDWWW
SDSDWWSS
SD
WSSSSSSSDSSSDSD
SD
SD
SDSSSSSSSSSSSSSSSSSSSSSS SS SSSTREET D(NEIGHBORHOOD ROUTE)STREET A
STREET CSW WOODHUE STREET
(NEIGHBORHOOD ROUTE)
TRACT A
10
17
1
15
TRACT B
77
TRACT V
TRACT D
1416
75 76 807879 81
2
9
8
7
6
5
4
11
3
INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION
INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION
INSTALL BLOWOFF VALVE
CONNECT TO EXISTING 16" WATER
INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION
66
39
65
40
64
46
61
44
59 5658
47
51
48 49
5760
45
53
55
52
54
50
38
67
41 42 TRACT S55016"5508"550
16"5508"5508"5508"5508"5508"
5508"55016"INSTALL BLOWOFF VALVE
TRACT C
FUTURE TRAIL CONNECTION
INTERIM DRIVEWAY ACCESS
INTERIM DRIVEWAY ACCESS
SW APRIL LANE(PRIVATE ROAD)43
63 62
35
25 TRACT Q36 37 38
67
FIRE HYDRANT
FIRE HYDRANT
FIRE HYDRANT
FIRE HYDRANT
FIRE HYDRANTTRACT P26
30
33322928
3427
GATED ACCESS
7271706968
TRACT U
73
TRACT T
TRACT R31
TRACT N
TRACT MTRACT OTRACT L
TRACT K
TRACT J1824
13
23
12
22 21
TRACT I20 19
TRACT G
TRACT H
TRACT F
TRACT E
74
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(14) PWATER.dwg - SHEET: 14 Dec. 16, 24 - 4:42 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
PROPOSED WATER
PLAN
14
PROPOSED THRUST BLOCK
PROPOSED AIR RELEASE VALVE
EX AIR RELEASE VALVE
PROPOSED BLOW-OFF
EX BLOW-OFF
PROPOSED WATER VALVE
EX WATER VALVE
PROPOSED WATER METER
EX WATER METER
PROPOSED FIRE HYDRANT
EX FIRE HYDRANT
PROPOSED STORM CLEANOUT
EX STORM CLEANOUT
EX CATCH BASIN
PROPOSED SANITARY CLEANOUT
EX SANITARY CLEANOUT
EX STORM MANHOLE
PROPOSED CATCH BASIN
PROPOSED STORM MANHOLE
EX SANITARY MANHOLE
PROPOSED SANITARY MANHOLE
EX BURIED POWER LINE
EX GAS LINE
PROPOSED WATER LINE
EX WATER LINE
EX STORM DRAIN
PROPOSED STORM DRAIN
EX SANITARY SEWER
PROPOSED SANITARY SEWER
EASEMENT LINES
EX OVERHEAD POWER LINE
EX TELEPHONE LINE
EX CABLE TV LINE HY DDYH
DC
D
S C
XT
S
XCOM
XOH
XE
XSD
XW
W
XG
LEGEND
XSS
SS
SD
EXISTING WETLAND
EXISTING WATERS
EXISTING DEGRADED BUFFER
EXISTING GOOD BUFFER
PROPOSED BUFFER
STREET A
STREET CSTREET BSW WOODHUE STREET
(NEIGHBORHOOD ROUTE)
STORMWATER FACILITY
18.00
GATED
ACCESSSW APRIL LANEERC
E
D
S
10' PED PATH
INTERIM
DRIVEWAY
INTERIM
DRIVEWAY
SEE SHEET
15.1
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
8.00'
PUE, TYP.
B2
B2
B1
B1
B2
A1A1
A2
C
I1
I1
I1
I1
I2
I2
I2
D
D
I2
TRACT A
10
17
77
1416
75 76 807879
9
8
7
6
5
4
11
3
1
15
TRACT D
TRACT V
TRACT B
5658
47
51
48 49
5760
45
53
55
52
54
50
38
41 42 TRACT S66
39
65
40
64
46
61
44
59
TRACT C
67 63
43
62
36 3735
25 TRACT P26
TRACT O27
30
33
3229
28 34
12
13
TRACT G
18242322212019
TRACT K
31
TRACT ITRACT J81
2
FUTURE
TRAIL
LOCAL RESIDENTIAL
CITY OF TIGARD
PARKING ON BOTH SIDESB1
2.50%
SWPARK
7'5'
54' R.O.W.
32' PAVEMENT
R/W
PUE
8'
PLANT.
5'
2.50%
R/W
PUE
8'
PLANT.
5'
SW
5'
5:1 MAX
.
5:1 MAX.
TC = CL 0.05'TC = CL 0.05'
PARK
7'
0.5'0.5'
0.5'0.5'
NOT TO SCALE
TRAVEL
9' LC
TRAVEL
9'
ALLEYC
0.5'0.5'
PUE
3'21' PAVEMENT
4.50%
PUE
3'
22'
NOT TO SCALE
PL PL
LOCAL RESIDENTIAL
CITY OF TIGARD SKINNY STREET OPTION
PARKING ON BOTH SIDESB2
2.50%
TRAVEL
7'
SWPARK
7'5'
50' R.O.W.
28' PAVEMENT
LC
R/W
PUE
8'
PLANT.
5'
5:1 MAX.
TC = CL 0.10'
0.5'
0.5'
2.50%
SW
5'
R/W
PUE
8'
PLANT.
5'
5:1 MA
X
.
TC = CL 0.10'
0.5'
0.5'
NOT TO SCALE
PARK
7'
TRAVEL
7'
NEIGHBORHOOD ROUTE- WITH BIKE
LANES, NO PARKINGA1
TRAVEL
12'
SWBIKE
6'5'
58' R.O.W.
36' PAVEMENT
LC
R/W
P.U.E.
8'
PLANT.
5'
5:1 MAX.
TC = CL 0.00'
0.5'
SW BIKE
6'
R/W
P.U.E.
8'
PLANT.
5'
5:1 MA
X
.
TC = CL 0.00'
0.5'
5'
0.5'0.5'
2.50%2.50%
NOT TO SCALE
TRAVEL
12'
A2
TRAVEL
12'
SWBIKE
6'5'
60' R.O.W.
36' PAVEMENT
LC
R/W
P.U.E.
8'
PLANT.
5'
5:1 MAX.
TC = CL 0.00'
1.5'
SW BIKE
6'
R/W
P.U.E.
8'
PLANT.
5'
5:1 MA
X
.
TC = CL 0.00'
1.5'
5'
0.5'0.5'
2.50%2.50%
TRAVEL
12'
NEIGHBORHOOD ROUTE- WITH BIKE
LANES, NO PARKING
NOT TO SCALE
12' PATHI1NOT TO SCALE
20' TRACT
PLPL
LC
12' PATH 4.00'
LS
4.00'
LS
D
16' PAVEMENT
INTERIM DRIVEWAY
NOT TO SCALE
10' PATHI2NOT TO SCALE
15' TRACT
PLPL
LC
10' PATH 2.5'
LS
2.5'
LS
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(15) PCIRC.dwg - SHEET: 15 Dec. 16, 24 - 4:42 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
PRELIMINARY
CIRCULATION PLAN
15
E
13.00
24.00'
INTERIM
PAVEMENT
WIDTH
0.36' EDGE OF PAVEMENT
TO PROPERTY LINE
RECONSTRUCT PORTION OF
EXISTING CURB AND REDUCE
PLANTER WIDTH TO PROVIDE 24'
WIDE PVMT. CONNECTION
BEGIN STA: 22+56.46, 18.0' RT
SW W
O
O
D
H
U
E
S
T
R
E
E
T
(NEIG
H
B
O
R
H
O
O
D
R
O
U
T
E)
PROPOSED INTERIM
EDGE OF PAVEMENT
TRANSITION TO FULL PLANTER WIDTH
STA: 20+56.00, 18.0' RT
16.46'
63.36
SAWCUT GRIND& OVERLAY
EXISTING PAVEMENT
PAVEMENT LANE TAPER MARKINGS
20+00
21+00
22+00
PC
S
STREET CPCC
TANGENT
PC
76°
76°
R275.00
SW WOODHUE STREET
(NEIGHBORHOOD ROUTE)
PT
R275.00
R166.00
TRACT A
8079
3
1
TRACT V
54
81
2
18+00
19+00 20+00
21+00
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(15) PCIRC.dwg - SHEET: 15.1 Dec. 16, 24 - 4:42 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
INTERSECTION
DETAILS
15.1
SW WOODHUE OFFSITE
STREET CONNECTION DETAIL
SCALE
1 INCH = 10 FEET
010 5 100
SW WOODHUE / STREET C
INTERSECTION DETAIL
SCALE
1 INCH = 30 FEET
30 15 3000
M
ERC
E
D
S
STREET A
STREET CSTREET BSW WOODHUE STREET
(NEIGHBORHOOD ROUTE)
STORMWATER FACILITY
TRACT A
10
17
77
1416
75 76 807879 81
2
9
8
7
6
5
4
11
3
1
15
TRACT D
TRACT V
TRACT B
65
40
64
46
61
44
59 5658
47
51
48 49
5760
45
53
55
52
54
50
38
67
41 42
TRACT S
66
39
TRACT C
FUTURE
TRAIL
INTERIM
DRIVEWAY
INTERIM
DRIVEWAY
63 62
43TRACT Q36 3735
25
STREET D(NEIGHBORHOOD ROUTE)NO PARKING AT HYDRANT LOCATIONSTRACT P26
TRACT O27
33322928
3430
TRACT R31
TRACT MTRACT N TRACT UTRACT T
7271706968 73 74
TRACT J24 23 22 21
TRACT I20 1819
13
12
TRACT G
TRACT F
TRACT E
TRACT K
TRACT L
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(16) PPARKING.dwg - SHEET: 16 Dec. 16, 24 - 4:43 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
PROPOSED PARKING
PLAN
16
ON STREET PARKING
REQUIRED
·SMALL FORM RESIDENTIAL:
1 SPACE PER 2 UNITS 34 SPACES
·ROWHOUSES:
NO MIN REQUIREMENT 0 SPACES
PROVIDED
·SMALL FORM RESIDENTIAL:80 SPACES
·ROWHOUSES: 0 SPACES
80 SPACES
OFF STREET PARKING
REQUIRED
·SMALL FORM RESIDENTIAL:
NO MIN REQUIREMENT
·ROWHOUSES:
NO MIN REQUIREMENT
PROVIDED
·SMALL FORM RESIDENTIAL:
(FRONT LOAD)
68 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES =272 SPACES
·ROWHOUSES:
5 - UNITS W/1 CAR GARAGE + 1 DRIVEWAY SPACE =10 SPACES
8 - UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACE =32 SPACES
314 SPACES
LEGEND:
OFF STREET PARKING20.0
8.5
20.0
8.5
REQUIRED PROVIDED
ON STREET PARKING
M
M
DXSDS
WSD SD SD SD
SSSSSSSSW
W W W W W W W W
W WWWWWWWWWW SDSDSDSDSSSSSSSDSDWWWWWSS
SDSSSDSD
SD SSSSSSSSSSSSSS
SD
SDSDSDSS SS SS
SD SD SD
SDWW
SD
SSSSSSSSSSSSSS SSC
XOH
XOHXOH
XOH
C
XOH D
XG
XG
XG
XFM
XFM
XT
XT
XT
XTXTXT SDSDSDSDSSSSSSSSSCALE
1 INCH = 80 FEET
80 40 8000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.1 Dec. 16, 24 - 4:43 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
MORGAN HOLEN & ASSOCIATES, LLC.
MORGAN HOLEN, CONSULTING ARBORIST
[P] 971-409-9354
[E] MORGAN@MHOLEN.COM
PROJECT ARBORIST:
I, MORGAN HOLEN, ATTEST THAT THIS TREE
PRESERVATION AND REMOVAL SITE PLAN MEETS
THE REQUIREMENTS IN UFM SECTION 10, PART 1.
MORGAN HOLEN, CONSULTING ARBORIST
ISA BOARD CERTIFIED MASTER ARBORIST (PN-6145B)
ISA TREE RISK ASSESSMENT QUALIFIED
DATE:
TREE PROTECTION SPECIFICATIONS
1.PRECONSTRUCTION CONFERENCE. THE PROJECT ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL AND TREE
PROTECTION PRIOR TO ANY CONSTRUCTION.
2.TREE PROTECTION ZONE. THE TREE PROTECTION ZONE (TPZ) IS DEFINED AS THE DRIPLINE OF PROTECTED TREES AS A MINIMUM.
WORK THAT IS NECESSARY BENEATH THE DRIPLINE OF PROTECTED TREES SHALL BE MONITORED AND DOCUMENTED BY THE
PROJECT ARBORIST. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH THE PROJECT ARBORIST IN A TIMELY
MANNER.
3.PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE PROTECTED BY MINIMUM 5-FOOT-TALL METAL FENCING UNLESS
OTHERWISE APPROVED BY THE CITY MANAGER OR DESIGNEE. PROTECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED
NO FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF THE TPZ OR AS OTHERWISE DEPICTED ON THE SITE
PLAN. TREES LOCATED FARTHER THAN 30-FEET FROM CONSTRUCTION ACTIVITY DO NOT REQUIRE TREE PROTECTION FENCING.
4.TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY
EQUIPMENT EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. THE CONTRACTOR SHALL NOT STORE MATERIALS OR
EQUIPMENT WITHIN THE TPZ.
5.EROSION CONTROL. BENEATH THE DRIPLINE OF PROTECTED TREES, EROSION CONTROL FENCING SHALL NOT BE TRENCHED IN PER
MANUFACTURER'S SPECIFICATIONS TO AVOID ROOT IMPACTS. INSTEAD, ALTERNATIVE MEANS OF EROSION CONTROL ARE
REQUIRED, SUCH AS WRAPPING THE BASE OF SILT FENCING AROUND A STRAW WATTLE AND STAKING THE WATTLE INTO THE
GROUND OR USING COMPOST SOCKS OR STRAW WATTLES STAKED INTO THE GROUND IN LIEU OF SILT FENCING.
6.TREE REMOVAL. TREES IDENTIFIED FOR REMOVAL THAT ARE LOCATED ON PROPERTY BOUNDARIES AND OFF-SITE IMMEDIATELY
ADJACENT TO THE PROJECT SITE SHALL NOT BE REMOVED WITHOUT THE ADJACENT PROPERTY OWNER'S PRIOR WRITTEN
AUTHORIZATION. COORDINATE WITH NEIGHBORING PROPERTIES OWNERS TO REVIEW AND DISCUSS PROPOSED TREE REMOVAL
AND POTENTIAL IMPACTS TO THE PROTECTION OF OFF-SITE TREES. PROTECTION FENCING MAY BE TEMPORARILY OPENED FOR TREE
REMOVAL, BUT NO TRACKED MACHINERY IS ALLOWED WITHIN TREE PROTECTION ZONES; DIRECTIONALLY FELL TREES USING
CHAINSAWS (NO TRACKED MACHINERY) WITH CAUTION TO AVOID DAMAGE TO PROTECTED TREES. STUMPS OF REMOVED TREES
LOCATED WITHIN 30-FEET OF PROTECTED TREES SHALL REMAIN IN THE GROUND, OR ELSE BE REMOVED BY STUMP GRINDING OR
EXTRACTED FROM THE GROUND UNDER THE ON-SITE SUPERVISION OF THE PROJECT ARBORIST. LOGS AND WOODY DEBRIS SHALL
BE REMOVED FROM THE PROTECTION ZONE AND THE TREE PROTECTION FENCING SHALL BE CLOSED ONCE TREE FELLING IS
COMPLETE.
7.POST CLEARING EVALUATION. THE PROJECT ARBORIST SHALL VISIT THE SITE AT THE TIME OF CLEARING TO RE-ASSESS TREE #70958
IN TERMS OF GENERAL CONDITION AND POTENTIAL RISK. THIS TREE SHALL CONTINUE TO BE PROTECTED UNTIL IF AND WHEN THE
PROJECT ARBORIST DETERMINES THAT IT IS NOT SUITABLE FOR PRESERVATION AND PROVIDES WRITTEN DOCUMENTATION OF A
RECOMMENDATION FOR REMOVAL TO THE CITY.
8.CROWN PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY WHERE PRUNING IS NECESSARY TO PROVIDE CONSTRUCTION
CLEARANCE AND REMOVE DEAD AND DEFECTIVE BRANCHES FOR SAFETY ONCE TREES PLANNED FOR REMOVAL HAVE BEEN
REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE
SERVICE AND CONDUCTED IN ACCORDANCE WITH ANSI A300 PRUNING STANDARDS AND ISA BEST MANAGEMENT PRACTICES FOR
PRUNING.
9.EXCAVATION. EXCAVATION BENEATH PROTECTED TREE DRIPLINES SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF
EXCAVATION IS UNAVOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS
TO MINIMIZE IMPACTS TO TREES. ROOT PRUNING SHALL BE DIRECTED AND DOCUMENTED BY THE PROJECT ARBORIST.
10.LANDSCAPING. FOLLOWING CONSTRUCTION AND WHERE LANDSCAPING IS DESIRED, APPLY APPROXIMATELY 3-INCHES OF MULCH
BENEATH THE DRIPLINE OF PROTECTED TREES, BUT NOT DIRECTLY AGAINST TREE TRUNKS. IF IRRIGATION IS USED, USE DRIP
IRRIGATION INSTALLED AT NATIVE GRADE ONLY (NO TRENCHING) BENEATH THE DRIPLINES OF PROTECTED TREES.
11.TREE PROTECTION INSPECTIONS. THE PROJECT ARBORIST SHALL INSPECT AND VERIFY THE LOCATION OF TREE PROTECTION
MEASURES PRIOR TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE SEMI-MONTHLY
WRITTEN REPORTS TO THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION.
12.FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT
DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES AND VERIFY THE INSTALLATION OF NEW
TREES IN ACCORDANCE WITH THE TREE CANOPY SITE PLAN.
DRIP LINE
CRITICAL ROOT ZONE
(NOT TO SCALE)
TREE PROTECTION DETAIL
8'
TYP
TO BE PROTECTED
FENCE SHALL IDEALLY BE
LOCATED AT THE OUTER
PERIMETER OF THE CRITICAL
ROOT ZONE. SEE TREE
PROTECTION PLAN THIS
SHEET
5' CHAIN LINK FENCING.
2" MESH CHAIN LINK OR
WELDED WIRE
SECURED TO 1-1/2" DIA
STEEL OR ALUMINUM POSTS
SHEET 17.3
SHEET 17.5
SHEET 17.7
LEGEND:
EXISTING TREES TO
REMAIN
EXISTING TREES TO BE
REMOVED
TREE PROTECTION FENCING
HIGHEST VALUE HABITAT
MODERATE VALUE HABITAT
LOWER VALUE HABITAT
TREE REMOVAL ZONE
TREE MAINTAINED ZONE
17.1
TREE
PRESERVATION
AND REMOVAL
PLAN -
INDEX SHEET
SHEET 17.2
SHEET 17.6
SHEET 17.4
SW BE
E
F
B
E
N
D
R
D
D
S
80
5,432 SF
81
5,715 SF
2
4,872 SF
5
5,377 SF
4
4,995 SF
3
5,781 SF
TRACT V
1,609 SF
1
6,029 SF
TRACT A
4,772 SF
TRACT B
35,151 SF
TOTAL STAND 1: 46,899 SF
REMOVED: 20.100 SF
PRESERVED: 26,799 SF (57%)
SIGNIFICANT TREE GROVE
71180
71181
71182
71183
71184
71185
71186
71187
71189
71190
71191
70900
70901
70902
70903
70904
70905
70906
70907
70908
70909
70910
70911 70912
70913
70914
70915
70916
70917
70918
70919
70920
70921
70922
70923
70924
70925
70926
70927
70928
70929
70930
7093170932
70933
70934
70935
70936
70937
70938
70939
70940
70941
70942
70943
70944
70945
70946
70947
70948
70949
70950
70951
70952
70953
70956
70957
70958
70959
70960
70961
70962
70963
70964
70965
70966
70967
70968
70969
70972
70973
70974
70976
70977
70978
70979
70980
70981
70982
70983
70984
70985
73008
73009
73010
73011
73012
73013
70954
70975
71188
73057
73061
73062
70970
70955
SOME TREES HERE WILL LIKELY NEED TO BE
REMOVED. COORDINATE WITH ARBORIST AND
PROPERTY OWNER DURING CONSTRUCTION.
53
4,566 SF
55
5,397 SF
52
4,565 SF
54
5,955 SF
50
5,340 SF
REMOVED TREE GROVE LIMITS
(20,100 SF)
PRESERVED TREE GROVE LIMITS
(26,799 SF)
CITY OF TIGARD TREE GROVE DELINEATION
TREE PROTECTION FENCING, TYP.
73059
73060
W
W
W
W
W
W
W
W WWWWWWWWSDSSSDSDSDSDSDSDSDSDSSSDSDSDSSSSSSWWWWWWWWWWWWWSS
SS
SS SSSSSSSS
SS SSSSSSSD
SD
SD
SD
SD
SD
SD
SD
SD
SD SDSDSDSDSSSSSDSDSSSD
SS
SD
SS
SDSSSD
SSSDSS REFER TO TREE PROTECTION
SPECIFICATION #7
SCALE
1 INCH = 20 FEET
20 10 2000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.2 Dec. 16, 24 - 4:43 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.2
LEGEND:
EXISTING TREES TO
REMAIN
EXISTING TREES TO BE
REMOVED
TREE PROTECTION FENCING
HIGHEST VALUE HABITAT
MODERATE VALUE HABITAT
LOWER VALUE HABITAT
TREE REMOVAL ZONE
TREE MAINTAINED ZONE
TREE
PRESERVATION
AND REMOVAL
PLAN
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
TREE PROTECTION
FENCING, TYP.
CITY OF TIGARD TREE GROVE DELINEATION
14
5,472 SF
9
5,000 SF
8
5,000 SF
7
5,942 SF
6
6,062 SF
11
5,929 SF
TRACT B
35,151 SF
TRACT D
6,152 SF
10
5,000 SF
73053
71193
71194
71195
71196
71197 71198
71199
71200
71201
71202
71203
71204
71205
73020
73021
73022
73023
73024
73025
73027
73030
73031
73032
73033
73034
73035
73036
73037
73039
73040
73041
73043
73044
73045
73046
73047
73048
73026
73028
73029
73042
73049
73050
73051
73052 73054
73055
73056
51
6,292 SF
PRESERVED TREE GROVE LIMITS
(26,799 SF)
TRACT C
21,860 SF
73038
73058
SDSDSDSDSDSDSDSDSDSDSSSSSSWWWWWWWWWWWWWWSSSSSDSDSDSS
SS
SS
SD
SD
SD
W
W
W
W
SSSSSSSSSDSSSDSSSS SDSDSSSD
SS
SSSDSSTRACT F
1,155 SF
TRACT E
459 SF
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.3 Dec. 16, 24 - 4:43 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 20 FEET
20 10 2000 17.3
TREE
PRESERVATION
AND REMOVAL
PLAN
LEGEND:
EXISTING TREES TO
REMAIN
EXISTING TREES TO BE
REMOVED
TREE PROTECTION FENCING
HIGHEST VALUE HABITAT
MODERATE VALUE HABITAT
LOWER VALUE HABITAT
TREE REMOVAL ZONE
TREE MAINTAINED ZONE
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
71169 71170
71172 71173
71174
71175
71176
71177
71178
71179
71120
71121 71122
71123
71124
71125 71126
71127
71128
71129
71130
71131
71132
71133
7113471135
70804 70805 70806 70807 70808 70809
70811
70812
70817
7081870819
708207082170822
73000
73001
73002
73003
73004
73005
73006
73007
70810
70823
71171
65
5,069 SF
40
5,147 SF
64
5,317 SF
38
4,571 SF
41
5,232 SF
42
5,317 SF
66
4,856 SF
39
4,802 SF
67
4,643 SF
63
5,317 SF
TRACT Q
1,056 SF
36
1,375 SF
37
2,082 SF
35
2,130 SF
W W W W W W
W
W W W W W W W W W W W W
WWWWWWWWWWWSD SD SD SD SD SD SD SD
SD
SD
SD
SD SSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS
SD SD SD SD SD SD SD SD SD SD SD SDWWWWWSS
SSSDSSSDSDSSSSSSSSSSSDSDSSSSSSSSSSSDSDSDSSSSSDSDSDSD
SD
SD
SD
SD
SD
SD
SDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDSSSDSSSDSSSDSSSDSDSSSDSSSSSDSDSSSDSSSDSSSSSDSSSDSDSSSSSDSDSS30
2,089 SF
33
1,239 SF
32
1,164 SF29
1,277 SF
28
2,255 SF
TRACT P
2,726 SF
TRACT O
7,025 SF
34
2,336 SF
TRACT R
3,180 SF
31
2,067 SF
72
5,380 SF
71
5,343 SF
70
5,305 SF
69
5,226 SF68
5,719 SF
TRACT U
1,325 SF
73
5,853 SF
SCALE
1 INCH = 20 FEET
20 10 2000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.4 Dec. 16, 24 - 4:43 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.4
TREE
PRESERVATION
AND REMOVAL
PLAN
LEGEND:
EXISTING TREES TO
REMAIN
EXISTING TREES TO BE
REMOVED
TREE PROTECTION FENCING
HIGHEST VALUE HABITAT
MODERATE VALUE HABITAT
LOWER VALUE HABITAT
TREE REMOVAL ZONE
TREE MAINTAINED ZONE
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
XSDXSDXSDXSD70988
70989
70990
70991
70992
70993
70994
70995
70996
70997
70998
70999
71000
71001
71003
71004
71005
71006
71009
71010
71011
71012
71013
71014
71015
71016
71017
71018
71019
71021
71022
71023
71024
71025
71027
71028
71029
71030
71031
71033
71034
71035
71036
71037
71039
71040
71041
71042
71044
71045
71046
71047
71048
71049
71050
7105171052
71053
71057
71058
71059
71060
71061 71062
71063
71064
71065
71067
7106871069
71070
71072 71073
71074
71075
71076
7107971080
71081
71084
71085
71086
71087
71088
71091
71092
70871
70872
70873 70874
70875
70876
70877
70878
70880
70881
70882
70883
70884
70885
70886
70887
70889
70890
70895
70896
70897
70898
70827
70828
73014
71054
70879
70888
7089470899
70986
70987
71002
71032
71038
71055
71056
71066
71071
71090
70891 70892
70893
71008
71007
71078
71077
71082
71083
71089
TOTAL STAND 2 SF: 3,411
REMOVED SF: 0
PRESERVED SF: 3,411
TRACT T
12,547 SF
SCALE
1 INCH = 20 FEET
20 10 2000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.5 Dec. 16, 24 - 4:44 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.5
TREE
PRESERVATION
AND REMOVAL
PLAN
LEGEND:
EXISTING TREES TO
REMAIN
EXISTING TREES TO BE
REMOVED
TREE PROTECTION FENCING
HIGHEST VALUE HABITAT
MODERATE VALUE HABITAT
LOWER VALUE HABITAT
TREE REMOVAL ZONE
TREE MAINTAINED ZONE
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
M
SW APRIL LANE71093
71094 71095
71096
71097
71098
71099
71100
71101
71102
71103
71105
71108
71111
71112
71113
71114
71116
71117
71118
71119
70860
70861
70862
70865
70866
70867
70868
70813
70814
70815
70816
70824
70825
70826
70863
70864
70869
70870
71106
71107
71109
71110
71115
TOTAL STAND 3 SF: 1,591
REMOVED SF: 0
PRESERVED SF: 1,591
25
2,080 SF
WWWSSSSSSSSSSSSSSSSWWWWSD SD
SD SD
SD
SDSDSDSDSDSS SS SS SS SS SSSDSDSDWWWWWWW
W
SDSDSDSDSDSDSD
SDSDSD
SDSD2,255 SF
26
1,294 SF
27
1,871 SF
TRACT O
7,025 SF
TRACT L
1,512 SF
TRACT K
42,504 SF
TRACT H
20,917 SF
TRACT T
12,547 SF
TRACT M
4,460 SF
TRACT N
2,731 SF
M SW APRIL LANE71136
71137
71138
71104
73018
73019
73017SSSSSSSS
SSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDSDSCALE
1 INCH = 20 FEET
20 10 2000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.6 Dec. 16, 24 - 4:44 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.6
TREE
PRESERVATION
AND REMOVAL
PLAN
LEGEND:
EXISTING TREES TO
REMAIN
EXISTING TREES TO BE
REMOVED
TREE PROTECTION FENCING
HIGHEST VALUE HABITAT
MODERATE VALUE HABITAT
LOWER VALUE HABITAT
TREE REMOVAL ZONE
TREE MAINTAINED ZONE
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
MATCH LINE 1
MATCH LINE 1
71139
71140
71142
71143
71145
71141
71144
71146 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSW APRIL LANE (PRIVATE DRIVE)SW TAYLOR LANE (PRIVATE DRIVE)EXISTING EDGE OF
PAVEMENT
XSDXSD71147
71148
71149
71151
71152
71153
71154
71157
71158
71150
71155 SSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSW APRIL LANE (PRIVATE DRIVE)SW TAYLOR LANE (PRIVATE DRIVE)EXISTING EDGE OF
PAVEMENT
XSD
XSD
XSD XSDC
XOHXOHXOHXOHXOHXOHXOHXOH
XOH
XOH
XOH
XOH
XOH
XC
XOH XOH XOH
D
XG XG XG
XG
XG
XG
XG
XG
XG
XGXGXGXGXGXGXFM XFM XFM XFM
XFM
XFM
XT
XT
XT
XTX
T
X
TXTX
T
XTXTXTXTXT
XTXT XSDXSDXOHSW APRIL LANE (PRIVATE DRIVE)71159
71160
71161
71162
71165
71166
71167
73016
71156
71163
71164
71168
SSSSS SDSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SS
SW BEEF
B
E
N
D
R
D
SW ELSNER RDSW TAYLOR LANE (PRIVATE DRIVE)EXISTING EDGE OF
PAVEMENT
SCALE
1 INCH = 20 FEET
20 10 2000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.7 Dec. 16, 24 - 4:44 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.7
TREE
PRESERVATION
AND REMOVAL
PLAN
LEGEND:
EXISTING TREES TO
REMAIN
EXISTING TREES TO BE
REMOVED
TREE PROTECTION FENCING
HIGHEST VALUE HABITAT
MODERATE VALUE HABITAT
LOWER VALUE HABITAT
TREE REMOVAL ZONE
TREE MAINTAINED ZONE
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
MATCH LINE 1 MATCH LINE 2
MATCH LINE 2MATCH LINE 1
No.Type Lot Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment
70804 Con ROW shore pine Pinus contorta 16 13 -O N 2 2 Tag 70829, sequoia pitch moth Remove
70805 Con ROW shore pine Pinus contorta 11 13 -O N 2 2 Tag 70830, sequoia pitch moth Remove
70806 Dec ROW fig Ficus spp.12 10 -O N 2 2 Tag 70831 Remove
70807 Dec ROW mulberry Morus spp.11 4 -O N 1 1 Tag 70832 Remove
70808 Dec ROW fig Ficus spp.10 9 -O N 2 2 Tag 70833 Remove
70809 Dec ROW Chinese pistache Pistacia chinensis 7 9 -O N 1 1 Tag 70834, trunk decay Remove
70810 Dec ROW fig Ficus spp.5,2x8,9 12 -O N 2 2 Tag 70835 Remove
70811 Dec ROW apple Malus spp.7 6 -O N 2 2 Tag 70836 Remove
70812 Dec ROW apple Malus spp.9 7 -O N 2 2 Tag 70837 Remove
70813 Con #Douglas-fir Pseudotsuga menziesii 22 23 -S N 3 2
Tag 70838, codominant leaders with
included bark Remove
70814 Con #Douglas-fir Pseudotsuga menziesii 14 14 -S N 3 3 Tag 70839 Remove
70815 Con #Douglas-fir Pseudotsuga menziesii 17 18 -S N 3 2 Tag 70840, off-center leader Remove
70816 Con #Douglas-fir Pseudotsuga menziesii 20 22 -O N 3 3 Tag 70841 Remove
70817 Con ROW deodar cedar Cedrus deodara 12 12 -O N 3 2 Tag 70842, multiple leaders Remove
70818 Dec ROW cherry Prunus spp.8 10 -O N 2 2 Tag 70843 Remove
70819 Dec ROW cherry Prunus spp.8 9 -O N 2 2 Tag 70844 Remove
70820 Dec ROW weeping willow Salix babylonica 18 15 -O N 1 1 Tag 70845 Remove
70821 Dec ROW cherry Prunus spp.12 9 -O N 2 2 Tag 70846 Remove
70822 Dec ROW cherry Prunus spp.13 13 -O N 2 2 Tag 70847 Remove
70823 Dec ROW mulberry Morus spp.7,8 16 -O N 2 2 Remove
70824 Dec ROW black cottonwood Populus trichocarpa 14 17 -O N 3 3 Tag 70849 Remove
70825 Dec ROW curly willow Salix matsudana 13 9 -O N 1 1 Tag 70850 Remove
70826 Dec ROW apple Malus spp.8 8 -O N 1 1 Tag 70851, trunk decay Remove
70827 Dec ROW black cottonwood Populus trichocarpa 24 17 -O N 2 2 Tag 70852, codominant leaders Remove
70828 Dec ROW Oregon white oak Quercus garryana 42 42 -O N 3 3 Tag 70853, excellent condition Remove
70860 Dec ROW bigleaf maple Acer macrophyllum 7 11 -S N 2 2 Remove
70861 Con ROW Douglas-fir Pseudotsuga menziesii 28 20 -O N 2 2 Remove
70862 Dec ROW bigleaf maple Acer macrophyllum 8 14 -S N 1 1 Suppressed Remove
70863 Dec ROW bigleaf maple Acer macrophyllum 8,9 15 -S N 2 2 Remove
70866 Dec Off-site bigleaf maple Acer macrophyllum 21 26 -O N 2 2 Unaffected
70870 Dec Off-site Oregon white oak Quercus garryana 11,13 20 -O N 2 2 Unaffected
70875 Dec Off-site Oregon ash Fraxinus latifolia 12 22 -S N 2 2 Unaffected
70876 Dec Off-site Oregon ash Fraxinus latifolia 15 20 -S N 2 2 Unaffected
70883 Dec Off-site red alder Alnus rubra 16 16 -S N 2 2 Unaffected
70884 Dec Off-site red alder Alnus rubra 7 7 -S N 2 2 Unaffected
70885 Con Off-site Douglas-fir Pseudotsuga menziesii 14 12 -S N 2 2 Unaffected
70886 Con Off-site Douglas-fir Pseudotsuga menziesii 14 11 -S N 2 2 Unaffected
70887 Con Off-site Douglas-fir Pseudotsuga menziesii 7 12 -S N 1 1 Unaffected
70888 Dec Off-site Scouler's willow Salix scouleriana 3x8,2x10 10 -S N 1 1 Unaffected
70889 Dec Off-site bigleaf maple Acer macrophyllum 8 6 -S 1 1 Extensive ivy infestation Unaffected
70890 Con Off-site ponderosa pine Pinus ponderosa 48 24 -O N 3 2 Multiple leaders Unaffected
70891 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 7 0 -S N 0 1 Unaffected
70892 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 8 0 -S N 0 1 Unaffected
70893 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 7 0 -S N 0 1 Unaffected
70894 Dec Off-site Scouler's willow Salix scouleriana 21 18 -S N 2 2 Multiple stems Unaffected
70895 Dec Off-site Scouler's willow Salix scouleriana 18 14 -S N 1 1 Advanced decay Unaffected
70896 Con Off-site Douglas-fir Pseudotsuga menziesii 10 12 -S N 2 2 Unaffected
70897 Con Off-site deodar cedar Cedrus deodara 13 10 -S N 2 2 Unaffected
70898 Dec Off-site red alder Alnus rubra 8 9 -S N 2 2 Extensive ivy Unaffected
70899 Dec Off-site Oregon ash Fraxinus latifolia 14,20 20 -S N 1 1 Extensive ivy infestation Unaffected
70900 Dec Tract A linden Tilia spp.16 20 -O N 3 3 Remove
70901 Dec ROW cherry Prunus spp.16 19 -O N 2 2 Remove
70902 Con ROW Douglas-fir Pseudotsuga menziesii 19 18 -O N 3 3 Remove
70903 Con Off-site Douglas-fir Pseudotsuga menziesii 15 18 -S N 2 2 Protect
70904 Dec Off-site madrone Arbutus menziesii 6 10 -S N 2 2 Protect
70905 Con Off-site Douglas-fir Pseudotsuga menziesii 21 18 -S N 2 2
Coordinate with neighbor
about likely need to remove
70906 Con Off-site Douglas-fir Pseudotsuga menziesii 17 10 -S N 2 2
Coordinate with neighbor
about likely need to remove
70907 Con Off-site Douglas-fir Pseudotsuga menziesii 17 10 -S N 2 2
Coordinate with neighbor
about likely need to remove
70908 Con Off-site Douglas-fir Pseudotsuga menziesii 23 12 -S N 2 2
Coordinate with neighbor
about likely need to remove
70909 Con Off-site Douglas-fir Pseudotsuga menziesii 19 10 -S N 2 2 High live crown, asymmetry
Coordinate with neighbor
about likely need to remove
70910 Con Off-site Douglas-fir Pseudotsuga menziesii 8 0 -S N 0 0
Coordinate with neighbor
about likely need to remove
70911 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1
Coordinate with neighbor
about likely need to remove
70912 Con Off-site Douglas-fir Pseudotsuga menziesii 8 7 -S N 1 1
Coordinate with neighbor
about likely need to remove
70913 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 1 1
Coordinate with neighbor
about likely need to remove
70914 Con Off-site Douglas-fir Pseudotsuga menziesii 12 8 -S N 1 1
Coordinate with neighbor
about likely need to remove
70915 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1
Coordinate with neighbor
about likely need to remove
70916 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 2 2
Coordinate with neighbor
about likely need to remove
70917 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 1 1
Coordinate with neighbor
about likely need to remove
70918 Con Off-site Douglas-fir Pseudotsuga menziesii 14 9 -S N 2 2
Coordinate with neighbor
about likely need to remove
70919 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1
Coordinate with neighbor
about likely need to remove
70920 Con Off-site Douglas-fir Pseudotsuga menziesii 12 8 -S N 1 1
Coordinate with neighbor
about likely need to remove
70921 Con Off-site Douglas-fir Pseudotsuga menziesii 19 11 -S N 2 2
Coordinate with neighbor
about likely need to remove
70922 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 0 0
Coordinate with neighbor
about likely need to remove
70923 Con Off-site Douglas-fir Pseudotsuga menziesii 22 12 -S N 2 2
Coordinate with neighbor
about likely need to remove
70958 Con Tract A Douglas-fir Pseudotsuga menziesii 32 24 -S N 3 2 Likely to Retain
70972 Dec 3 cherry Prunus spp.28 26 -O N 3 2 Remove
70986 Dec Off-site sweet cherry Prunus avium 2x8 14 -S N 2 1 Nuisance species Unaffected
70987 Dec Off-site bigleaf maple Acer macrophyllum 21 17 -S N 3 2 Codominant stems Unaffected
70988 Dec Off-site bigleaf maple Acer macrophyllum 6 11 -S N 2 2 Unaffected
70989 Dec Off-site black cottonwood Populus trichocarpa 11 12 -S N 2 2 Small and high live crown Unaffected
70990 Dec Off-site black cottonwood Populus trichocarpa 24 26 -S N 2 2 Unaffected
70991 Dec Off-site black cottonwood Populus trichocarpa 8 12 -S N 1 0
Hollow with trunk decay, leans over
roadway Unaffected
70992 Dec Off-site Oregon ash Fraxinus latifolia 8 11 -S N 2 2 Unaffected
70993 Dec Off-site Oregon ash Fraxinus latifolia 15 20 -S N 2 2 Unaffected
70994 Dec Off-site bigleaf maple Acer macrophyllum 8 0 -S N 0 1 Unaffected
70995 Dec Off-site Oregon ash Fraxinus latifolia 7 14 -S N 2 2 Unaffected
70996 Dec Off-site Oregon ash Fraxinus latifolia 6 8 -S N 2 2 Unaffected
70997 Dec Off-site Oregon ash Fraxinus latifolia 10 16 -S N 2 2 Unaffected
70998 Dec Off-site sweet cherry Prunus avium 11 10 -S N 1 1 Nuisance species, dead top Unaffected
70999 Dec Off-site sweet cherry Prunus avium 7 8 -S N 1 1 Nuisance species, dead top Unaffected
71000 Dec Off-site sweet cherry Prunus avium 8 8 -S N 1 1 Nuisance species, dead top Unaffected
71001 Con Off-site Douglas-fir Pseudotsuga menziesii 21 14 -S N 2 2 Minor pistolbutt Unaffected
71002 Dec Off-site bigleaf maple Acer macrophyllum 2x12 18 -S N 2 2 Unaffected
71003 Dec Off-site bigleaf maple Acer macrophyllum 12 14 -S N 2 2 Codominant leaders Unaffected
71004 Dec Off-site bigleaf maple Acer macrophyllum 8 10 -S N 1 1 Unaffected
71005 Dec Off-site bigleaf maple Acer macrophyllum 8 10 -S N 2 2 Unaffected
71006 Dec Off-site sweet cherry Prunus avium 7 7 -S N 1 1 Nuisance species, dead top Unaffected
71007 Dec Off-site sweet cherry Prunus avium 6 6 -S N 1 1 Nuisance species, dead top Unaffected
71008 Dec Off-site sweet cherry Prunus avium 7 0 -S N 0 1 Nuisance species, dead Unaffected
71009 Dec Off-site sweet cherry Prunus avium 8 7 -S N 1 1 Nuisance species, dead top Unaffected
71010 Con Off-site Douglas-fir Pseudotsuga menziesii 27 15 -S N 2 2 Minor pistolbutt Unaffected
71011 Dec Off-site bigleaf maple Acer macrophyllum 10 16 -S N 2 2 Unaffected
71012 Dec Off-site Scouler's willow Salix scouleriana 9 10 -S N 1 1 Unaffected
71013 Dec Off-site red alder Alnus rubra 8 10 -S N 2 2 Unaffected
71014 Dec Off-site Oregon ash Fraxinus latifolia 14 16 -S N 2 2 Unaffected
71015 Dec Off-site bigleaf maple Acer macrophyllum 13 16 -S N 2 2 Unaffected
71016 Dec Off-site Scouler's willow Salix scouleriana 24 24 -S N 2 2 Unaffected
71017 Con Off-site Douglas-fir Pseudotsuga menziesii 30 15 -S N 2 2 Unaffected
71018 Dec Off-site apple Malus spp.6 12 -S N 1 1 Unaffected
71019 Dec Off-site sweet cherry Prunus avium 8,12 0 -S N 0 1 Nuisance species, dead Unaffected
71021 Dec Off-site sweet cherry Prunus avium 7 7 -S N 1 1 Nuisance species, excessive lean Unaffected
71022 Dec Off-site sweet cherry Prunus avium 8 6 -S N 0 1 Nuisance species, dead top Unaffected
71023 Dec Off-site sweet cherry Prunus avium 7 3 -S N 0 1 Nuisance species, dead top Unaffected
71024 Dec Off-site sweet cherry Prunus avium 6 6 -S N 0 1 Nuisance species, dead top Unaffected
71025 Dec Off-site sweet cherry Prunus avium 2x9 6 -S N 0 1 Nuisance species, dead top Unaffected
71027 Dec Off-site red alder Alnus rubra 6 6 -S N 0 1 Unaffected
71028 Dec Off-site bigleaf maple Acer macrophyllum 12 10 -S N 1 1 Unaffected
71029 Dec Off-site bigleaf maple Acer macrophyllum 8 8 -S N 1 1 Unaffected
71030 Dec Off-site bigleaf maple Acer macrophyllum 16 16 -S N 2 2 Unaffected
71031 Dec Off-site Oregon ash Fraxinus latifolia 13 10 -S N 2 2 Codominant leaders, crooked trunk Unaffected
71032 Dec Off-site bigleaf maple Acer macrophyllum 17 18 -S N 2 2 Codominant stems Unaffected
71033 Dec Off-site bigleaf maple Acer macrophyllum 20 22 -S N 2 2 Crook in upper trunk Unaffected
71034 Dec Off-site bigleaf maple Acer macrophyllum 8 12 -S N 2 2 Unaffected
71035 Dec Off-site deciduous unknown 7 0 -S N 0 1 Unaffected
71036 Con Off-site Douglas-fir Pseudotsuga menziesii 17 17 -S N 2 2 Unaffected
71037 Con Off-site Douglas-fir Pseudotsuga menziesii 27 15 -S N 2 2 Unaffected
71038 Dec Off-site Oregon ash Fraxinus latifolia 7,10 12 -S N 2 2 Unaffected
71039 Con Off-site Douglas-fir Pseudotsuga menziesii 26 19 -S N 2 2
Crook in lower trunk, old wound mid
trunk, top is self-correcting Unaffected
71040 Con Off-site Douglas-fir Pseudotsuga menziesii 24 20 -S N 2 2 Unaffected
71041 Con Off-site Douglas-fir Pseudotsuga menziesii 32 24 -S N 2 2 Unaffected
71042 Dec Off-site red alder Alnus rubra 10 12 -O N 1 1 Unaffected
71044 Dec Off-site bigleaf maple Acer macrophyllum 8,12 25 -S N 2 2 Unaffected
71045 Dec Off-site bigleaf maple Acer macrophyllum 20 26 -S N 2 2 Unaffected
71046 Con Off-site Douglas-fir Pseudotsuga menziesii 21 18 -S N 2 2 Unaffected
71047 Con Off-site Douglas-fir Pseudotsuga menziesii 19 19 -S N 1 1 Self-correcting lean, off-center leader Unaffected
71048 Dec Off-site sweet cherry Prunus avium 12 10 -S N 1 1 Nuisance species Unaffected
71049 Dec Off-site sweet cherry Prunus avium 6 7 -S N 1 1 Nuisance species Unaffected
71050 Dec Off-site sweet cherry Prunus avium 7 12 -S N 1 1 Nuisance species Unaffected
71051 Dec Off-site bigleaf maple Acer macrophyllum 9 13 -S N 2 2 Unaffected
71052 Con Off-site Douglas-fir Pseudotsuga menziesii 28 19 -S N 3 2 Unaffected
71053 Dec Off-site red alder Alnus rubra 11 14 -S N 2 2 Unaffected
71054 Con Off-site Douglas-fir Pseudotsuga menziesii 8 10 -S N 2 2 Unaffected
71055 Dec Off-site Scouler's willow Salix scouleriana 10,2x14 13 -S N 2 2 Unaffected
71056 Dec Off-site Scouler's willow Salix scouleriana 2x9 14 -S N 1 1 Unaffected
71057 Dec Off-site Scouler's willow Salix scouleriana 10 4 -S N 0 1 Mostly dead Unaffected
71058 Dec Off-site Scouler's willow Salix scouleriana 10 14 -S N 1 1 Unaffected
71059 Dec Off-site black cottonwood Populus trichocarpa 20 18 -S N 2 2 Unaffected
71060 Dec Off-site Scouler's willow Salix scouleriana 9 12 -S N 2 2 Unaffected
71061 Dec Off-site black cottonwood Populus trichocarpa 7 10 -S N 2 2 Unaffected
71062 Dec Off-site Scouler's willow Salix scouleriana 8 15 -S N 2 2 Unaffected
71063 Dec Off-site Scouler's willow Salix scouleriana 6 8 -S N 2 2 Unaffected
71064 Dec Off-site Scouler's willow Salix scouleriana 10 10 -S N 2 2 Unaffected
71065 Dec Off-site Scouler's willow Salix scouleriana 7 4 -S N 1 1 Dead top Unaffected
71066 Dec Off-site Scouler's willow Salix scouleriana 6,10 8 -S N 1 1 10" stem broke at ~8'Unaffected
71067 Dec Off-site Scouler's willow Salix scouleriana 7 14 -S N 2 2 Unaffected
71068 Dec Off-site Scouler's willow Salix scouleriana 12 11 -S N 2 2 Trunk damage Unaffected
71069 Dec Off-site Scouler's willow Salix scouleriana 6 0 -S N 0 1 Unaffected
71070 Dec Off-site Scouler's willow Salix scouleriana 6 8 -S N 2 2 Unaffected
71071 Dec Off-site Scouler's willow Salix scouleriana 7,8 7 -S N 2 2 Unaffected
71072 Dec Off-site sweet cherry Prunus avium 7 6 -S N 1 1 Nuisance species Unaffected
71073 Dec Off-site Scouler's willow Salix scouleriana 10 9 -S N 1 1 Unaffected
71074 Dec Off-site Scouler's willow Salix scouleriana 10 14 -S N 2 2 Unaffected
71075 Dec Off-site black cottonwood Populus trichocarpa 6 6 -S N 1 1 Unaffected
71076 Dec Off-site Scouler's willow Salix scouleriana 8 8 -S N 2 2 Unaffected
71077 Dec Off-site Scouler's willow Salix scouleriana 10 0 -S N 0 1 Unaffected
71078 Dec Off-site Scouler's willow Salix scouleriana 9 6 -S N 2 2 Unaffected
71079 Dec Off-site black cottonwood Populus trichocarpa 7 20 -S N 2 1 Poor structure Unaffected
71080 Dec Off-site Scouler's willow Salix scouleriana 10 12 -S N 2 2 Unaffected
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.8 Dec. 16, 24 - 4:44 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.8
TREE
TABLES
71081 Dec Off-site Oregon ash Fraxinus latifolia 8 10 -S N 2 2 Unaffected
71082 Dec Off-site Scouler's willow Salix scouleriana 6 6 -S N 1 1 Unaffected
71083 Dec Off-site Scouler's willow Salix scouleriana 7 0 -S N 0 1 Unaffected
71084 Dec Off-site black hawthorn Crataegus douglasii 6 8 -S N 1 1 Unaffected
71085 Dec Off-site Scouler's willow Salix scouleriana 8 8 -S N 2 2 Multiple leaders Unaffected
71086 Dec Off-site red alder Alnus rubra 6 8 -S N 1 1 Unaffected
71087 Dec Off-site red alder Alnus rubra 6 6 -S N 2 2 Top dieback Unaffected
71088 Dec Off-site red alder Alnus rubra 6 6 -S N 2 2 Unaffected
71089 Dec Off-site red alder Alnus rubra 6 0 -S N 0 1 Unaffected
71090 Con Off-site conifer unknown 3x7 8 -O N Not assessed Unaffected
71091 Con Off-site ponderosa pine Pinus ponderosa 43 28 -S N 3 2 Multiple leaders Unaffected
71092 Dec Off-site deciduous unknown 8 10 -O N Not assessed Unaffected
71093 Dec ROW curly willow Salix matsudana 8 8 -O N 1 1 Remove
71094 Dec ROW curly willow Salix matsudana 6 4 -O N 0 1 Mostly dead Remove
71095 Dec ROW weeping willow Salix babylonica 6 6 -O N 1 1 Remove
71096 Con ROW Douglas-fir Pseudotsuga menziesii 7 8 -O N 1 1 Small needles, heavy cone crop Remove
71097 Dec ROW curly willow Salix matsudana 12 9 -O N 1 1 Remove
71098 Dec ROW weeping willow Salix babylonica 7 8 -O N 1 1 Remove
71099 Dec ROW weeping willow Salix babylonica 7 7 -O N 1 1 Remove
71100 Dec ROW curly willow Salix matsudana 10 7 -O N 1 1 Remove
71101 Dec ROW curly willow Salix matsudana 9 8 -O N 1 1 Remove
71102 Dec ROW curly willow Salix matsudana 16 12 -O N 1 1 Remove
71103 Dec ROW curly willow Salix matsudana 11 14 -O N 1 1 Remove
71104 Dec ROW Lombardy poplar Populus nigra 24 6 -O N 1 1 Remove
71105 Dec ROW Lombardy poplar Populus nigra 20 8 -O N 0 1 Remove
71106 Dec ROW Lombardy poplar Populus nigra 12,13 8 -O N 0 1 Remove
71107 Dec ROW Lombardy poplar Populus nigra 2x12 10 -O N 0 1 Remove
71108 Dec ROW Lombardy poplar Populus nigra 3x4,17 8 -O N 0 1 Remove
71109 Dec ROW Lombardy poplar Populus nigra 3x4,14 6 -O N 0 1 Remove
71110 Dec ROW Lombardy poplar Populus nigra 7,12 0 -O N 0 1 Remove
71111 Dec ROW Lombardy poplar Populus nigra 9 3 -O N 0 1 Remove
71112 Dec ROW Lombardy poplar Populus nigra 9 4 -O N 0 1 Remove
71113 Dec Tract M Lombardy poplar Populus nigra 20 4 -O N 0 1 Remove
71114 Con ROW Douglas-fir Pseudotsuga menziesii 16 11 -O N 2 2 Remove
71115 Dec ROW bigleaf maple Acer macrophyllum 10,12 14 -O N 1 1 Sunscald, trunk decay Remove
71116 Con ROW Douglas-fir Pseudotsuga menziesii 16 16 -S N 2 2 Remove
71117 Con #Douglas-fir Pseudotsuga menziesii 15 15 -S N 2 2 Remove
71118 Dec #black cottonwood Populus trichocarpa 26 14 -S N 3 2 Remove
71119 Con #Douglas-fir Pseudotsuga menziesii 21 24 -S N 3 2 Leans east Remove
71120 Dec #Norway maple Acer platanoides 9 12 -O N 3 2 Nuisance species, codominant leaders Remove
71121 Dec #weeping willow Salix babylonica 20 16 -O N 1 1 Decline Remove
71122 Dec #chestnut Castanea spp.14 14 -O N 3 2 Remove
71123 Dec ROW curly willow Salix matsudana 17 18 -O N 1 1 Remove
71124 Dec ROW curly willow Salix matsudana 19 16 -O N 1 1 Remove
71125 Dec ROW red maple Acer rubrum 13 18 -O N 2 2 Remove
71126 Dec ROW apple Malus spp.9 7 -O N 2 2 Remove
71127 Con ROW Douglas-fir Pseudotsuga menziesii 21 15 -O N 2 2 Multiple leaders Remove
71128 Dec ROW pear Pyrus spp.8 7 -O N 3 2 Remove
71129 Dec ROW fig Ficus spp.10 9 -O N 2 2 Remove
71130 Dec #weeping willow Salix babylonica 8 8 -O N 1 1 Decline Remove
71131 Dec ROW Norway maple Acer platanoides 14 17 -O N 3 2
Nuisance species, codominant leaders
with included bark Remove
71132 Dec ROW red maple Acer rubrum 10 8 -O N 2 2
Multiple upright leaders, trunk
damage Remove
71133 Dec #sycamore Platanus occidentalis 14 16 -O N 3 3 Remove
71134 Dec #apple Malus spp.7 9 -O N 2 2 Trunk decay Remove
71135 Con Tract H Douglas-fir Pseudotsuga menziesii 22 17 -O N 2 2 Off-center leader Remove
71136 Dec ROW Lombardy poplar Populus nigra 36 4 -O N 0 1 Remove
71137 Dec ROW green ash Fraxinus pennsylvanica 12 15 -O N 2 2 Remove
71138 Dec ROW Lombardy poplar Populus nigra 26 8 -O N 0 1 Retain
71139 Dec ROW Lombardy poplar Populus nigra 26 9 -O N 0 1 Retain
71140 Dec ROW sweet cherry Prunus avium 11 16 -O N 2 2 Nuisance species Retain
71141 Dec ROW Lombardy poplar Populus nigra 8x3,9 5 -O N 0 1 Retain
71142 Dec ROW cherry Prunus spp.6 9 -O N 2 2 Retain
71143 Dec ROW cherry Prunus spp.10 11 -O N 2 2 Retain
71144 Dec ROW Lombardy poplar Populus nigra 5x4,6 4 -O N 0 1 Retain
71145 Dec ROW cherry Prunus spp.8 10 -O N 2 2 Retain
71146 Dec ROW Lombardy poplar Populus nigra 7x4 4 -O N 0 1 Retain
71147 Dec ROW cherry Prunus spp.9 10 -O N 2 2 Retain
71148 Dec ROW Oregon ash Fraxinus latifolia 8 9 -O N 2 2 Retain
71149 Dec ROW Oregon ash Fraxinus latifolia 7 8 -O N 2 2 Retain
71150 Dec ROW bigleaf maple Acer macrophyllum 7,8 11 -O N 2 2 Retain
71151 Dec ROW Lombardy poplar Populus nigra 28 8 -O N 0 1 Retain
71152 Dec ROW Lombardy poplar Populus nigra 22 8 -O N 0 1 Retain
71153 Dec ROW Lombardy poplar Populus nigra 34 8 -O N 0 1 Retain
71154 Dec ROW Lombardy poplar Populus nigra 30 8 -O N 0 1 Retain
71155 Dec ROW Lombardy poplar Populus nigra 6x4 8 -O N 0 1 Retain
71156 Dec ROW cherry Prunus spp.14 10 -O N 2 2 Retain
71157 Dec ROW Lombardy poplar Populus nigra 24 8 -O N 0 1 Retain
71158 Dec ROW Lombardy poplar Populus nigra 30 10 -O N 1 1 Retain
71159 Dec ROW Lombardy poplar Populus nigra 24 10 -O N 0 1 Retain
71160 Dec ROW Lombardy poplar Populus nigra 24 4 -O N 0 1 Retain
71161 Dec ROW Lombardy poplar Populus nigra 40 12 -O N 1 1 Retain
71162 Dec ROW Lombardy poplar Populus nigra 24 12 -O N 1 1 Retain
71163 Dec ROW Lombardy poplar Populus nigra 2x8,12,16 11 -O N 1 1 Retain
71164 Dec ROW Lombardy poplar Populus nigra 3x12 6 -O N 0 1 Retain
71165 Dec ROW Lombardy poplar Populus nigra 18 5 -O N 0 1 Retain
71166 Dec ROW Lombardy poplar Populus nigra 5x4 4 -O N 0 1 Retain
71167 Dec ROW Lombardy poplar Populus nigra 20 6 -O N 0 1 Retain
71168 Dec ROW Lombardy poplar Populus nigra 3x12 0 -O N 0 1 Retain
71169 Dec #plum Prunus spp.9 7 -O N 2 2 Remove
71170 Dec #plum Prunus spp.11 7 -O N 1 1 Decline Remove
71171 Dec #curly willow Salix matsudana 2x16 6 -O N 0 1 Mostly dead Remove
71172 Con ROW cryptomeria Cryptomeria japonica 10 6 -O N 3 2 Remove
71173 Dec ROW cherry Prunus spp.11 5 -O N 1 1 Decline Remove
71174 Dec #saucer magnolia Magnolia x soulangeana 8 5 -O N 2 2 Remove
71175 Dec #persimmon Diospyros virginiana 7 6 -O N 3 2 Remove
71176 Dec #Japanese maple Acer palmatum 8 6 -O N 3 2 Remove
71177 Dec #plum Prunus spp.12 8 -O N 2 2 Remove
71178 Dec #plum Prunus spp.11 7 -O N 2 2 Remove
71179 Dec #mulberry Morus spp.15 9 -O N 2 2 Remove
71180 Con Tract B Alaska cedar Cupressus nootkatensis 15 6 -O N 2 2 Multiple stems Remove
71181 Dec Tract B European white birch Betula pendula 12 12 -O N 2 1 Nuisance species Remove
71182 Dec Tract B European white birch Betula pendula 12 14 -O N 1 1 Nuisance species, dead top, decline Remove
71183 Dec Tract B European white birch Betula pendula 11 19 -O N 2 1
Nuisance species, dieback, excessive
lean Remove
71184 Con ROW blue spruce Picea pungens 19 14 -O N 2 2 Multiple leaders Remove
71185 Con ROW Alaska cedar Cupressus nootkatensis 20 14 -O N 2 2 Remove
71186 Dec #black walnut Juglans nigra 9 11 -O N 2 2 Remove
71187 Dec ROW hawthorn Crataegus spp.9 15 -O N 2 2 Non-invasive, small hollow with decay Remove
71188 Dec ROW cherry Prunus spp.18,21 22 -O N 2 2 Remove
71189 Dec ROW plum Prunus spp.12 14 -O N 1 1
Advanced trunk decay with hollow,
low vigor Remove
71190 Dec 5 black walnut Juglans nigra 23 27 -O N 2 2 Small dead branches, ivy Remove
71191 Dec 5 Oregon white oak Quercus garryana 33 30 -O N 2 1 Severe ivy infestation Remove
71192 Dec Off-site sweet cherry Prunus avium 16 18 -O N 2 2 Nuisance species, growing into fence
Coordinate with neighbor
to remove
71193 Con Tract D Douglas-fir Pseudotsuga menziesii 33 26 -0 N 2 1 Reduced vigor, broken top Remove
71194 Con Tract B Douglas-fir Pseudotsuga menziesii 19 16 -S N 1 1 Low vigor Remove
71195 Con Tract B Douglas-fir Pseudotsuga menziesii 20 18 -S N 1 1 Low vigor Remove
71196 Con Tract B Douglas-fir Pseudotsuga menziesii 13 8 -S N 0 1 Dying Remove
71204 Dec 8 English walnut Juglans regia 15 22 -O N 2 2 Small dead branches Remove
71205 Con 7 Douglas-fir Pseudotsuga menziesii 36 27 -O N 3 2 Surface root damage Remove
73000 Dec ROW plum Prunus spp.11 7 -O N 2 2 Remove
73001 Dec ROW persimmon Diospyros virginiana 9 9 -O N 2 2 Remove
73002 Dec #cherry Prunus spp.14 9 -O N 2 2 Remove
73003 Dec #cherry Prunus spp.11 5 -O N 2 2 Remove
73004 Dec #apple Malus spp.8 6 -O N 2 2 Remove
73005 Dec #cherry Prunus spp.9 11 -O N 2 2 Remove
73006 Dec #fig Ficus spp.12 9 -O N 2 2 Remove
73007 Dec #weeping willow Salix babylonica 23 15 -O N 1 1 Decline Remove
73008 Dec ROW ginkgo Ginkgo biloba 7 7 -O N 2 2 Multiple stems Remove
73013 Dec ROW Japanese maple Acer palmatum 10 16 -O N 2 2 Multiple stems Remove
73014 Dec Off-site sweet cherry Prunus avium 8 10 -S N 2 1 Nuisance species Unaffected
73016 Dec ROW English hawthorn Crataegus monogyna 6 9 -O N 2 2 Nuisance species Retain
73017 Dec ROW English hawthorn Crataegus monogyna 13 10 -O N 2 2 Nuisance species Remove
73018 Dec ROW Lombardy poplar Populus nigra 28 0 -O N 0 1 Retain
73019 Dec ROW English hawthorn Crataegus monogyna 10 9 -O N 2 2 Nuisance species Retain
73020 Dec 7 black walnut Juglans nigra 18 20 -O N 2 2 Not accessible, estimated size Remove
73034 Con 6 Douglas-fir Pseudotsuga menziesii 20 20 -O N 3 2 Not accessible, estimated size Remove
1DBH is tree diameter measured at 4.5-feet above the ground level in inches; trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma, except multiple trunks of the same size
are indicated as quantity x size.
2C-Rad is the average crown radius measured in feet.
3Canopy is the average tree canopy area (in square feet) for on-site trees plan for retention with condition and preservation ratings >2, calculated as follows: Canopy = (Average Tree Canopy Spread / 2)2 x p.
4O/S identifies the trees as either Open Grown or Stand Grown.
5HT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no).
6Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual:
7Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual:
RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY
0 dead to severe decline <30%major scaffold branches >1 scaffold Infested major conks and cavities
1 declining 30-60%twig and branch dieback scaffold branches Infested one to a few conks; small cavities
2 average 60-90%small twigs small branches Minor present only at pruning wounds
3 good to excellent 90-100%little or none none None absent to present only at pruning wounds
RATING CONSIDERATIONS
0 The tree is a "hazard tree" as defined in chapter 18.120 of the Tigard Development Code and "hazard tree abatement" as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree
care industry standards.
1 The tree is dead, in severe decline, or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a "hazard tree" or "hazard tree abatement" could be performed.
2 The tree has average health and/or structural stability that could be alleviated with treatment; the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a "3".
3 The tree has good to excellent health and structural stability; the tree will be more resilient to development impacts, and will require less frequent management and monitoring after development than a tree rated as a "2".N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.9 Dec. 16, 24 - 4:44 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.9
TREE
TABLES
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(17) PTREE PRES PLAN.dwg - SHEET: 17.10 Dec. 16, 24 - 4:44 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
17.10
EXISTING STAND
TABLE
Stand
No.
Dominant Tree Species
Tree Species Common of 2nd
Tree Species Common of 3rd
Avg DBH 1
Avg DBH 2
Avg DBH 3
Avg Cond 1
Avg Cond 2
Avg Cond 3
Overall Stand
Preservation
Rating
Total
Canopy
(sq ft)
Total Canopy
Preserved
(sq ft)Comments
1 Douglas-fir (Pseudotsuga menziesii)18 2 2 46,899 26,799
Stand 1 consists of 111 trees, but is predominately
Douglas-fir with just a few bigleaf maples, two Oregon
white oaks, several invasive sweet cherries, and some
non-native species like black walnut and English walnut. Of
all 111 trees in Stand 1, 52 are planned for removal and 59
are planned for preservation in Tract B (57%).
2
Douglas-fir (Pseudotsuga menziesii)19 2
2 3,411 3,411
Stand 2 consists of just 10 trees that are all planned for
preservation in Tract T. The largest tree in the stand,
#70877, will be reassessed during construction in terms of
hazard risk potential due to severe structural defects.
bigleaf maple (Acer macrophyllum)11 2
Scouler's willow (Salix scouleriana)10 2
3
Douglas-fir (Pseudotsuga menziesii)14 2
2 1,591 1,591 Stand 3 consists of just five trees that are all planned for
preservation in Tract T.
bigleaf maple (Acer macrophyllum)14 2
Oregon white oak (Quercus
garryana)8 1
DBH is tree diameter measured at 4.5-feet above the ground level, in inches.
Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual:
Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual:
Total Canopy is the delineated on-site tree canopy area (in square feet) calculated by Pacific Community Design.
RATING VIGOR
CANOPY
DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY
0 dead to severe decline <30%major scaffold branches >1 scaffold Infested major conks and cavities
1 declining 30-60%twig and branch dieback scaffold branch Infested one to a few conks; small cavities
2 average 60-90%small twigs small branches Minor present only at pruning wounds
3 good to excellent 90-100%little or none none None absent to present only at pruning wounds
RATING CONSIDERATIONS
0 Nuisance trees are the dominant species in the stand and/or continued viability of the stand is unlikely due to pests, competition from nuisance tree or plant species, hydrologic changes or other factors.
1 The stand requires a currently cost prohibitive level of investment and management of pests, diseases, nuisance tree or plant species, hydrology or other factors to become viable.
2 The stand is viable but requires more frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "3".
3 The stand is viable but requires less frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "2".
SC
SC
SC
S
S
SW APRIL LANE (PRIVATE ROAD)SW BEE
F
B
E
N
D
R
O
A
D
(
A
R
T
E
R
I
A
L
)
SW WOODHUE AVE (NEIGHBORHOOD ROUTE)
PROPOSED
PEDESTRIAN
CONNECTION
FUTURE SW 161ST AVE
1+00
2+00
SW 150TH AVENUESCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(18) FSTREETS.dwg - SHEET: 18.1 Dec. 16, 24 - 4:45 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 150 FEET
150 75 15000
FUTURE STREET
PLAN
18.1
EXISTING ARTERIAL
EXISTING COLLECTOR
EXISTING NEIGHBORHOOD ROUTE
EXISTING LOCAL ROAD
EXISTING PEDESTRIAN CONNECTION
EXISTING STREAM AND BUFFER
EXISTING TREE GROVE
PROPOSED COLLECTOR
PROPOSED NEIGHBORHOOD ROUTE
PROPOSED LOCAL ROAD
PROJECT BOUNDARY
PROPOSED PEDESTRIAN CONNECTION
LEGEND
250
260
270
280
290
300
310
320
330
340
350
360
370
380
390
400
6+00 7+00 8+00 9+00 10+00
PVI STA: 8+57.25
PVI ELEV: 296.26
K: 9.00
LVC: 85.50
BVCS: 8+14.50BVCE: 291.13EVCS: 9+00.00EVCE: 297.32250
260
270
280
290
300
310
320
330
340
350
360
370
380
390
400
10+00 10+50
1.50%
12.00%
1.50%1.50%PVI STA = 6+32.44ELEV = 280.52PVI STA = 9+00.00
ELEV = 297.32PVI STA = 9+39.00ELEV = 297.91PVI STA = 9+49.00ELEV = 298.06PVI STA: 7+39.50
PVI ELEV: 282.13
K: 14.00
LVC: 147.00
BVCS: 6+66.00BVCE: 281.02EVCS: 8+13.00EVCE: 290.952.68%
FUTURE GRADE
EXISTING GRADE
PROPOSED GRADE
PROPOSED TOP SLOPE
A ST
REET
3
1
0
3
2
0
30
2
30
4
3
0
6
3
0
8
3
1
2
3
1
4
3
1
6
3
1
8
3
2
2
3
2
4
3
2
6
3
2
8
3
0
0
29
2 2922922942962
9
8
3
0
2304 30633
0
32
8
332
320
322
6+327+00
8+00
9+00
10+00
11+0
0 12+0013+0014+00WOO
D
H
UE ST
REET
1
+
0
0
19+0020+0021+0022+002
3
+
0
0
280290282284286288292294292294296298298290
300
292
294
296 2981+002+00
3+00
4
+
0
0
4+441+002+002902
8
2 284286288292294296SEE FUTURE TRAIL SECTION, THIS SHEET
FUTURE WOODHUE ST
FUTURE TRAIL
275
280
285
290
295
300
275
280
285
290
295
300
1+00 1+10 1+20 1+30 1+40 1+50 1+60 1+70 1+80 1+90 2+00
FUTURE 12' TRAIL FUTURE WOODHUE FINISHED GRADE
SIDEWALK AND PLANTER STRIP
WALL FOR RESOURCE CROSSING CULVERT
WALL FOR RESOURCE CROSSING CULVERT
EXISTING GRADE
270
280
290
300
310
320
270
280
290
300
310
320
1+00 2+00 3+00 4+00 4+44
1.04%
4.04%
11.00%
PVI STA = 1+00.16
ELEV = 280.52
PVI STA = 4+44.13
ELEV = 298.00
PVI STA: 3+00.00
PVI ELEV: 296.50
K: 8.58
LVC: 85.50
BVCS: 2+57.25BVCE: 291.80EVCS: 3+42.75EVCE: 296.94PVI STA: 1+86.39
PVI ELEV: 284.00
K: 20.09
LVC: 140.00
BVCS: 1+16.39BVCE: 281.18EVCS: 2+56.39EVCE: 291.70FUTURE WOODHUE FINISHED GRADE
FUTURE TRAIL FINISHED GRADE
EXISTING GRADE
INTERIM FINISHED GRADE
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(18) FSTREETS.dwg - SHEET: 18.2 Dec. 16, 24 - 4:45 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
FUTURE STREET
GRADE PLAN
18.2
EX 2-FT CONTOUR
EX 10-FT CONTOUR
LEGEND
324
320
FUTURE WOODHUE AVE PLAN
HORIZ SCALE: 1" = 50'
FUTURE WOODHUE AVE PROFILE
HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25'
FG 2-FT CONTOUR
FG 10-FT CONTOUR
324
320
PROJECT BOUNDARY
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
WOODHUE STREET
FUTURE TRAIL SECTION
HORIZ SCALE: 1" = 10', VERT SCALE: 1" = 5'
FUTURE TRAIL PROFILE
HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10'
280
290
300
310
320
330
340
350
360
370
380
390
400
410
420
430
440
450
460
20+6021+0022+0023+0024+0025+0026+0027+0028+0029+0030+0031+0032+0033+00
280
290
300
310
320
330
340
350
360
370
380
390
400
410
420
430
440
450
460
20+0020+60
8.00%
4.50%
5.50%14.00
%
5.50%
5.44%-2.50%
-1.50%
-1.50%
-1.50%
PVI STA = 32+40.63
ELEV = 351.57
PVI STA = 32+30.63
ELEV = 351.12
PVI STA = 21+19.78ELEV = 298.51PVI STA = 21+09.78ELEV = 298.66PVI STA: 32+70.10
PVI ELEV: 353.19
K: 14.00
LVC: 56.00
BVCS: 32+42.10BVCE: 351.65EVCS: 32+98.10EVCE: 355.85PVI STA: 21+84.56
PVI ELEV: 297.54
K: 14.00
LVC: 97.10
BVCS: 21+36.00BVCE: 298.27EVCS: 22+33.11EVCE: 300.18LOW PT. STA: 21+57.00
LOW PT ELEV: 298.11
PVI STA: 30+23.56
PVI ELEV: 326.97
K: 14.00
LVC: 84.00
BVCS: 29+81.56BVCE: 323.61EVCS: 30+65.56EVCE: 332.85PVI STA: 26+48.56
PVI ELEV: 296.97
K: 14.00
LVC: 147.00
BVCS: 25+75.06BVCE: 298.81EVCS: 27+22.06EVCE: 302.85LOW PT. STA: 26+10.06
LOW PT ELEV: 298.37
PVI STA: 31+73.63
PVI ELEV: 347.98
K: 12.09
LVC: 102.75
BVCS: 31+22.25BVCE: 340.79EVCS: 32+25.00EVCE: 350.81PVI STA: 23+23.56
PVI ELEV: 305.10
K: 12.00
LVC: 95.23
BVCS: 22+75.94BVCE: 302.51EVCS: 23+71.17EVCE: 303.91HIGH PT. STA: 23+41.17
HIGH PT ELEV: 304.28
FUTURE GRADE
EXISTING GRADE
PROPOSED GRADE
310
302
304
306
308
312
314
316
318
20+002
1
+
0
0
2
2
+
0
0
23+00
24+00
25+0
0
26+0027+00
28+00
29+00
30+00
31+00
32+00
33+00
2802822842862882
9
2
2
9
4296 2982983002942962
9
8
29028
4
2
8
6
2
8
8 292294296SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(18) FSTREETS.dwg - SHEET: 18.3 Dec. 16, 24 - 4:45 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
FUTURE STREET
GRADE PLAN
18.3
FUTURE 161ST AVE PLAN
HORIZ SCALE: 1" = 50'
FUTURE 161ST AVE PROFILE
HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25'
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
161ST AVENUE
EX 2-FT CONTOUR
EX 10-FT CONTOUR
LEGEND
324
320
FG 2-FT CONTOUR
FG 10-FT CONTOUR
324
320
PROJECT BOUNDARY
320
330
340
350
360
370
380
390
400
410
420
430
440
450
0+902+002+30
320
330
340
350
360
370
380
390
400
410
420
430
440
450
2+303+004+005+006+006+25
FUTURE GRADE
EXISTING GRADE
PROPOSED GRADE
-2.50%
-1.50%
-0.50%PVI STA = 1+00.00ELEV = 333.09PVI STA = 1+36.58ELEV = 332.18PVI STA = 1+44.58ELEV = 332.06PVI STA: 2+20.00
PVI ELEV: 331.68
K: 8.94
LVC: 139.50
BVCS: 1+50.25BVCE: 332.03EVCS: 2+89.75EVCE: 342.21LOW PT. STA: 1+54.72
LOW PT ELEV: 332.02
15.10
%
-4.93%
PVI STA = 6+12.14
ELEV = 363.96
PVI STA: 2+20.00
PVI ELEV: 331.68
K: 8.94
LVC: 139.50
EVCS: 2+89.75EVCE: 342.21PVI STA: 4+77.68
PVI ELEV: 370.60
K: 11.98
LVC: 240.00
BVCS: 3+57.68BVCE: 352.47EVCS: 5+97.68EVCE: 364.68HIGH PT. STA: 5+38.58
HIGH PT ELEV: 366.13
310
320
306
308
312
314
316
318
322
324
326
328
306
330
328
332
334
320
322340338342344346348B STREET
12+0013+0014+0015+00WOODHUE STREET1+002+00
3+004+005+00
6+00
6+12
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(18) FSTREETS.dwg - SHEET: 18.4 Dec. 16, 24 - 4:45 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
FUTURE STREET
GRADE PLAN
18.4
FUTURE STREET B PLAN
HORIZ SCALE: 1" = 50'
FUTURE STREET B PROFILE
HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25'
EX 2-FT CONTOUR
EX 10-FT CONTOUR
LEGEND
324
320
FG 2-FT CONTOUR
FG 10-FT CONTOUR
324
320
PROJECT BOUNDARY
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
STREET B
240
250
260
270
280
290
300
310
320
330
340
350
360
370
380
390
400
410
420
430
1+502+003+004+005+006+007+008+009+0010+00
240
250
260
270
280
290
300
310
320
330
340
350
360
370
380
390
400
410
420
430
10+0011+0012+0013+0014+00
13.00%4.50%
4.50%
15.00
%
5.50%
4.50%
12.00%PVI STA = 8+50.23ELEV = 311.57PVI STA = 9+00.23
ELEV = 313.82
PVI STA = 5+69.32
ELEV = 284.11
PVI STA = 6+40.34
ELEV = 287.31 PVI STA = 2+49.62ELEV = 254.82PVI STA = 3+02.93
ELEV = 257.22
PVI STA: 3+58.18
PVI ELEV: 260.26
K: 17.00
LVC: 110.50
BVCS: 3+02.93BVCE: 257.22EVCS: 4+13.43EVCE: 266.89PVI STA: 9+33.98
PVI ELEV: 315.68
K: 9.00
LVC: 67.50
BVCS: 9+00.23BVCE: 313.82EVCS: 9+67.73EVCE: 320.07PVI STA: 6+83.09
PVI ELEV: 289.66
K: 9.00
LVC: 85.50
BVCS: 6+40.34BVCE: 287.31EVCS: 7+25.84EVCE: 296.07PVI STA: 9+97.69
PVI ELEV: 323.96
K: 7.00
LVC: 52.50
BVCS: 9+71.44BVCE: 320.55EVCS: 10
+
2
3
.
9
4
EVCE: 32
5
.
4
1
PVI STA: 5+46.57
PVI ELEV: 282.86
K: 7.00
LVC: 45.50
BVCS: 5+23.82BVCE: 280.13EVCS: 5+69.32EVCE: 284.11PVI STA: 8+16.98
PVI ELEV: 309.75
K: 7.00
LVC: 66.50
BVCS: 7+83.73BVCE: 304.76EVCS: 8+50.23EVCE: 311.5715.00
%
4.50%
15.00
%
4.50%
5.50%
5.50%
PVI STA = 11+97.63
ELEV = 342.98
PVI STA = 12+05.63
ELEV = 343.34 PVI STA = 10+35.97ELEV = 325.95PVI STA = 10+78.72ELEV = 328.30PVI STA = 10+23.94
ELEV = 325.41
PVI STA: 12+48.38
PVI ELEV: 345.69
K: 9.00
LVC: 85.50
BVCS: 12+05.63BVCE: 343.34EVCS: 12+91.13EVCE: 352.10PVI STA: 11+64.38
PVI ELEV: 341.15
K: 7.00
LVC: 66.50
BVCS: 11+31.13BVCE: 336.16EVCS: 11+97.63EVCE: 342.98PVI STA: 9+97.69
PVI ELEV: 323.96
K: 7.00
LVC: 52.50
EVCS: 10+23.94EVCE: 325.41FUTURE GRADE
EXISTING GRADE
PROPOSED GRADE 320330340350360314316318322324326328332334336338342344346348352354356358362364C
2+00
3+00
4+005+006+00
7+008+00
9+00
10+00
1
1
+
0
0
1
2
+
0
0
13
+
0
0
14+00
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(18) FSTREETS.dwg - SHEET: 18.5 Dec. 16, 24 - 4:45 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
FUTURE STREET
GRADE PLAN
18.5
FUTURE STREET C PLAN
HORIZ SCALE: 1" = 50'
FUTURE STREET C PROFILE
HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25'
STREET C
EX 2-FT CONTOUR
EX 10-FT CONTOUR
LEGEND
324
320
FG 2-FT CONTOUR
FG 10-FT CONTOUR
324
320
PROJECT BOUNDARY
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
360
370
380
390
400
410
420
430
440
450
460
470
480
14+0015+0016+0017+00
2.50%
1.50%
-2.50%
-1.50%
PVI STA = 16+05.28
ELEV = 388.16
PVI STA = 15+61.25
ELEV = 387.15PVI STA = 15+70.35ELEV = 387.29PVI STA = 16+43.61
ELEV = 387.20
PVI STA = 16+51.70
ELEV = 387.08
PVI STA: 16+89.95
PVI ELEV: 386.89
K: 9.00
LVC: 76.50
BVCS: 16+51.70
BVCE: 387.08
EVCS: 17+28.20
EVCE: 389.95
LOW PT. STA: 16+56.20
LOW PT ELEV: 387.07
HIGH PT. STA: ???
HIGH PT ELEV: ???
PVI STA: 15+17.50
PVI ELEV: 386.06
K: 7.00
LVC: 87.50
BVCS: 14+73.75BVCE: 379.49EVCS: 15+61.25EVCE: 387.152.50%
-2.50%
1.50%
8.00%PVI STA = 18+30.10ELEV = 395.58PVI STA = 18+46.10ELEV = 395.18PVI STA = 18+14.10
ELEV = 395.18
PVI STA = 18+05.10
ELEV = 395.04
PVI STA: 16+89.95
PVI ELEV: 386.89
K: 9.00
LVC: 76.50
EVCS: 17+28.20EVCE: 389.95PVI STA: 17+85.85
PVI ELEV: 394.56
K: 7.00
LVC: 38.50
BVCS: 17+66.60BVCE: 393.02EVCS: 18+05.10EVCE: 395.04360
370
380
390
400
410
420
430
440
450
460
470
480
17+0018+0019+00
EXISTING GRADE
PROPOSED GRADE
FUTURE GRADE 36037038039035836236436636837237437637838238438638839239418+0019+002
0
+
0
0
13+
0
0
14+0015+00
16+00
17+00
18+0019+00
SCALE
1 INCH = 50 FEET
50 25 5000
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\1st Submittal\148011.(18) FSTREETS.dwg - SHEET: 18.6 Dec. 16, 24 - 4:45 PM brianREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
JMH
PLANNING
148-011
11/12/20242ND SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
09/06/20241ST SUBMITTAL:
12/16/20243RD SUBMITTAL:
SCALE
1 INCH = 50 FEET
50 25 5000
FUTURE STREET
GRADE PLAN
18.6
FUTURE STREET C PLAN
HORIZ SCALE: 1" = 50'
FUTURE STREET C PROFILE
HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25'
EX 2-FT CONTOUR
EX 10-FT CONTOUR
LEGEND
324
320
FG 2-FT CONTOUR
FG 10-FT CONTOUR
324
320
PROJECT BOUNDARY
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
STREET C
WWSDSD SD SD SD SD SD SD SD
W W W W W W W W W W
W
W
W WWWWWWWWWWWWWSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSDSDSDSDSDSSSDSSWWWWWWWWWWWWWSS SS SS
SD SD SSSDSSSSSSSSSSSSSSSSSSSSSS
SS SSSS SSSD
SD
SD
SD
SD
SD
SD SSSS
SD
W
WSS
SSSSSSSSSS SS SSSSSS95'A
766'B
1,302'C
2,414'D
581'E
1001
1002
1003
1004
1006
1007
1008
1009
1010
1011
1012
1013
1014
1015
1016
1017
1018
1020
1021
1023
1024
1027
1028
102910301031103210331034103510361038
1058
10591060106110621063106410651066
1074 1075 1076 1077 10781079 1080 1081 1082 1083
1084
1085
1086
1087
1088
1089
1090
1091
1092
1093
1094
1095
109610971098109911001101110211031104
1105
1106
11071108
1109
1110
1171
1173 1174
1025
1026
STAND B-1
AREA: 26,799 SF
CANOPY: 53,598 SF
PROPERTY LINE
PROPERTY LINE
SW WOODHUE STREET
STREET ASTREET BSTREET C77
5,497 SF
TRACT V
1,609 SF
TRACT C
21,860 SF
56
5,317 SF
58
5,317 SF
47
5,318 SF
51
6,292 SF
48
5,318 SF
49
5,318 SF
57
5,317 SF
60
5,317 SF
45
5,318 SF
53
4,566 SF
55
5,397 SF
52
4,565 SF
54
5,955 SF
50
5,340 SF
TRACT S
3,191 SF
46
5,318 SF
61
5,317 SF
44
5,318 SF
59
5,317 SF
10
5,000 SF
17
4,950 SF
TRACT A
4,772 SF
TRACT D
6,152 SF
14
5,472 SF
16
4,950 SF
75
5,485 SF
76
5,491 SF
80
5,432 SF
78
5,503 SF
79
5,509 SF
81
5,715 SF
2
4,872 SF
9
5,000 SF
8
5,000 SF
7
5,942 SF
6
6,062 SF
5
5,377 SF
4
4,995 SF
11
5,929 SF
3
5,781 SF
1
6,029 SF
15
4,500 SF
TRACT B
35,151 SF
62
5,317 SF
43
5,318 SF
TRACT I
1,500 SF
TRACT G
7,751 SF
TRACT F
1,155 SF
TRACT E
459 SF
13
8,484 SF
12
6,430 SF
18
5,042 SF
19
4,998 SF
20
5,000 SF
21
5,003 SF
5,853 SF
74
6,179 SF
SYMBOL BOTANICAL / COMMON NAME
STREET TREES
CORNUS CONTROVERSA / GIANT DOGWOOD
KOELREUTERIA PANICULATA / GOLDEN RAIN TREE
OXYDENDRUM ARBOREUM / SOURWOOD TREE
ULMUS PARVIFOLIA / LACEBARK ELM
STREET TREE PLANT SCHEDULE
INDICATES STREET TREES THAT REQUIRE ROOT
PATH TO BE INSTALLED UNDER ADJACENT
SIDEWALK PER CITY OF TIGARD URBAN FORESTRY
SOIL VOLUMES DETAIL 1 SHEET L1.04
STREET TREES BY STREET FRONTAGES
FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES
TOTAL = 6,324'/40 =159 REQUIRED STREET
FRONTAGE TREES
190'
K
STREET FRONTAGE
IDENTIFIER
FRONTAGE LENGTH
95'
766'
1,302'
2,414'
581'
1,166'
D
C
E
F
B
A
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L1) STREET TREE.dwg - SHEET: L1.01 Dec. 16, 24 - 4:29 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACEMATCHLINE SEE SHEET L1.021
L1.01
TREE CANOPY
SITE PLAN
SCALE
1 INCH = 40 FEET
40 20 4000
ORIGINAL SHEET SIZE 22 x 34
1
PROPOSED AND PRESERVED TREE STANDS
TRACT B
TOTAL AREA TREE CANOPY
AREA
PRESERVED 26,799 SF 53,598 SF
WSSSSSSSSSSSSSSW W W
W W W W W W
W
W
WWWWWWW SDSSSD SD SD SD
SD
SD
SD
SD
SS SSSSSSSSSSSSSD
SDSDSDSDSDSS SS SS SS SS SS
SD SD SD SD SD SD
SDWWWW
SDSDWWSSSSSDSSSSSDSSSDSD
SD
SD
SD
SDSSSSSSSSSSSSSSSSSSSS1,166'F
2,414'D
1037
103810391040
1042
1043
1044
104510461047104810491050105110521053
1054
1055
1056
1057
1108
1109
1110
11111112111311141115
1116
1117
1118
1119
1120
1121
1122
1123
1124
1125
1126
1127
1128
1129
1130
1131
1132
1133
1134
1135
1136
1137
1138
1139
1140
114111421143
1144
1145
11461147114811491150115111521153
1154
1155
1156
1157
1158
1159 1160 1161 1162
1163
1164
1165 1166 1167 1168 1169 1170
1172
1173 1174
STAND K-1
AREA: 11,824 SF
CANOPY: 14,780 SF
PROPERTY LINE
SOUTHERN APRIL LANE
ROW IMPROVEMENTS TO
BE COMPLETED AT A
FUTURE DATE
SW WOODHUE STREET
SW APRIL LNSTREET A
38
4,571 SF
67
4,643 SF
41
5,232 SF
42
5,317 SF
66
4,856 SF
39
4,802 SF
65
5,069 SF
40
5,147 SF
64
5,317 SF
STAND T-2
AREA: 1,591 SF
CANOPY: 3,182 SF
STAND T-1
AREA: 3,411 SF
CANOPY: 6,822 SF
35
2,130 SF
36
1,375 SF
37
2,082 SF
63
5,317 SF 5,317 SF
5,318 SF
TRACT Q
1,056 SF
25
2,080 SF
PROPERTY LINE
WATER QUALITY FACILITY, SEE
SHEET L2.04 FOR MORE
INFORMATION
26
1,294 SF
30
2,089 SF
33
1,239 SF
32
1,164 SF
29
1,277 SF28
2,255 SF
34
2,336 SF
27
1,871 SF
TRACT P
2,726 SF
TRACT K
42,504 SF
TRACT L
1,512 SF
TRACT J
1,553 SF
TRACT H
20,917 SF
TRACT U
1,325 SF
TRACT T
12,547 SF
TRACT M
4,460 SF
TRACT N
2,731 SF
TRACT O
7,025 SF
TRACT R
3,180 SF
21
5,003 SF
22
5,007 SF
23
5,102 SF
24
5,426 SF
68
5,719 SF 69
5,226 SF
70
5,305 SF
71
5,343 SF
72
5,380 SF
73
5,853 SF
31
2,067 SF
STREET TREES BY STREET FRONTAGES
FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES
TOTAL = 6,324'/40 =159 REQUIRED STREET
FRONTAGE TREES
190'
K
STREET FRONTAGE
IDENTIFIER
FRONTAGE LENGTH
95'
766'
1,302'
2,414'
581'
1,166'
D
C
E
F
B
A
NOTES:
1.PLANTED AREAS UNDER STREET TREES UNLESS OTHERWISE NOTED ARE TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN).
2.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL LAWN AREAS UNDERNEATH STREET TREES.
3.ALL STREET TREES ARE TO BE PLANTED PER CITY OF TIGARD SPACING DETAIL 3 SHEET L1.03, KEEPING ALL STREET TREES AT
LEAST 15' FROM AN INTERSECTION.
4.ALL STREET TREES ARE TO BE INSTALLED WITH A GEO TEXTILE ROOT CONTROL SYSTEM PER CITY OF TIGARD DETAIL 2 SHEET
L1.04 & DETAILS 1 & 2 SHEET L1.03.
5.STREET TREES MUST BE INSTALLED TO MEET THE FOLLOWING HEIGHT CLEARANCE STANDARDS: 8 FEET OF CLEARANCE ABOVE
PUBLIC SIDEWALKS; 13 FEET OF CLEARANCE ABOVE PUBLIC LOCAL AND NEIGHBORHOOD STREETS;15 FEET OF CLEARANCE
ABOVE PUBLIC COLLECTOR STREETS; AND 18 FEET OF CLEARANCE ABOVE PUBLIC ARTERIAL STREETS.
SYMBOL QTY BOTANICAL / COMMON NAME SIZE CONTAINER
STREET TREES
56 CORNUS CONTROVERSA / GIANT DOGWOOD 1.5" CAL.B&B
35 KOELREUTERIA PANICULATA / GOLDEN RAIN TREE 1.5" CAL.B&B
23 OXYDENDRUM ARBOREUM / SOURWOOD TREE 1.5" CAL.B&B
49 ULMUS PARVIFOLIA / LACEBARK ELM 1.5" CAL.B&B
163 SUBTOTAL:
STREET TREE PLANT SCHEDULE
STATEMENT:
I, MICHELLE L. HUNDLEY, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE
REQUIREMENTS IN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL.
MICHELLE L. HUNDLEY
REGISTERED LANDSCAPE ARCHITECT #1085
-----------------------------------------------------------
TIGARD DEVELOPMENT CODE §18.520.060 FLEXIBLE STANDARDS E. RESIDENTIAL
DEVELOPMENT HAS BEEN MET, DUE TO ATLEAST 50% OF SIGNIFICANT TREE GROVE A'S
ON SITE CANOPY BEING PRESERVED. MEETING THIS PROVISION STATES THAT THE 15%
EFFECTIVE TREE CANOPY COVER PER LOT OR TRACT IN RES-C IS NOT REQUIRED.
INDICATES STREET TREES THAT REQUIRE ROOT PATH TO BE INSTALLED UNDER ADJACENT
SIDEWALK PER CITY OF TIGARD URBAN FORESTRY SOIL VOLUMES DETAIL 1 SHEET L1.04
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L1) STREET TREE.dwg - SHEET: L1.02 Dec. 16, 24 - 4:29 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACEMATCHLINE SEE SHEET L1.011
PROPOSED AND PRESERVED TREE STANDS
TRACT K
TOTAL AREA TREE CANOPY
AREA
PROPOSED 11,824 SF 14,780 SF
TRACT T
TOTAL AREA TREE CANOPY
AREA
PRESERVED 5,002 SF 10,004 SF
L1.02
TREE CANOPY
SITE PLAN
1
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
SCALE
1 INCH = 40 FEET
40 20 4000
ORIGINAL SHEET SIZE 22 x 34
CURB
GUTTER
STREETPLANTER STRIPWIDTH VARIESCL
6'
12'
SIDEWALK MULCH
TREE TRUNK
TREE TIE
STAKES
DEEPROOT TREE ROOT BARRIER;
UB24-2; INSTALL 2" BELOW CURB
GRADE (BOTH SIDES)
12 LINEAR FEET MIN.2'SCALE:
DECIDUOUS TREE1
SCALE:
TREE PLANTER & BARRIER FOR
TREES IN RIGHT OF WAY2
DYH
MIN. 15'
STREET RIGHT WAY CORNER
MIN. 4'
MIN. 4'MIN. 4'
MIN
2'
NOT CLOSER THAN 20'
MIN 2 1/2' FROM A
HARD SURFACE
WATER
METER
STREET LIGHT
STANDARD
FIRE HYDRANT,
UTILITY BOX OR
UTILITY POLE
CATCH BASIN
SIDEWALK
DRIVEWAY
SIDEWALK
PLANTER
STRIP
PUE
NO TREES
HOUSE
PORCH
MIN. 10'
ANY DIRECTION
PROPERTY LINE
LATERAL OR ANY
UNDERGROUND
UTILITY
PLANTER
STRIP
SCALE:
CITY OF TIGARD STREET TREE SPACING3 1' MIN.ROOT BALLDEPTH - 2"DIAMETER OF
ROOTBALL + 12"
TREE TIE (2)
TO BE 3' UNDER FIRST LIMBS
OR 5' HIGH. WHICH EVER IS
LOWEST.
GALV. STEEL WIRE;
LOOSEN TO ALLOW 4" OF
MOVEMENT IN ALL
DIRECTIONS
FINISH GRADE
CUT AND REMOVE TWINE
BURLAP, AND WIRE BASKET
FROM TOP AND SIDES OF
ROOTBALL.
2"X2"X8' WOOD STAKES SET
OUTSIDE ROOTBALL ON
WINDWARD AXIS (REMOVE
AFTER ONE YEAR)
MULCH AS SPECIFIED.
KEEP MULCH CLEAR OF
TRUNK BASE.
NOTE:
1.TIE BRIGHTLY COLORED
P.V.C. RIBBON ON WIRE
GUYS. (MIN. 1 PER GUY.)
2.IN LAWN AREAS CUT TREE
CIRCLE AT 4' RADIUS FROM
TRUNK.
BACKFILL SOIL
30" MIN.GENERAL NOTES: LANDSCAPE PLAN
1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR
SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE
CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION.
2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS
HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.
3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR.
4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.USE MEDIUM AGED DARK FIR MULCH. APPLY A UNIFORM 3-4
INCH LAYER OF BARK MULCH AROUND TREES AND SHRUBS IN GENERAL LANDSCAPE, AND 2-3 INCH LAYER IN STORMWATER FACILITIES. KEEP MULCH AT
LEAST 6 INCHES AWAY FROM THE TRUNKS OF TREES. PLACE AFTER SOIL BLEND AND VEGETATION INSTALLATION.
5.BED EDGE TO BE NO LESS THAN 11.5" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT
TO LIMITS OF AREA AS SHOWN.
6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS.
7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF
IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS.
8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE
REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND
SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE
GRAPHIC SYMBOL QUANTITY SHALL GOVERN
9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS.
10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION
WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR.
11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS.
12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR.
MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS
LONGER.
13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER
PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE.
14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER
MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION.
15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED.
16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.
PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE
LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE
WITH THE DRAWINGS.
17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT
DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT.
18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD
RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS.
19.STORMWATER FACILITY BLENDED SOIL PER CITY OF PORTLAND SECTION 01040.14.
20.SOIL PREPARATION SHOULD COMPLY WITH MASTERSPEC SPECIFICATION SECTION 329113.
21.ALL MATERIALS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND LAND OWNER AT ANY TIME. LANDSCAPE ARCHITECT TO INSPECT ALL
PLANT LOCATIONS AND PLANT BED CONDITIONS PRIOR TO INSTALLATION. ON-SITE ADJUSTMENTS MAY BE REQUIRED.
22.CONTRACTOR TO VERIFY BED MEASUREMENTS AND INSTALL APPROPRIATE QUANTITIES AS GOVERNED BY PLANT SPACING PER SCHEDULE. PLANT MATERIAL
QUANTITIES SHOWN ON PLAN ARE MINIMUM QUANTITIES. ADDITIONAL MATERIAL MAY BE NEEDED TO MEET SPACING REQUIREMENTS AND FIELD CONDITIONS.
23.ANY PLANT MATERIAL INSTALLED IN AN INCORRECT LOCATION, BY THE JUDGEMENT OF THE LANDSCAPE ARCHITECT, SHALL BE REINSTALLED AT THE
CONTRACTOR'S EXPENSE.
24.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVEGROUND UTILITIES AND PROVIDE THE NECESSARY
PROTECTION FOR THE SAME BEFORE CONSTRUCTION BEGINS.
25.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS GRANTED BY THE LANDSCAPE ARCHITECT TO THE LANDSCAPE CONTRACTOR.
26.CONTRACTOR TO GIVE THE LANDSCAPE ARCHITECT A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED OR REQUESTED JOB SITE VISIT.
NOTES:
PLANTED AREAS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN).
LAWN (SEEDED)
PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.
RATE: 8 LBS/1000 SQUARE FEET.
1.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS.
2.ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5 FEET OF ANY HARD SURFACE
PAVING OR UTILITY BOX. FOR LOCAL STREET SEE DETAIL 1 & 2 THIS SHEET .
3. IF SOIL COMPACTION OCCURS BACKHOE TURNING SHOULD BE USED TO LOOSEN THE SOIL.
·BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE
CLAY) AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE
BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF
COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF
PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPREAD TOPSOIL AND 3-5" OF YARD
WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE.N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L1) STREET TREE.dwg - SHEET: L1.03 Dec. 16, 24 - 4:29 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L1.03
TREE CANOPY
DETAILS &
NOTES
REMOVAL, STORING AND AMENDED SOILS FOR
PLANTED AREAS:
CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND
EXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1
SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOAD
AREAS, AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOIL
TYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL.
STOCKPILE EXCAVATED TOPSOIL IN APPROVED AREA OFF SITE.
EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BY
THE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOIL
MIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD.
MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITION
ONLY (DAMP, NOT MUDDY, WITH ADEQUATE MOISTURE TO BREAK INTO
CLODS WHEN TURNED. SOIL WILL NOT LEAVE A MUD STAIN ON HANDS.
SUBMIT THE PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY
PRIOR TO INSTALLATION.)
BLENDED SOIL PLACEMENT AND COMPACTION:
SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL IN
LAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2"
COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUM
DRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FOR
SPECIFIC BLENDED SOIL MIXES.
1.PART 1. COVERED SOIL MATERIALS
A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES:
1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH
2. LOAM/ORGANIC TOPSOIL
3. SOIL BINDER SUCH AS “STABILIZER”
4. WATER
PART 2. PROPORTIONS OF COVERED SOIL MATERIALS
A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS:
B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER
CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE
DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED SHALL
BE DETERMINED DURING MIXING.
PART 3. COVERED SOIL MIXING PROCEDURES
A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END
RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES THAT
WILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE AND
QUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH.
B. START WITH HALF OF THE CRUSHED ROCK MATERIAL.
C. ADD ALL OF THE TOPSOIL MATERIAL.
D. ADD THE SOIL BINDER.
E. ADD HALF OF THE ESTIMATED WATER.
F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL.
G. MIX THE MATERIAL TOGETHER.
H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARY
WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS
AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER.
I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE
TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED ROCK
SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED
CRUSHED ROCK IN THE MIXTURE.
J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE
TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE
DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK.
PART 4. PLACEMENT OF COVERED SOIL
A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO NOT
STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE
PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL TO
DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT.
B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE
ARCHITECT AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS
INCORRECT GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO
BEGINNING PLACEMENT OF COVERED SOIL.
C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED. SUB-GRADE
ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL CONSTRUCTION
DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND
COMPACT TO THE REQUIRED SUB-GRADE COMPACTION.
D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH LIFT TO
THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT
EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY.
TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL THAT
WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE OF
THE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OF
AT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED.
E.BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELY
PROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC OR
PLYWOOD.
MATERIAL AMOUNT FOR 1 CY
OF COVERED SOIL
CRUSHED ROCK
TOPSOIL
SOIL BINDER
WATER
AMOUNT FOR 4.6 CY
OF COVERED SOIL
23.2 CUBIC FEET
5.9 CUBIC FEET
13.7 CUBIC FEET
1.6 GALLON
4 CUBIC YARDS
1 CUBIC YARD
4 POUNDS
46 GALLONS
STANDARD COVERED SOIL VOLUME SPECIFICATIONS
SCALE:
STREET TREE WITH ROOT PATH1
SCALE:
STREET TREE WITH OPEN SOIL2
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L1) STREET TREE.dwg - SHEET: L1.04 Dec. 16, 24 - 4:30 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L1.04
TREE CANOPY
DETAILS &
NOTES
PROPERTY LINE
EXISTING RIVER TERRACE
CROSSING PARK
STREET C ST
R
E
E
T
A
STREET CBENCH PET WASTE STATION
EXISTING CONIFER TREE
TO REMAIN (TYP)
EXISTING
WOODCHIP TRAIL
EXISTING DECIDUOUS
TREE TO REMAIN (TYP)
EXTENSION OF RIVER
TERRACE TRAIL, SEE
CIVIL SHEETS
CONNECT TO EXISTING
RIVER TERRACE TRAIL
PRESERVED TREE
GROVE CANOPY
STREET TREE, SEE
SHEET L1.01 (TYP)
L4.02
1
L4.02
2TRACT D
TRACT B
TRACT C
TRACT E
TRACT F CONCRETE PAVINGL4.02
3
SCORE JOINTL4.02
4
LARGE DECIDUOUS TREE
FAGUS GRANDIFOLIA / AMERICAN BEECH
QUERCUS GARRYANA / OREGON WHITE OAK
ULMUS PARVIFOLIA / LACEBARK ELM
SMALL DECIDUOUS TREE
ACER CIRCINATUM / VINE MAPLE
AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY
HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL
CONIFER TREE
CALOCEDRUS DECURRENS / INCENSE CEDAR
PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE
TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS
TSUGA HETEROPHYLLA / WESTERN HEMLOCK
COLUMNAR TREE
POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN
ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS
CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS
CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS
CISTUS CORBARIENSIS / WHITE ROCKROSE
CISTUS LADANIFER / CRIMSON SPOT ROCKROSE
COTINUS COGGYGRIA / SMOKE TREE
FESTUCA GLAUCA / BLUE FESCUE
HOSTA X 'BIG DADDY' / BIG DADDY HOSTA
IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT
RUDBECKIA HIRTA / BLACK-EYED SUSAN
SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM
NATIVE OPEN SPACE SHRUBS & PERENNIALS
ACHILLEA MILLEFOLIUM / COMMON YARROW
AMELANCHIER ALNIFOLIA / SERVICEBERRY
AQUILEGIA FORMOSA / WESTERN COLUMBINE
CAMPANULA ROTUNDIFOLIA / HAREBELL
CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM
MAHONIA AQUIFOLIUM / OREGON GRAPE
SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA
VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY
NATIVE WILDFLOWER & GRASS SEED MIX
SUNMARK SEED MIX
OPEN SPACE PLANT SCHEDULE
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L2) OPEN SPACE.dwg - SHEET: L2.01 Dec. 16, 24 - 4:31 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L2.01
OPEN SPACE
LANDSCAPE
PLAN
SCALE
1 INCH = 20 FEET
20 10 2000
1
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
1
SW WOODHUE STREET
SW APRIL LN STREET A
PROPERTY LINE
EXISTING CONIFER TREE
TO REMAIN (TYP)
EXISTING DECIDUOUS
TREE TO REMAIN (TYP)
PRESERVED TREE GROVE
CANOPY (TYP)
STREET TREE, SEE
SHEET L1.02 (TYP)
STREET TREE PLANTING,
STREET TREE, SEE
SHEET L1.02 (TYP)
EXISTING DRIVEWAY
TO REMAIN
CONCRETE WALK WITH
STAIRS, SEE CIVIL SHEETS FOR
ADDITIONAL INFORMATION
EXISTING DRIVEWAY
TO REMAIN
CONCRETE WALK WITH
STAIRS, SEE CIVIL SHEETS FOR
ADDITIONAL INFORMATION
EXTENSION OF RIVER TERRACE
TRAIL, SEE CIVIL SHEETS
TRACT Q
TRACT P
TRACT R
TRACT O
TRACT N
TRACT M
TRACT T
TRACT U
LARGE DECIDUOUS TREE
FAGUS GRANDIFOLIA / AMERICAN BEECH
QUERCUS GARRYANA / OREGON WHITE OAK
ULMUS PARVIFOLIA / LACEBARK ELM
SMALL DECIDUOUS TREE
ACER CIRCINATUM / VINE MAPLE
AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY
HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL
CONIFER TREE
CALOCEDRUS DECURRENS / INCENSE CEDAR
PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE
TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS
TSUGA HETEROPHYLLA / WESTERN HEMLOCK
COLUMNAR TREE
POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN
ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS
CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS
CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS
CISTUS CORBARIENSIS / WHITE ROCKROSE
CISTUS LADANIFER / CRIMSON SPOT ROCKROSE
COTINUS COGGYGRIA / SMOKE TREE
FESTUCA GLAUCA / BLUE FESCUE
HOSTA X 'BIG DADDY' / BIG DADDY HOSTA
IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT
RUDBECKIA HIRTA / BLACK-EYED SUSAN
SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM
NATIVE OPEN SPACE SHRUBS & PERENNIALS
ACHILLEA MILLEFOLIUM / COMMON YARROW
AMELANCHIER ALNIFOLIA / SERVICEBERRY
AQUILEGIA FORMOSA / WESTERN COLUMBINE
CAMPANULA ROTUNDIFOLIA / HAREBELL
CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM
MAHONIA AQUIFOLIUM / OREGON GRAPE
SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA
VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY
NATIVE WILDFLOWER & GRASS SEED MIX
SUNMARK SEED MIX
OPEN SPACE PLANT SCHEDULE
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L2) OPEN SPACE.dwg - SHEET: L2.02 Dec. 16, 24 - 4:32 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L2.02
OPEN SPACE
LANDSCAPE
PLAN
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
SCALE
1 INCH = 20 FEET
20 10 2000
1
1
STREET A
STREET CSTREET TREE PLANTING,
SEE SHEET L1.01 (TYP)
EXTENSION OF RIVER
TERRACE TRAIL, SEE
CIVIL SHEETSTRACT G
TRACT H
TRACT I
SW WOODHUE STREET
STREET A
STREET TREE PLANTING,
SEE SHEET L1.01 (TYP)
CONCRETE WALK
WITH STAIRS, SEE
CIVIL SHEETS FOR
ADDITIONAL
INFORMATION
TRACT S
SW W
O
O
D
H
U
E S
T
R
E
E
T
STREET CSTREET TREE, SEE
SHEET L1.01 (TYP)
TRACT A
TRACT V
LARGE DECIDUOUS TREE
FAGUS GRANDIFOLIA / AMERICAN BEECH
QUERCUS GARRYANA / OREGON WHITE OAK
ULMUS PARVIFOLIA / LACEBARK ELM
SMALL DECIDUOUS TREE
ACER CIRCINATUM / VINE MAPLE
AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY
HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL
CONIFER TREE
CALOCEDRUS DECURRENS / INCENSE CEDAR
PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE
TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS
TSUGA HETEROPHYLLA / WESTERN HEMLOCK
COLUMNAR TREE
POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN
ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS
CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS
CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS
CISTUS CORBARIENSIS / WHITE ROCKROSE
CISTUS LADANIFER / CRIMSON SPOT ROCKROSE
COTINUS COGGYGRIA / SMOKE TREE
FESTUCA GLAUCA / BLUE FESCUE
HOSTA X 'BIG DADDY' / BIG DADDY HOSTA
IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT
RUDBECKIA HIRTA / BLACK-EYED SUSAN
SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM
NATIVE OPEN SPACE SHRUBS & PERENNIALS
ACHILLEA MILLEFOLIUM / COMMON YARROW
AMELANCHIER ALNIFOLIA / SERVICEBERRY
AQUILEGIA FORMOSA / WESTERN COLUMBINE
CAMPANULA ROTUNDIFOLIA / HAREBELL
CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM
MAHONIA AQUIFOLIUM / OREGON GRAPE
SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA
VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY
NATIVE WILDFLOWER & GRASS SEED MIX
SUNMARK SEED MIX
OPEN SPACE PLANT SCHEDULE
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L2) OPEN SPACE.dwg - SHEET: L2.03 Dec. 16, 24 - 4:32 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L2.03
OPEN SPACE
LANDSCAPE
PLAN
SCALE
1 INCH = 20 FEET
20 10 2000
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
1
2 3
2
1
3MATCHLINE SEE SHEET L2.04 - 1
WWSSSSSSSSSSSSSSSSW
WWWWWWWWWWWWWWWWSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SD
SD SD
SD
SDSDSDSDSDSS SS SS SS SS SS SS SS SS SS SS SS SS
SSSSSSSSSSSSSSSDSDSSSDSDB
D
C
G
K
I
J
L
M
A
H
M
ISW APRIL LN STREET A
PROPERTY LINE
STREET TREE PLANTING,
SEE SHEET L1.02 (TYP)
APPROX. 119 STORMWATER TREES
PLANTED ON POND SIDESLOPES
E
F
TRACT K
TRACT L
TRACT J
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L2) OPEN SPACE.dwg - SHEET: L2.04 Dec. 16, 24 - 4:32 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L2.04
OPEN SPACE &
COMMUNITY
AMENITY PLAN
SCALE
1 INCH = 20 FEET
20 10 2000
1
LEGEND
WATER QUALITY FACILITY COMPONENT DETAIL
A WATER QUALITY SWALE
B OVERLOOK
C BENCH 1/L4.02
D BOULDER/ROCKERY
E BIRD OR BAT HOUSE
F SNAG
G DOWN WOODY DEBRIS
H MAINTENANCE ACCESS DRIVE
I NATIVE OPEN SPACE PLANTING SEE LEGEND L2.03
J STORMWATER PLANTING PER CWS STANDARDS
K GABION WALL
L PET WASTE STATION
M EXTENSION OF RIVER TERRACE TRAIL
SNAG WITH BIRD OR BAT HOUSE EXTENSION OF RIVER
TERRACE TRAIL
OVERLOOK MATCHLINE SEE SHEET L2.03 - 1GABION WALL
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
267
268
269
270
271
272
273
1
266
E
D
S
SW WOODHUE STREET
SW APRIL LNSTREET A
STREET CSTORMWATER
QUALITY
FACILITY
SEE SHEET L2.04
ROUNDABOUT
SEE SHEET L2.02
12' WIDE RIVER TERRACE
TRAIL EXTENSION
SEE CIVIL SHEETS FOR
ADDITIONAL INFORMATION STREET BSTREET CSW W
O
O
D
H
U
E
S
T
R
E
E
T
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L3) FENCING.dwg - SHEET: L3.01 Dec. 16, 24 - 4:33 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L3.01
FENCING PLAN
KEYMAPSW APRIL LANESW B
E
E
F
B
E
N
D
R
D
SCALE
1 INCH = 50 FEET
50 25 5000
1
1
LEGEND
4' BLACK ALUMINUM RAILING
6' BLACK ALUMINUM RAILING
CHAIN LINK FENCING
WOODEN PRIVACY FENCING
L4.03
3
L4.03
1
L4.03
2
L4.03
3
DIAMETER OF
ROOT BALL + 12"DEPTHROOTBALLNOTE: TILL SOIL SO THAT THERE
ARE NO CLODS OR CLUMPS LARGER
THAN 1 1/2" DIA.
THOROUGHLY
MIX TO A DEPTH
OF 6"
SCARIFY EDGES AND
BOTTOM OF HOLE
FINISH
GRADE
BACKFILL
SOIL
MULCH AS SPECIFIED, KEEP
MULCH CLEAR OF SHRUB
STEM BASE
GROUNDCOVER PLANT
MULCH
FINISH GRADE
6" SPECIFIED BACKFILL SOIL
12" THOROUGHLY TILLED SUBSOIL
SCALE:
CONIFER TREE 2
SCALE:
DECIDUOUS TREE1 SCALE:
GROUNDCOVER / SHRUB PLANTING4
SCALE:
SHRUB PLANTING3 1' MIN.ROOT BALLDEPTH - 2"DIAMETER OF
ROOTBALL + 12"
TREE TIE (2)
TO BE 3' UNDER FIRST LIMBS
OR 5' HIGH. WHICH EVER IS LOWEST.
GALV. STEEL WIRE;
LOOSEN TO ALLOW 4" OF
MOVEMENT IN ALL
DIRECTIONS
FINISH GRADE
CUT AND REMOVE TWINE
BURLAP, AND WIRE BASKET
FROM TOP AND SIDES OF
ROOTBALL.
2"X2"X8' WOOD STAKES SET
OUTSIDE ROOTBALL ON
WINDWARD AXIS (REMOVE
AFTER ONE YEAR)
MULCH AS SPECIFIED.
KEEP MULCH CLEAR OF
TRUNK BASE.
NOTE:
1.TIE BRIGHTLY COLORED
P.V.C. RIBBON ON WIRE
GUYS. (MIN. 1 PER GUY.)
2.IN LAWN AREAS CUT TREE
CIRCLE AT 4' RADIUS FROM
TRUNK.
BACKFILL SOIL
30" MIN.GENERAL NOTES: LANDSCAPE PLAN
1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR
SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE
CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION.
2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY
CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.
3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO OWNER'S DESIGNATED REPRESENTATIVE.
4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.USE MEDIUM AGED DARK FIR MULCH. APPLY A UNIFORM
3-4 INCH LAYER OF BARK MULCH AROUND TREES AND SHRUBS IN GENERAL LANDSCAPE, AND 2-3 INCH LAYER IN STORMWATER FACILITIES. KEEP MULCH
AT LEAST 6 INCHES AWAY FROM THE TRUNKS OF TREES. PLACE AFTER SOIL BLEND AND VEGETATION INSTALLATION.
5.BED EDGE TO BE NO LESS THAN 11.5" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS,
PLANT TO LIMITS OF AREA AS SHOWN.
6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS.
7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF
IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS.
8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE
REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND
SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN,
THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN
9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS.
10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION
WITHOUT THE EXPRESS WRITTEN CONSENT OF THE OWNER'S DESIGNATED REPRESENTATIVE. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED
AS DIRECTED BY THE OWNER'S DESIGNATED REPRESENTATIVE.
11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY OWNER'S DESIGNATED
REPRESENTATIVE TO ADJUST TREE LOCATIONS.
12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE
ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE,
WHICHEVER IS LONGER.
13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND
FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE.
14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL
PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION.
15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED.
16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.
PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY
THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN
COMPLIANCE WITH THE DRAWINGS.
17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT
DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT.
18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD
RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS.
19.STORMWATER FACILITY BLENDED SOIL PER CITY OF PORTLAND SECTION 01040.14.
20.SOIL PREPARATION SHOULD COMPLY WITH MASTERSPEC SPECIFICATION SECTION 329113.
21.ALL MATERIALS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND LAND OWNER AT ANY TIME. LANDSCAPE ARCHITECT TO INSPECT
ALL PLANT LOCATIONS AND PLANT BED CONDITIONS PRIOR TO INSTALLATION. ON-SITE ADJUSTMENTS MAY BE REQUIRED.
22.CONTRACTOR TO VERIFY BED MEASUREMENTS AND INSTALL APPROPRIATE QUANTITIES AS GOVERNED BY PLANT SPACING PER SCHEDULE. PLANT
MATERIAL QUANTITIES SHOWN ON PLAN ARE MINIMUM QUANTITIES. ADDITIONAL MATERIAL MAY BE NEEDED TO MEET SPACING REQUIREMENTS AND FIELD
CONDITIONS.
23.ANY PLANT MATERIAL INSTALLED IN AN INCORRECT LOCATION, BY THE JUDGEMENT OF THE LANDSCAPE ARCHITECT, SHALL BE REINSTALLED AT THE
CONTRACTOR'S EXPENSE.
24.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVEGROUND UTILITIES AND PROVIDE THE NECESSARY
PROTECTION FOR THE SAME BEFORE CONSTRUCTION BEGINS.
25.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS GRANTED BY THE LANDSCAPE ARCHITECT TO THE LANDSCAPE
CONTRACTOR.
26.CONTRACTOR TO GIVE THE LANDSCAPE ARCHITECT A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED OR REQUESTED JOB SITE VISIT.
2 X DIAMETER
OF ROOT BALL1 1/2 X ROOTBALL DEPTHNOTE:
1.TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.)
2.IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK.
3.STAKE ALL EVERGREEN TREES LESS THAN 4" CALIPER.
"CHAIN LOCK" TREE TIES OR
BLACK FLEX GARDEN HOSE
COVERING
TWIST STRANDS AROUND
EACH OTHER MIN. 3 GUYS @
120° APART
SET ROOT CROWN NO MORE
THAN 4" ABOVE FINISH GRADE
MULCH AS SPECIFIED KEEP
MULCH CLEAR OF TRUNK
BASE
CUT AND REMOVE TWINE AND
BURLAP FROM TOP AND SIDES OF
ROOTBALL. (REMOVE ALL WIRE
BASKET)
2"X2" WOOD STAKES OR METAL
TREE ANCHORS AS APPROVED.
AMENDED NATIVE SOIL/BACKFILL
PLANTING MIX PER
SPECIFICATIONS
TILLED, AMENDED, AND MOUNDED
NATIVE SUBSOIL
TURNBUCKLE
KEEP MULCH CLEAR
OF TRUNK BASE
PLANT PER PLAN
EQ. O.C.EQ. O.C.PLANT SPACINGPER PLAN O.C.6
0
°
SCALE:
TRIANGULAR PLANTING PATTERN5
KEEP MULCH CLEAR
OF TRUNK BASE
CLUMP & SCATTER PLANTS SO THAT
AVERAGE PLANTING DENSITY IS
EQUIVALENT TO GRID SPACING
TYPICAL O.C. (ON CENTER) PLANTING
GRID
RANDOMLY MIX PLANT
SPECIES AND HEIGHTS
OFFSET PLANTS TO
AVOID STRAIGHT ROWS
PLACE ROOT
COLLAR ABOVE
GRADE
EXISTING SUBGRADE
LOOSEN SOIL PRIOR TO
PLANTING. FIRMLY PACK
SOIL WITH FOOT. DO NOT
BEND OR BREAK ROOTS.
NO "J" OR "L" ROOTS.
REMOVE BURLAP
OR CONTAINER
PLANTING PITS TO
BE 12" GREATER
THAN THE
ROOTBALL
MOUND FOR
TEMPORARY
WATER BASIN 2-3"
2" BARK MULCH AT
18" DIA. CIRCLE
12"MIN.6"6"SCALE:
RANDOM PLANTING PATTERN7SCALE:
STORMWATER PLANTING6
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L5) DETAILS.dwg - SHEET: L4.01 Dec. 16, 24 - 4:33 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L4.01
LANDSCAPE
PLANTING
DETAILS AND
NOTES
BENCH
MANUFACTURER: VICTOR STANLEY
MODEL: THE GREENSITES SERIES CM-324
FINISH: RECYCLED PLASTIC SLATS- COLOR: WHEAT
METAL: TITANIUM POWDERCOATED
SIZE: 72" LENGTH
SCALE:
BENCH1
VICTOR STANLEY
P.O. BOX 330 - DUNKIRK, MD 20754
TEL: (301) 855-8300
WEBSITE:WWW.VICTORSTANLEY.COM
4"6"4
3
4" MINUS COMPACTED
ROCK BASE
SET CONCRETE 1/4"
ABOVE FINISHED GRADE
COMPACTED SUBGRADE
SCORE JOINT
PLANTING AREA VARIES
SEE PLANTING PLAN
AND LAYOUT PLANS
VEHICULAR CONCRETE
FINISHED GRADE
SPECIFIED BACKFILL
PLANTING MIX
SCALE:
CONCRETE PAVING3 4"NOTES:
1.NO SHINER BANDS ON TOOLED JOINTS.
2.PLACE SCORE JOINTS AT MAXIMUM 10' ON CENTER.
FOR PAVING
SCORING PATTERN
SEE LAYOUT PLAN14D1
4" RADIUS TOOLED EDGES
CONCRETE PAVING1
4"D3
SCALE:
SCORE JOINT4
SCALE:
PET WASTE STATION2
MINI DISPENSER STATION
MANUFACTURER: MUTT MITT
POST MODEL: COLOR: GREEN
MUTT MITT
ADDRESS:12316 WORLD TRADE DRIVE, STE 102
SAN DIEGO, CA 92128
PHONE: 800-697-6084
WEBSITE: MUTTMITT.COM
MUTT MITT PET WASTE STATION
SKU: 1004
COLOR: GREEN
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L5) DETAILS.dwg - SHEET: L4.02 Dec. 16, 24 - 4:33 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L4.02
DETAILS
MIDRAIL STYLE WITH WIDE SLATS AND A
CONTEMPORARY SQUARE TOP RAIL
MATERIAL: EXTRUDED ALUMINUM
FINISH: HIGH PERFORMANCE COATING COLOR: BLACK
HEIGHT: 4' - 6'. SEE FENCING PLAN
OR APPROVED EQUAL
ALL RAILINGS TO CONFORM TO 2015 IRC AND IBC.
NOTE:
INSTALL PER MANUFACTURER'S INSTRUCTIONS
RAILPRO
ADDRESS: 14110 NW 3RD CT
VANCOUVER, WA 98685
PHONE: 503.517.0968
WEBSITE: RAILPRO.US/CONTACT-US/
SCALE:
ALUMINUM RAILING3
8' OC6'SCALE:
WOODEN PRIVACY FENCE - 6 FT.2
FINISH GRADE
CONCRETE FOOTING
SLOPE AWAY FROM POST FOR
POSITIVE DRAINAGE (TYP)
1" X 6" CEDAR SIDING SLATS
1" X 6" CEDAR FACE BOARD
FACE TOWARD PUBLIC VIEW
2" X 4" PT FIR CAP
2" X 4" PT FIR RAIL
2" X 4" PT FIR RAIL
2" X 4" PT FIR RAIL 4" X 4" PT FIR POST4" X 4" PT FIR POST2"-3" CLEAR SPACE (TYP)
4" X 4" PT FIR POST
2" X 4" PT FIR CAP2" X 4" PT FIR RAIL
1" X 6" CEDAR SIDING SLAT
ON BOTH PUBLIC AND
PRIVATE FACES
FENCE DETAILS 4-5 FT. HEIGHTPER CWS DETAILDRAWING NO.10051. MATERIALS AND WORKMANSHIP NOT SHOWN ON
THIS DRAWING SHALL CONFORM TO THE
MANUFACTURER'S SPECIFICATIONS.
2. ALL POSTS SHALL BE INSTALLED VERTICALLY.
WHERE POSTS
ARE INSTALLED ON AN INCLINED SURFACE, THE
ANGLE OF THE POST SHALL BE ADJUSTED SO THAT
THE POST WILL BE VERTICAL.
3. THE POSTS AND RAILS TO BE BLACK VINYL
COATED. FENCING SHALL BE #9 GAGE FENCE FABRIC,
STANDARD 2-INCH CHAIN LINK DIAMOND MESH WITH
BLACK VINYL COATING
KNUCKLE SELVAGE
CHAIN LINK FENCE AS SUPPLIED BY;
PACIFIC FENCE AND WIRE CO.
13779 SE AMBLER ROAD
CLACKMAS, OR 97015
T: 503.659.6881
WWW.PACIFICFENCE.COM
EMAIL:
WHOLESALE@PACIFICFENCE.COM
TERMINAL
POST
STRETCHER
BAR
HOOK
BOLTS
SCALE:
CHAINLINK FENCE1 42" MIN.6"8' TYP.
10' MAX.36" MIN.6"10" MIN.
DIAM.
12"
BOTTOM RAIL
TOP RAIL TIE WIRES
@ 24" CENTERS
POST TIE WIRES
@ 15" OC
TOP RAIL
LINE POST
CHAINLINK FABRIC
BLACK VINYL COATING
CONCRETE FOOTING
N:\proj\148-011\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\148011.(L5) DETAILS.dwg - SHEET: L4.03 Dec. 16, 24 - 4:33 PM zachREVIEWED BY:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
12564 SW Main Street Tigard, OR
97223
[T] 503-941-9484
MLH
PLANNING
148-011
12/16/20243RD SUBMITTAL:
NO.
TYPE:
OVERLOOK
AT
RIVER TERRACE
L4.03
DETAILS
LIGHTING NOTES
E0.1
LIGHTING SITE PLAN
E1.0
LIGHTING SITE PLAN
(2)
E1.1
Vicinity Map
0.14Scale: Miles
M E M O R A N D U M
Date: December 5, 2024
To: Jenny McGinnis, Associate Planner, City of Tigard
From: Jackie Sue Humphreys, Clean Water Services (CWS)
Subject: Overlook at River Terrace, PDR2024-00001, SUB2024-00001, 2S108CD00200, 400
Please include the following comments when writing your conditions of approval:
PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING
A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained
prior to plat approval and recordation. Application for CWS Permit Authorization must be in
accordance with the requirements of the Design and Construction Standards, Resolution and
Order No. 19-5 as amended by R&O 19-22, or prior standards as meeting the implementation
policy of R&O 18-28, and is to include:
a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.
b. Detailed grading and erosion control plan. An Erosion Control Permit will be required.
Area of Disturbance must be clearly identified on submitted construction plans. If site
area and any offsite improvements required for this development exceed one-acre of
disturbance, project will require a 1200-CN Erosion Control Permit. If site area and any
offsite improvements required for this development exceed five-acres of disturbance,
project will require a 1200-C Erosion Control Permit.
c. Detailed plans showing each lot within the development having direct access by gravity
to public storm and sanitary sewer.
d. Provisions for water quality in accordance with the requirements of the above named
design standards. Water Quality is required for all new development and redevelopment
areas per R&O 19-5, Section 4.04. Access shall be provided for maintenance of facility
per R&O 19-5, Section 4.07.6.
e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be
clearly identified on plans, showing its location, condition, capacity to treat this site and,
any additional improvements and/or upgrades that may be needed to utilize that facility.
f. If private lot LIDA systems proposed, must comply with the current CWS Design and
Construction Standards. A private maintenance agreement, for the proposed private lot
LIDA systems, needs to be provided to the City for review and acceptance.
g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary
sewer, and water quality related easements must be granted to the City.
h. Applicant shall comply with the conditions as set forth in the Service Provider Letter No.
24-001688, dated August 26, 2024.
i. If there is any activity within the sensitive area, the applicant shall gain authorization for
the project from the Oregon Department of State Lands (DSL) and US Army Corps of
Engineers (USACE). The applicant shall provide Clean Water Services or its designee
(appropriate city) with copies of all DSL and USACE project authorization permits.
j. 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.
City of Tigard
REQUEST FOR COMMENTS
DATE: November 14, 2024
TO: Affected Agency
FROM: City of Tigard Planning Division
STAFF CONTACT: Jenny McGinnis, Associate Planner
Phone: (971) 678-7548 Email: Jenny.McGinnis@tigard-or.gov
PDR2024-00001 / SUB2024-00001 / SLR2024-00006/TUP2024-00010-00012
- OVERLOOK AT RIVER TERRACE PLANNED DEVELOPMENT -
REQUEST: The applicant proposes an 81-lot consolidated planned development and subdivision for small form residential
and rowhouse development. The applicant also requests a sensitive lands review for steep slopes, temporary use permits for
model homes/sales office, and early grading authorization. The proposal includes extension of a neighborhood street for
internal circulation, preservation of a Significant Tree Grove, and a segment of the River Terrace Trail.
LOCATION: 15540 & 15590 SW April Lane; WCTM 2S108CD Tax Lots 200 & 400. ZONE: RES-C.
COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential. APPLICABLE REVIEW CRITERIA:
Community Development Code Chapters: 18.110 Residential Zones; 18.280 Rowhouses; 18.290 Small Form Residential; 18.410 Off-
Street Parking and Loading; 18.420 Landscaping and Screening; 18.440 Temporary Uses; 18.510 Sensitive Lands; 18.520 Significant Tree
Groves; 18.640 River Terrace Plan District; 18.770 Planned Developments; 18.805 Lot Standards; 18.830 Subdivisions; 18.910
Improvement Standards; 18.920 Access, Egress, and Circulation; and 18.930 Vision Clearance Areas
LINK TO APPLICANT MATERIALS: PDR2024-00001 Overlook at River Terrace
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 o n this
application, WE NEED YOUR COMMENTS BACK BY: MONDAY, DECEMBER 2, 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.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
x We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
Name & Number of Person(s) Commenting: Maxwell Carter (503) 684-4197 King City
1
Jenny McGinnis
From:McGladrey, Alexander M. <alexander.mcgladrey@tvfr.com>
Sent:Thursday, November 14, 2024 11:36 AM
To:Jenny McGinnis
Subject:RE: Request for Comments:
PDR2024-00001/SUB2024-00001/SLR2024-00006/TUP2024-00010-00012 Overlook at
River Terrace
Follow Up Flag:Follow up
Flag Status:Flagged
Hi Jenny,
I approved this project under TVF&R permit #2024-0132 and have no additional comments.
Thanks
Alex McGladrey | Deputy Fire Marshal
Tualatin Valley Fire & Rescue
Direct: 503-259-1420
www.tvfr.com
From: Jenny McGinnis <jenny.mcginnis@tigard-or.gov>
Sent: Thursday, November 14, 2024 10:49
To: Burghelea, Mircea <Mircea_Burghelea@comcast.com>; Hansen, Ryan <Ryan_Hansen@comcast.com>;
brian.kelley@nwnatural.com; ryan.winfree@nwnatural.com; PropertyServices <PropertyServices@pgn.com>; Hap
English <Henry.English@pgn.com>; kTabscott@pridedisposal.com; McGladrey, Alexander M.
<alexander.mcgladrey@tvfr.com>; russell.wells@ziply.com; or.metro.engineering@ziply.com; Ian Crawford
<icrawford@wccca.com>; Tiffany Gehrke <tiffany.gehrke@tigard-or.gov>; Buck Smith <buck.smith@tigard-or.gov>;
Mark VanDomelen <markv@tigard-or.gov>; James McDonald <james.mcdonald@tigard-or.gov>; Rob Murchison
<robm@tigard-or.gov>; HumphreysJ@CleanWaterServices.org; LUComments <LUComments@cleanwaterservices.org>;
Hansen, Ryan <Ryan_Hansen@comcast.com>; Anthony Mills <Anthony_Mills@washingtoncountyor.gov>; Oscar
Contreras <OscarC@tigard-or.gov>; mweston <mweston@ci.king-city.or.us>; rsmith <rsmith@ci.king-city.or.us>;
keith.liden@gmail.com; ODOT_R1_DevRev@odot.oregon.gov; Ian Crawford <icrawford@wccca.com>;
jdevenport@ttsd.k12.or.us; MMarzahI@TigardWaterDistrict.org; gsmoke@ttsd.k12.or.us;
Development_Review@trimet.org
Cc: Jenny McGinnis <jenny.mcginnis@tigard-or.gov>
Subject: Request for Comments: PDR2024-00001/SUB2024-00001/SLR2024-00006/TUP2024-00010-00012 Overlook at
River Terrace
***The sender is from outside TVF&R – Do not click on links or a achments unless you are sure they are safe***
PDR2024-00001 / SUB2024-00001 / SLR2024-00006/TUP2024-00010-00012
- OVERLOOK AT RIVER TERRACE PLANNED DEVELOPMENT -
REQUEST: The applicant proposes an 81-lot consolidated planned development and subdivision for small form residential and
rowhouse development. The applicant also requests a sensitive lands review for steep slopes, temporary use permits for model
2
homes/sales office, and early grading authorization. The proposal includes extension of a neighborhood street for internal
circulation, preservation of a Significant Tree Grove, and a segment of the River Terrace Trail.
LOCATION: 15540 & 15590 SW April Lane; WCTM 2S108CD Tax Lots 200 & 400. ZONE: RES-C.
COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential. APPLICABLE REVIEW
CRITERIA: Community Development Code Chapters: 18.110 Residential Zones; 18.280 Rowhouses; 18.290 Small Form
Residential; 18.410 Off-Street Parking and Loading; 18.420 Landscaping and Screening; 18.440 Temporary Uses; 18.510 Sensitive
Lands; 18.520 Significant Tree Groves; 18.640 River Terrace Plan District; 18.770 Planned Developments; 18.805 Lot Standards;
18.830 Subdivisions; 18.910 Improvement Standards; 18.920 Access, Egress, and Circulation; and 18.930 Vision Clearance Areas
LINK TO APPLICANT MATERIALS: PDR2024-00001 Overlook at River Terrace
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: MONDAY, DECEMBER 2, 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.
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.”
Jenny McGinnis (she/her) | Associate Planner
City of Tigard | Community Development
Direct: 503.718.2427 | Cell: 971.678.7548
13125 SW Hall Boulevard, Tigard OR 97223 | tigard-or.gov
Work Hours: Monday – Thursday 7:00AM – 5:30PM
Emails sent or received by City of Tigard employees are subject to public records law.
MEMORANDUM
DATE: December 18, 2024
TO: Jenny McGinnis, Associate Planner
FROM: Buck Smith, Principal Engineer
PROJECT: PDR2024-00001: Overlook at River Terrace
FINDINGS OF FACT:
CHAPTER 18.910
IMPROVEMENT STANDARDS
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access
to a public street.
2. No development shall occur unless streets within the development meet the
standards of this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if
the adjacent street does not meet the standards but half-street improvements
meeting the standards of this chapter are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street
shall meet the standards of this chapter.
5. If the city could and would otherwise require the applicant to provide street
improvements, the City Engineer may accept a future improvements guarantee in
lieu of street improvements if one or more of the following conditions exist
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorists or
pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely
that street improvements would be extended in the foreseeable future and the
improvement associated with the project under review does not, by itself, provide
a significant improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement
plan;
e. The improvement is associated with an approved land partition on property
zoned residential and the proposed land partition does not create any new streets;
or
f. Additional planning work is required to define the appropriate design standards
for the street and the application is for a project which would contribute only a
minor portion of the anticipated future traffic on the street.
6. The standards of this chapter include the standard specifications adopted by the City
Engineer in compliance with Subsection 18.910.020.B.
7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the standards would result in an adverse impact on natural features
such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing
mature trees. The approval authority may also approve adjustments to the standards
of this chapter if compliance with the standards would have a substantial adverse
impact on existing development or would preclude development on the property
where the development is proposed. In approving an adjustment to the standards,
the approval authority shall balance the benefit of the adjustment with the impact on
the public interest represented by the standards. In evaluating the impact on the
public interest, the approval authority shall consider the criteria listed in Subsection
18.910.030.E. An adjustment to the standards may not be granted if the adjustment
would risk public safety.
As shown in the preliminary site plan, the proposed development has one existing public street stub
located at the east property line of the proposed development at the northern corner. As shown in
the preliminary civil plans, street improvements, including additional street width, are proposed in
accordance with the standards of this chapter, with the exception of Street A, which is proposed to
be a “Skinny Street.” Due to the topography of the site and the Traffic Impact Analysis prepared by
Kittelson & Associates (dated Sept. 5, 2024) confirming that the anticipated traffic on Street A will
be less than 1,000 vpd, the alternative street section is acceptable.
The proposed street improvements will meet the standards of this section. Improvements must
meet the following minimum requirements:
SW Woodhue Street (Neighborhood Route):
o 58’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
o Min. 24’ paved access from the existing section of SW Woodhue St
SW 161st Avenue (Street D, Neighborhood Route):
o 58’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Street A (Local Route, skinny street):
o 50’ right-of-way dedication
o 28’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Streets B and C (Local Route):
o 54’ right-of-way dedication
o 32’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Private Alley:
o Must be contained in a tract not less than 20 feet wide
o Demonstrate adequate turning radius at each alley
Private Paths, Tracts F and N (Pedestrian Access):
o 10-foot-wide sidewalk contained in a tract no less than 15 feet wide
River Terrace Trail, Tracts D, E, H, and O (Bike/Pedestrian Access):
o 12-foot-wide sidewalk contained in a tract no less than 20 feet wide
Prior to commencing any site work, the applicant must obtain all required approvals and permits for
construction from all necessary agencies including, but not limited to, Washington County.
Through conditions of approval, this standard is met.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created
through the approval of a final plat; however, the council may approve the creation of a
street by acceptance of a deed, provided that such street is deemed essential by the
council for the purpose of general traffic circulation.
1. The council may approve the creation of a street by deed of dedication without full
compliance with the regulations applicable to subdivisions or partitions if any one or
more of the following conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential
for the purpose of general traffic circulation, and partitioning or subdivision of
land has an incidental effect rather than being the primary objective in
establishing the road or street for public use; or
b. The tract in which the road or street is to be dedicated is an isolated ownership of
1 acre or less and such dedication is recommended by the commission to the
council based on a finding that the proposal is not an attempt to evade the
provisions of this title governing the control of subdivisions or partitions
c. The street is located within the mixed use central business district (MU-CBD)
zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard
2035 Transportation System Plan as a required connectivity improvement.
2. With each application for approval of a road or street right-of-way not in full
compliance with the regulations applicable to the standards, the proposed dedication
shall be made a condition of subdivision and partition approval.
a. The applicant shall submit such additional information and justification as may
be necessary to enable the commission in its review to determine whether or not
a recommendation for approval by the council shall be made.
b. The recommendation, if any, shall be based upon a finding that the proposal is
not in conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the
council may attach conditions which are necessary to preserve the standards of
this title.
3. All deeds of dedication shall be in a form prescribed by the city and shall name “the
public” as grantee.
Dedication of right-of-way for the new public streets will be created through the approval of the
final plat. Street improvements must be constructed in full compliance with the regulations
applicable to the standards.
C. Creation of access easements. The approval authority may approve an access easement
established by deed without full compliance with this chapter provided such an
easement is the only reasonable method by which a lot large enough to develop can be
created.
1. Access easements shall be provided and maintained in compliance with the Oregon
Fire Code, Section 503.
2. Access shall be in compliance with Subsections 18.920.030.H, I, and J.
The applicant has stated that access easements proposed with the final plat will be in accordance
with the Uniform Fire Code and Tigard Municipal Code Section 18.920.030.H, I, and J.
Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements and provide a recorded copy to the
City.
D. Street location, width and grade. Except as noted below, the location, width and grade of
all streets shall conform to an approved street plan and shall be considered in their
relation to existing and planned streets, to topographic conditions, to public
convenience and safety, and in their appropriate relation to the proposed use of the land
to be served by such streets:
1. Street grades shall be approved by the City Engineer in compliance with Subsection
18.910.030.N; and
2. Where the location of a street is not shown in an approved street plan, the
arrangement of streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to
existing street patterns because of particular topographical or other existing
conditions of the land. Such a plan shall be based on the type of land use to be
served, the volume of traffic, the capacity of adjoining streets and the need for
public convenience and safety.
The proposed street system as shown on the applicant’s preliminary circulation plan is in preliminary
conformance with the Transportation Improvements Plan adopted with the River Terrace
Community Plan. The applicant has submitted a proposed circulation plan. The Circulation Plan
depicts the circulation system and street improvements proposed with this project. Streets are
extended to the boundary lines and connect to the existing network of streets surrounding the
property and provide for future connections to the south and west.
Improvements associated with public infrastructures including street and right-of-way dedication,
utilities, grading, water quality and quantity facility, streetlights, easements, easement locations, and
utility connection for future utility extensions are subject to the City Engineer’s review, modification,
and approval.
Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI)
Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities
and any other work in the public right-of-way. A digital set of detailed public improvement plans
must be submitted for review to the Engineering Department. An Engineering cost estimate of
improvements associated with public infrastructures including but not limited to street, street
grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and
franchise utilities are required at the time of PFI Permit submittal. When the water system is under
the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as
a separate line item from the total cost estimate. NOTE: these plans are in addition to any drawings
required by the Building Division and should only include sheets relevant to public improvements.
Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement
Design Standards, which are available at City Hall and the City’s web page (www.tigard-or.gov)
Through the Conditions of Approval, this standard is met.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved
street plan, or as needed to continue an existing improved street or within the Tigard
Downtown Plan District, street right-of-way and roadway widths shall not be less than
the minimum width described below. Where a range is indicated, the width shall be
determined by the decision-making authority based upon anticipated average daily
traffic (ADT) on the new street segment. (The city council may adopt by resolution,
design standards for street construction and other public improvements. The design
standards will provide guidance for determining improvement requirements within the
specified ranges.) These are provided in Table 18.910.1.
The approval authority shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or development after
consideration of the following:
1. The type of road as provided in the comprehensive plan transportation chapter -
functional street classification.
2. Anticipated traffic generation.
3. On-street parking needs.
4. Sidewalk and bikeway requirements.
5. Requirements for placement of utilities.
6. Street lighting.
7. Drainage and slope impacts.
8. Street tree location.
9. Planting and landscape areas.
10. Safety and comfort for motorists, bicyclists, and pedestrians.
11. Access needs for emergency vehicles.
Right-of-way and roadway widths must meet the minimum widths specified in Table 18.910.1. Due
to the topography of the site and the Traffic Impact Analysis prepared by Kittelson & Associates
(dated Sept. 5, 2024) confirming that the anticipated traffic on Street A will be less than 1,000 vpd,
the alternative skinny street section is acceptable. See findings in Section 18.910.030.A.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition. The plan shall show the pattern of existing and proposed future streets
from the boundaries of the proposed land division and shall include other lots
within 530 feet surrounding and adjacent to the proposed land division. At the
applicant’s request, the city may prepare a future streets proposal. Costs of the
city preparing a future streets proposal shall be reimbursed for the time involved.
A street proposal may be modified when subsequent subdivision proposals are
submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities,
bicycle routes and pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of adjoining
land, streets shall be extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered
to be cul-de-sac since they are intended to continue as through streets at such
time as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the City Engineer, the cost of
which shall be included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub street in excess of 150 feet in length.
The applicant has submitted a proposed circulation plan. The Circulation Plan depicts the circulation
system and street improvements proposed with this project. Streets are extended to the boundary
lines and connect to the existing network of streets surrounding the property and provide for future
connections to the south and west. This standard is met.
G. Street spacing and access management. Refer to 18.920.030.H.
Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and
Circulation.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography, railroads, freeways,
pre-existing developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street connections. A full
street connection may also be exempted due to a regulated water feature if
regulations would not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site
shall be extended within the site to provide through circulation when not precluded
by environmental or topographical constraints, existing development patterns or
strict adherence to other standards in this code. A street connection or extension is
considered precluded when it is not possible to redesign or reconfigure the street
pattern to provide required extensions. Land is considered topographically
constrained if the slope is greater than 15 percent for a distance of 250 feet or more.
In the case of environmental or topographical constraints, the mere presence of a
constraint is not sufficient to show that a street connection is not possible. The
applicant must show why the constraint precludes some reasonable street
connection.
3. Proposed street or street extensions shall be located to provide direct access to
existing or planned transit stops, commercial services, and other neighborhood
facilities, such as schools, shopping areas and parks.
4. All developments should provide an internal network of connecting streets that
provide short, direct travel routes and minimize travel distances within the
development.
The proposed street system as shown on the applicant’s preliminary circulation plan is in preliminary
conformance with the Transportation Improvements Plan adopted with the River Terrace
Community Plan. The applicant has submitted a proposed circulation plan. The Circulation Plan
depicts the circulation system and street improvements proposed with this project. Streets are
extended to the boundary lines and connect to the existing network of streets surrounding the
property and provide for future connections to the south and west. This standard is met.
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.
As depicted on the Preliminary Circulation Plan, streets are laid out so as to intersect at an angle as
near to a right angle as practicable. The applicant has also acknowledged that the intersection of SW
Woodhue Street and Street C does not have at least 25 feet of tangent. The explanation provided
indicated that it is due to the topography of the site and the requirement to construct a round -about
at the intersection of SW Woodhue Street and SW 161st Ave (Street D). Based on the constraints of
the site, this exception is approved.
Through the Conditions of Approval, this standard is met.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are
of less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
The applicant has acknowledged that SW April Lane/161st Ave will be improved to Neighborhood
Route standards as shown on the Circulation Plan. Street improvements must be constructed in full
compliance with the regulations applicable to the standards. See findings in Section 18.910.030.A.
K. Partial street improvements. Partial street improvements resulting in a pavement width
of less than 20 feet, while generally not acceptable, may be approved where essential to
reasonable development when in conformity with the other requirements of these
regulations, and when it will be practical to require the improvement of the other half
when the adjoining property developed.
Partial street improvements are not proposed. As provided in the Preliminary Civil Plan, the
applicant has proposed for street improvements for the development in accordance with the
minimum standards of this chapter.
L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to
greater than 20 dwelling units, and shall only be used when environmental or
topographical constraints, existing development pattern, or strict adherence to other
standards in this code preclude street extension and through circulation:
1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations
other than circular shall be approved by the City Engineer; and
2. The length of the cul-de-sac shall be measured from the centerline intersection point
of the 2 streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent
street may be required to be provided and dedicated to the city.
A cul-de-sac is not proposed or deemed necessary. This criterion 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.
The proposed subdivision includes an extension of existing streets “SW Woodhue Street” and “SW
161st Avenue.” The applicant will provide a name for Street A, Street B, and Street C at the time of
the final plat, in accordance with Washington County naming convention standards.
N. Grades and curves.
1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12
percent on any other street (except that local or residential access streets may have
segments with grades up to 15 percent for distances of no greater than 250 feet); and
2. Centerline radii of curves shall be as determined by the City Engineer.
The existing site has slopes that exceed 15% and the construction of streets with slopes less than
12% would result in significant more import material than would make this project feasible to
develop. The applicant has requested an allowance to increase the maximum slope of
Neighborhood Routes, like SW Woodhue Street, for limited segments of the street.
This standard will be met through the PFI permitting process.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts,
wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance
with standards specified in this chapter and Chapter 15.04, Work in the Right-of-Way,
and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with City
Engineer approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
The applicant has submitted a design exception to allow for select intersections to have one crossing
instead of two and the city has reviewed and approved this request. The narrative and preliminary
civil plan set show intent to comply with this requirement. This standard will be met through the
PFI permitting process.
P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains
or is adjacent to a railroad right-of-way, provision shall be made for a street
approximately parallel to and on each side of such right-of-way at a distance suitable for
the appropriate use of the land. The distance shall be determined with due consideration
at cross streets or the minimum distance required for approach grades and to provide
sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial
areas.
The proposed development is not adjacent to an existing railroad right-of-way. This standard is not
applicable.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an
existing or proposed arterial or collector street, the development design shall provide
adequate protection for residential properties and shall separate residential access and
through traffic, or if separation is not feasible, the design shall minimize the traffic
conflicts. The design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering
with frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess
reservation along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to 2 streets with different classifications, primary access should be
from the lower classification street.
The site does not abut an arterial or collector road. 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.
The applicant has proposed alley with a minimum width of 20 feet and located in Tract J.
Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
Prior to final plat approval, the applicant must provide evidence that the Homeowners Association
(HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place
with language in regard to the maintenance of tracts and private accesses.
This standard is met.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance
by the city, it shall be the responsibility of the developer’s registered professional land
surveyor to provide certification to the city that all boundary and interior monuments
shall be reestablished and protected.
This standard will be met through the PFI permitting process.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
2. The city shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
3. Private streets serving more than 6 dwelling units are permitted only within planned
developments, mobile home parks, cottage cluster, courtyard units, and apartment
developments.
The applicant has not proposed private streets within the development. This standard is not
applicable.
U. Railroad crossings. Where an adjacent development results in a need to install or
improve a railroad crossing, the cost for such improvements may be a condition of
development approval, or another equitable means of cost distribution shall be
determined by the public works director and approved by the commission.
The development is not adjacent to a railroad crossing. This standard is not applicable.
V. Street signs. The city shall install all street signs, relative to traffic control and street
names, as specified by the City Engineer for any development. The cost of signs shall be
the responsibility of the developer.
This standard will be met through the PFI permitting process.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with
each joint mailbox serving at least 2 dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or
development plan, and shall be approved by the City Engineer/U.S. Post Office prior
to final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by
the City Engineer/U.S. Post Office prior to final approval.
This standard will be met through the PFI permitting process.
X. Traffic signals. The location of traffic signals shall be noted on approved street plans.
Where a proposed street intersection will result in an immediate need for a traffic signal,
a signal meeting approved specifications shall be installed. The cost shall be included as
a condition of development.
New traffic signals are not proposed or deemed necessary.
Y. Street light standards. Street lights shall be installed in compliance with regulations
adopted by the city’s direction.
Prior to commencing site improvements, the applicant must provide a photometric analysis for the
review and approval. The applicant must submit plans showing the location of streetlights and the
type and color of pole and light fixture for review and approval. Photometric analysis will follow the
recommended values and requirements described in ANSI/IESNA. All public streetlights must be
PGE Option B. This standard can be met through a condition of approval.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
This standard will be met through the PFI permitting process.
AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and
within 1 year of the conditional acceptance of the roadway unless otherwise approved by
the City Engineer. The final lift shall also be placed no later than when 90 percent of the
structures in the new development are completed or 3 years from the commencement of
initial construction of the development, whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new construction roadways prior to city final
acceptance of the roadway; however, not before 90 percent of the structures in the
new development are completed unless 3 years have elapsed since initiation of
construction in the development;
4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard
specifications; and
5. No lift shall be less than 1.5 inches in thickness.
The development will require street improvements. This section is applicable. The standard will be
met through the PFI permitting process.
BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development
will create a negative traffic condition on existing neighborhood streets, such as
excessive speeding, the developer may be required to provide traffic calming measures.
These measures may be required within the development or offsite as deemed
appropriate. As an alternative, the developer may be required to deposit funds with the
city to help pay for traffic calming measures that become necessary once the
development is occupied and the City Engineer determines that the additional traffic
from the development has triggered the need for traffic calming measures. The City
Engineer will determine the amount of funds required and will collect said funds from
the developer prior to the issuance of a certificate of occupancy, or in the case of
subdivision, prior to the approval of the final plat. The funds will be held by the city for a
period of 5 years from the date of issuance of certificate of occupancy, or in the case of a
subdivision, the date of final plat approval. Any funds not used by the city within the 5-
year time period will be refunded to the developer.
The applicant has submitted a traffic study prepared by Kittleson & Associates for the proposed
development. Traffic calming is not proposed or deemed necessary for the proposed development.
CC. Traffic study.
1. A traffic study shall be required for all new or expanded uses or developments under
any of the following circumstances:
a. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
b. Trip generations from development onto the city street at the point of access and
the existing ADT fall within the following ranges:
Existing ADT ADT to be added by development
0—3,000 vpd 2,000 vpd
3,001—6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
c. If any of the following issues become evident to the City Engineer:
i. High traffic volumes on the adjacent roadway that may affect movement into
or out of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed
access drive.
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or intersections
is a potential hazard.
v. The proposal requires a conditional use permit or involves a drive-through
operation.
vi. The proposed development may result in excessive traffic volumes on
adjacent local streets.
2. In addition, a traffic study may be required for all new or expanded uses or
developments under any of the following circumstances
a. When the site is within 500 feet of an ODOT facility; or
b. Trip generation from a development adds 300 or more vehicle trips per day to an
ODOT facility; or
c. Trip generation from a development adds 50 or more peak hour trips to an
ODOT facility.
A trip generation memorandum has been prepared by Kittleson & Associates for the proposed
development (dated September 5, 2024). The trip generation calculations show that the proposed
development is expected to generate 54 trips during the morning peak hour, 71 trips during the
evening peak hour, and 735 trips during the average weekday. No consistent patterns or deficiencies
were evident at the study locations. Upon full buildout of the planned improvements, there will be
adequate bicycle and pedestrian facilities in the site vicinity to safely connect residents of the
proposed development with nearby land uses. As provided in the applicant’s traffic analysis, the
proposed development does not satisfy any of the above criteria for requiring a full traffic impact
analysis. 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.
The applicant has submitted a proposed circulation plan. The length, width, and shape of blocks has
been designed to provide adequate building sites for single-family residential dwellings with
convenient access, circulation, and control and safety of street traffic. The applicant has proposed
the extension of the existing street stub located at the northeast corner of the property a roundabout
at the northwest corner of the property.
The applicant has acknowledged that the maximum block perimeter standard in River Terrace is
1,600 feet, but due to the topography and maximum street slope requirements, a public street
running north-south in the middle of the development is not feasible. To more closely align with
this requirement, pedestrian paths are proposed in Tracts F, M, and N. The standard will be met
through the PFI permitting process.
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.
With regard to pedestrian connections, in addition to the proposed Community Trail within Tracts
D, E, H, and O and the public sidewalks throughout the site, the applicant has proposed several
pathways to provide a complete circulation system. Tracts F, M, and N contain 10-foot-wide paved
path to provide additional connections between SW Woodhue Street, Street A, and the Community
Trail. This paths will be located within a public access easement over Tracts F, M, and N, which will
be attractively landscaped to provide an enjoyable off-street alternative to the public sidewalk
system.
This standard is met.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainageway, there shall be provided a
stormwater easement or drainage right-of-way conforming substantially with the lines of
the watercourse.
B. Utility easements. A property owner proposing a development shall make arrangements
with the city, the applicable district, and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development.
The city’s standard width for public main line utility easements shall be 15 feet unless
otherwise specified by the utility company, applicable district, or City Engineer.
Easements for public utilities must be provided at the time of final plat. Proposed easements are
depicted on the attached Preliminary Plat submitted by the applicant.
Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
18.910.060 Reserved
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall
have sidewalks meeting city standards along at least one side of the street. All other
public and private streets shall have sidewalks meeting city standards along both sides
of the street. A development may be approved if an adjoining street has sidewalks on the
side adjoining the development, even if no sidewalk exists on the other side of the street.
The preliminary site plan shows sidewalk improvements along the development frontage and the
new public streets in accordance with the standards of this chapter.
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 traffic study memorandum prepared for the proposed development identifies that the
development will not result in greater than 1,000 vehicle trips per day. The pedestrian circulation
system has been designed to provide safe and direct connections to neighborhood activity centers in
the area. Sidewalks connect west through the site, linking this development to the existing
neighborhood to the west. This standard is met.
C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist
on predominant portions of the street; it would conflict with the utilities; there are
significant natural features (large trees, water features, significant habitat areas, etc.)
that would be destroyed if the sidewalk were located as required; or where there are
existing structures in close proximity to the street (15 feet or less) or where the standards
in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter
strip requirement may be given on a case-by-case basis if a property abuts more than
one street frontage.
The preliminary site plan shows the planter strip requirements are met for the frontage
improvements and for the new public street improvements. This standard is met.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
The property owner will take full responsibility for the maintenance of sidewalks, curbs, and planter
strips.
E. Application for permit and inspection. Separate street opening permits are required for
sidewalk segments that are not part of a current subdivision approval:
1. An occupancy permit shall not be issued for a development until the provisions of
this section are satisfied.
2. The City Engineer may issue a permit and certificate allowing temporary
noncompliance with the provisions of this section to the owner, builder or contractor
when, in his or her opinion, the construction of the sidewalk is impractical for one or
more of the following reasons:
a. Sidewalk grades have not and cannot be established for the property in question
within a reasonable length of time;
b. Forthcoming installation of public utilities or street paving would be likely to
cause severe damage to the new sidewalk;
c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides
of the street; or
d. Topography or elevation of the sidewalk base area makes construction of a
sidewalk impractical or economically infeasible
3. The City Engineer shall inspect the construction of sidewalks for compliance with
the provision set forth in the standard specifications manual.
Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI)
Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities
and any other work in the public right-of-way. A digital set of detailed public improvement plans
must be submitted for review to the Engineering Department. An Engineering cost estimate of
improvements associated with public infrastructures including but not limited to street, street
grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and
franchise utilities are required at the time of PFI Permit submittal. When the water system is under
the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as
a separate line item from the total cost estimate. NOTE: these plans are in addition to any drawings
required by the Building Division and should only include sheets relevant to public improvements.
Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement
Design Standards, which are available at City Hall and the City’s web page (www.tigard-or.gov).
F. Council initiation of construction. In the event one or more of the following situations
are found by the council to exist, the council may adopt a resolution to initiate
construction of a sidewalk in accordance with city ordinances:
1. A safety hazard exists for children walking to or from school and sidewalks are
necessary to eliminate the hazard;
2. A safety hazard exists for pedestrians walking to or from a public building,
commercial area, place of assembly or other general pedestrian traffic, and sidewalks
are necessary to eliminate the hazard;
3. Fifty percent or more of the area in a given block has been improved by the
construction of dwellings, multiple dwellings, commercial buildings or public
buildings or parks; and
4. A criterion which allowed noncompliance under this chapter no longer exists and a
sidewalk could be constructed in compliance with city standards.
The above-described situations have not been found by the council to exist. This standard does not
apply.
18.910.080 Public Use Areas
A. Dedication requirements.
1. Where a proposed park, playground, or other public use shown in a development
plan adopted by the city is located in whole or in part in a subdivision, the
commission may require the dedication or reservation of such area within the
subdivision, provided that the reservation or dedication is roughly proportional to the
impact of the subdivision on the park system.
2. Where considered desirable by the commission in compliance with adopted
comprehensive plan policies, and where a development plan of the city does not
indicate proposed public use areas, the commission may require the dedication or
reservation of areas within the subdivision or sites of a character, extent and location
suitable for the development of parks or other public use, provided that the
reservation or dedication is roughly proportional to the impact of the subdivision on
the park system.
B. Acquisition by public agency. If the developer is required to reserve land area for a park,
playground, or other public use, such land shall be acquired by the appropriate public
agency within 18 months following plat approval, at a price agreed upon prior to
approval of the plat, or such reservation shall be released to the subdivider.
As shown on the attached Preliminary Plat, the proposed development includes open space tracts
and a trail corridor. The applicant understands that the commission may require the dedication or
reservation of such areas within the subdivision. A small park is proposed in Tract C, but due to the
size and location, the city is not interested in adopting this as a public park.
18.910.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in compliance with Clean Water Services
requirements and the comprehensive plan.
B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and
proposed systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as projected by the comprehensive plan.
D. Permits denied. Development permits may be restricted by the approval authority where
a deficiency exists in the existing sewer system or portion thereof which cannot be
rectified within the development and which if not rectified will result in a threat to public
health or safety, surcharging of existing mains, or violations of state or federal standards
pertaining to operation of the sewage treatment system.
The Preliminary Sanitary Plan shows the proposed improvements to sanitary sewer. The proposed
sanitary sewer system has been designed to accommodate additional development within the area.
Sanitary lines will be provided within local streets in the site and will connect to the existing sanitary
sewer lines. Sanitary lines must be extended to the project boundary and demonstrate that they have
sufficient depth to service adjacent properties.
Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit
showing the proposed sanitary sewer system and associated facilities to be designed and constructed
in accordance with the City of Tigard and CWS Design and Construction Standards.
Prior to final plat approval, the proposed sanitary sewer system and associated facilities must be
constructed, completed, and/or satisfied. The applicant must obtain conditional acceptance from
the City and provide a two-year maintenance assurance for said improvements.
No oversizing of sanitary sewer is proposed or deemed necessary.
18.910.100 Storm Drainage
A. General provisions. The Director and City Engineer shall issue a development permit
only where adequate provisions for stormwater and floodwater runoff have been made,
and:
1. The storm water drainage system shall be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
The applicant submitted preliminary plans that comply with these requirements.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of such watercourse and such further width as
will be adequate for conveyance and maintenance.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area,
whether inside or outside the development, and the City Engineer shall approve the
necessary size of the facility, based on Clean Water Services requirements.
D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the director and engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until
provisions have been made for storage of additional runoff caused by the development in
compliance with Clean Water Services requirements.
The attached Preliminary Storm Plan shows the proposed storm drainage system. As described
within the Preliminary Storm Drainage Report submitted with the application, impervious surfaces
will be created as a result of public and private streets and sidewalks along with the eventual homes
and driveways.
Public utilities will be extended throughout the site for use by the proposed lots. Flows generated by
the site will be conveyed to a new stormwater facility located in the southwest corner of the site.
The treated runoff will then be conveyed south along SW April Lane to a culvert located north of
SW Beef Bend Road.
The design of the stormwater facility accounts for this development’s impervious area. Outlook at
River Terrace’s Water Quality & Detention Analysis dated September 5, 2024 shows in Table 1 the
impervious areas that will be running through their stormwater facility. In that table, it assumes 7.48
acres of undeveloped area will come from the north, labeled “Undeveloped Shed Area”. The
impacts on wetland areas have triggered SLOPES V stormwater management requirements that
exceeds those of CWS and the City of Tigard. In addition, the Overlook at River Terrace storm
drainage report was analyzed using the TRUST model which meets Hydromodification standards.
Prior to commencing any site work, the applicant must submit site plans and a final storm drainage
report as part of the PFI Permit indicating how run-off generated by the development will be
collected, conveyed, treated and detained for review and approval. The storm drainage report must
be prepared and include a maintenance plan in accordance with CWS Design and Construction
Standards and the City of Tigard Standards.
Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the
City of Tigard for review. The City will forward plans to CWS after preliminary review.
Prior to commencing any site work, the applicant must provide a performance bond for all
stormwater treatment facilities associated with the development.
Prior to final plat, all public stormwater drainage systems, including water quality and detention
facilities, must be constructed, completed, and/or satisfied.
18.910.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes and
where identified on the city’s adopted bicycle plan in the transportation system plan
(TSP). Bike lane requirements along collectors within the downtown urban renewal
district shall be determined by the City Engineer unless specified in Table 18.910.1.
2. Developments adjoining proposed bikeways identified on the city’s adopted
pedestrian/bikeway plan shall include provisions for the future extension of such
bikeways through the dedication of easements or rights-of-way, provided such
dedication is directly related to and roughly proportional to the impact of the
development.
3. Any new street improvement project shall include bicycle lanes as required in this
chapter and on the adopted bicycle plan.
B. Cost of construction. Development permits issued for planned developments,
conditional use permits, subdivisions and other developments which will principally
benefit from such bikeways shall be conditioned to include the cost or construction of
bikeway improvements in an amount roughly proportional to the impact of the
development.
C. Minimum width.
1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane.
2. The minimum width for multi-use paths separated from the road and classified as
regional or community trails in the Greenway Trail System Master Plan is 10 feet.
The width may be reduced to 8 feet if there are environmental or other constraints.
3. The minimum width for off-street paths classified as neighborhood trails, according
to the Greenway Trail System Master Plan, is 3 feet.
4. Design standards for bike and pedestrian-ways shall be determined by the City
Engineer.
The City’s TSP identifies bike lanes along SW Woodhue Street, consistent with the collector street
section. The required street improvements will include bike lanes consistent with the City’s TSP.
The proposed street sections including bike lane width can be seen on the applicant’s Circulation
Plan. Additionally, the development includes a section of the River Terrace Trail that is stubbed out
to the western edge of River Terrace Crossing. Street improvements will comply with city design
standards.
18.910.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities shall
be placed underground, except for surface mounted transformers, surface mounted
connection boxes and meter cabinets which may be placed above ground, temporary
utility service facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to
provide the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground
utility facilities, and
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the City Engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development
is proposed to take place on a street where existing utilities which are not
underground will serve the development and the approval authority determines that
the cost and technical difficulty of under-grounding the utilities outweighs the
benefit of undergrounding in conjunction with the development. The determination
shall be on a case-by-case basis. The most common, but not the only, such situation
is a short frontage development for which undergrounding would result in the
placement of additional poles, rather than the removal of above-ground utilities
facilities.
2. An applicant for a development which is served by utilities which are not
underground and which are located across a public right-of-way from the applicant’s
property shall pay the fee in-lieu of undergrounding.
3. Properties within the MU-CBD zone shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing
utility lines. All new utility lines shall be placed underground.
D. Fee in-lieu of undergrounding.
1. The City Engineer shall establish utility service areas in the city. All development
which occurs within a utility service area shall pay a fee in-lieu of undergrounding for
utilities if the development does not provide underground utilities, unless exempted
by this chapter.
2. The City Engineer shall establish the fee by utility service area which shall be
determined based upon the estimated cost to underground utilities within each
service area. The total estimated cost for undergrounding in a service area shall be
allocated on a front-foot basis to each party within the service area. The fee due from
any developer shall be calculated based on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the
undergrounding of existing overhead utilities. The City Engineer shall determine the
amount of the credit, after review of cost information submitted by the applicant with
the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities
within the city at large. The City Engineer shall prepare and maintain a list of
proposed undergrounding projects which may be funded with the fees collected by
the city. The list shall indicate the estimated timing and cost of each project. The list
shall be submitted to the city council for their review and approval annually.
All utility lines including, but not limited to those required for electric, communication, lighting and
cable television services and related facilities will be placed underground in the proposed
development. The attached preliminary utility plans in show proposed underground utilities facilities
in accordance with the standards of this section, as needed for the subject site. The applicant does
not seek an exemption or fee in-lieu for undergrounding utilities.
Prior to final plat approval, all existing and proposed utilities must be placed underground.
A fee-in-lieu of undergrounding is not proposed or required.
18.910.130 Cash or Bond Required
A. Guarantee. All improvements installed by the developer shall be guaranteed as to
workmanship and material for a period of 1 year following acceptance by the city
council.
B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the
amount of the value of the improvements as set by the City Engineer.
C. Compliance requirements. The cash or bond shall comply with the terms and conditions
of Section 18.830.070.
Prior to 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 plat, all improvements associated with public infrastructure including but not limited to
street improvement under the City of Tigard jurisdiction must be constructed, completed and/or
satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year
maintenance assurance for said improvements.
Prior to final plat, all public utility facilities including but not limited to storm drainage, water quality
and quantity, sanitary sewer, water, gas, electrical, communication, and wireless must be completed.
Private storm water quality and quantity facilities must be provided with two years of maintenance
and entered into a stormwater maintenance agreement with the City.
Prior to final plat approval, the applicant must provide evidence that the Homeowners Association
(HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place
with language in regard to the maintenance of tracts and private accesses.
18.910.140 Monuments—Replacement Required
Any monuments that are disturbed before all improvements are completed by the subdivider
shall be replaced prior to final acceptance of the improvements.
This standard is met through the PFI permitting process.
Prior to final plat approval, the final plat must contain State Plane Coordinates on two monuments
with a tie to the City’s global positioning system geodetic control network (GC 22). These
monuments must be on the same line and must be of the same precision as required for the
subdivision plat boundary. Along with the coordinates, the plat must contain the scale factor to
convert ground measurements to grid measurements and the angle from north to grid north. These
coordinates can be established by; GPS tie networked to the City’s GPS survey or by random
traverse using conventional survey methods.
Prior to final plat approval, the applicant must submit for City review digital copies of the final plat
prepared by a land surveyor licensed to practice in Oregon, pay the final plat fee, and any other
necessary data or narrative. The final plat and data or narrative must be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the
City of Tigard. Final plat will include signature lines for the City Engineer and Community
Development Director. Note: Washington County will not begin their review of the final plat until
they receive notice from the Engineering Department indicating that the City has reviewed the final
plat and submitted comments to the Applicant’s surveyor. After the City and County have reviewed
the final plat, the applicant must submit one copy of the final plat, for City Engineer and
Community Development Director signatures.
18.910.150 Installation Prerequisite
A. Approval required. No public improvements, including sanitary sewers, storm sewers,
streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after
the plans have been approved by the city, permit fee paid, and permit issued.
B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the
city for construction and other services in connection with the improvement. The permit
fee shall be set by council resolution.
This standard is met through the PFI permitting process.
18.910.160 Reserved
18.910.170 Plan Check
A. Submittal requirements. Work shall not begin until construction plans and construction
estimates have been submitted and checked for adequacy and approved by the City
Engineer in writing. The developer can obtain detailed information about submittal
requirements from the City Engineer.
B. Compliance. All such plans shall be prepared in compliance with requirements of the
city.
This standard is met through the PFI permitting process.
18.910.180 Notice to City
A. Commencement. Work shall not begin until the city has been notified in advance.
B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city
is notified.
This standard is met through the PFI permitting process.
18.910.190 City Inspection of Improvements
Improvements shall be constructed under the inspection and to the satisfaction of the city.
The city may require changes in typical sections and details if unusual conditions arising
during construction warrant such changes in the public interest.
This standard is met through the PFI permitting process.
18.910.200 Engineer’s Written Certification Required
The developer’s engineer shall provide written certification of a form provided by the city
that all improvements, workmanship, and materials are in accord with current and standard
engineering and construction practices, and are of high grade, prior to city acceptance of
the subdivision’s improvements or any portion thereof for operation and maintenance.
This standard is met through the PFI permitting process.
CHAPTER 18.920
ACCESS, EGRESS, AND CIRCULATION
18.920.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of access
and egress provided in this chapter are continuing requirements for the use of any structure
or lot of real property in the city.
The applicant has acknowledged that the provisions and maintenance of access and egress provided
in this chapter are the continuing obligation of the property owner.
B. Access plan requirements. A plan demonstrating compliance with the access, egress,
and circulation requirements of this Chapter must be provided prior to any land use
approval or development permit issuance.
The applicant has submitted a preliminary civil plan containing proposed access, egress and
circulation routes through the site. See findings in Section 18.920.030.I.
C. Joint access. Owners of two or more uses, structures, or lots of land may agree to
utilize jointly the same access and egress when the combined access and egress of all uses,
structures, or units of land meets the combined requirements of this chapter, provided:
1. Satisfactory legal evidence must be presented in the form of deeds, easements,
leases, or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases, or contracts are placed on permanent
file with the city.
The applicant has proposed access via public streets and private alleys, but will not include any
common driveways. The preliminary plans show the applicant’s proposed access is in preliminary
compliance with Subsections 18.920.030.H, I, and J.
Prior to commencing any site work, the applicant must submit all public utility easements, public
access easements and maintenance agreements for review and approval.
Prior to final plat approval, the applicant must record all public utility easements, public access
easements and maintenance agreements with Washington County and provide a recorded copy to
the City.
Through the conditions of approval, this standard is met.
D. Public street access. All vehicular access and egress as required in Subsections
18.920.030.H, I and J must connect directly with a public or private street approved by the
city for public use and must be maintained at the required standards on a continuous basis.
As shown in the preliminary site plan, vehicular access for all lots will be via public stree t or private
alley. This standard is met.
E. Surfacing. Driveways and drive aisles must be paved with a dust-free, hard-surfaced
material, or utilize a turf grid or open joint pavers.
As shown on the preliminary civil plan, the proposed driveways and drive aisles are paved. This
standard is met is met through the PFI permitting process.
F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.O.
See findings in Subsection 18.910.030.O.
G. Pedestrian access. Paths for pedestrian access and circulation are required to, through,
and sometimes between development sites. Path standards are provided in 18.200
Residential Development Standards, 18.300 Nonresidential Development Standards, and
Chapter 18.410, Off-Street Parking and Loading. Additional standards may also apply if the
site is located in a plan district.
The applicant has provided a Circulation Plan that demonstrates complaicne with the path standards
section 18.200, 18.410, and 18.640. This standard is met is met through the PFI permitting process.
H. Inadequate or hazardous access.
1. Applications for development permits will be referred to the Director for
review when, in the opinion of the Director, the access proposed:
a. Would cause or increase existing hazardous traffic conditions; or
b. Would provide inadequate access for emergency vehicles; or
c. Would in any other way cause hazardous conditions to exist that would
constitute a clear and present danger to the public health, safety, and general
welfare.
2. Direct individual access to arterial or collector streets from single detached
house lots is discouraged. Direct access to collector or arterial streets will be
considered only if there is no practical alternative way to access the site. If direct
access is allowed by the city, the applicant will be required to mitigate for any
safety or neighborhood traffic management (NTM) impacts deemed applicable by
the City Engineer. This may include, but will not be limited to, the construction of
a vehicle turnaround on the site to eliminate the need for a vehicle to back out
onto the roadway.
3. The design of the service drive or drives must not require or facilitate the
backward movement or other maneuvering of a vehicle within a street, other than
an alley. Single detached houses are exempt from this requirement.
The development application does not propose inadequate or hazardous access. The applicant has
not proposed direct access to arterial or collector streets from single detached lots. Single
detached homes are exempted from the Section 3 requirements and row homes will access
public streets via private alleys. This standard is met.
I. Access management.
1. An access report must be submitted with all new development that verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance,
and deceleration standards as set by ODOT, Washington County, the city, and
AASHTO (depending on jurisdiction of facility).
2. Driveways must not be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback
from a collector or arterial street intersection is 150 feet, measured from the right-of-
way line of the intersecting street to the throat of the proposed driveway. The setback
may be greater depending upon the influence area, as determined from City
Engineer review of a traffic impact report submitted by the applicant’s traffic
engineer. In a case where a development has less than 150 feet of street frontage, the
applicant must explore any option for shared access with the adjacent lot. If shared
access is not possible or practicable, the driveway must be placed as far from the
intersection as possible.
3. The minimum spacing of driveways and streets along a collector is 200 feet. The
minimum spacing of driveways and streets along an arterial is 600 feet.
4. The minimum spacing of local streets along a local street is 125 feet.
Preliminary civil plans have been submitted by the applicant to demonstrate preliminary compliance
with the access, egress and circulation requirements of this chapter. Access for each of the proposed
lots is planned from local internal streets and not within the influence area of a collector or arterial
street. This standard is met.
J. Minimum access requirements for residential uses.
1. Vehicular access and egress for residential uses must comply with the
standards provided in Table 18.920.1.
2. Vehicular access to apartment structures must be within 50 feet of the first-
story entrance or the first-story landing of a stairway, ramp, or elevator leading to
the dwelling units.
3. Private residential access drives must be provided and maintained in
compliance with the Oregon Fire Code.
4. Access drives in excess of 150 feet in length must be provided with approved
provisions for the turning around of fire apparatus by one of the following:
a. A circular, paved surface having a minimum turn radius measured from
center point to outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the
hammerhead having a minimum depth of 40 feet and a minimum width of 20
feet;
c. The maximum cross slope of a required turnaround is 5 percent.
5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a
distance of at least 30 feet), may be required so as to reduce the need for excessive
vehicular backing motions in situations where two vehicles traveling in opposite
directions meet on driveways in excess of 200 feet in length.
6. Where allowed, minimum width for driveway approaches to arterials or
collector streets must be at least 20 feet so as to avoid traffic turning from the street
having to wait for traffic exiting the site.
As shown in the preliminary plans, each of the proposed lots can accommodate a minimum 10-foot-
wide driveway. The applicant has not proposed apartments with this application. Driveway access
shall comply with all application provisions of Oregon Fire Code. The application does not include
an access drive in excess of 150 feet. As shown in the preliminary plans, access for all of the lots are
planned from local streets, not collectors or arterials. This standard is met.
K. Minimum access requirements for nonresidential uses.
1. Vehicle access, egress, and circulation for nonresidential uses must comply
with the standards provided in Table 18.920.2.
2. Vehicular access must be provided to nonresidential uses, and be located
within 50 feet of the primary first-story entrances;
3. Additional requirements for truck traffic may be imposed through conditions
of approval of a land use application.
The proposed development is not a nonresidential use. This standard is not applicable.
L. One-way vehicular access points. Where a proposed parking facility indicates only one-
way traffic flow on the site, it must be accommodated by a specific driveway serving the
facility; the entrance drive must be situated closest to oncoming traffic and the exit drive
must be situated farthest from oncoming traffic.
This standard is not applicable. The applicant has not proposed a parking facility.
M. Director’s authority to restrict access. The Director has the authority to restrict access
when the need to do so is dictated by one or more of the following conditions:
1. To provide for increased traffic movement on congested streets and to
eliminate turning movement problems, the Director may restrict the location of
driveways on streets and require the location of driveways be placed on adjacent
streets, upon the finding that the proposed access would:
a. Cause or increase existing hazardous traffic conditions; or
b. Provide inadequate access for emergency vehicles; or
c. Cause hazardous conditions to exist that would constitute a clear and
present danger to the public health, safety, and general welfare.
2. To eliminate the need to use public streets for movements between
commercial or industrial uses, parking areas must be designed to connect with
parking areas on adjacent properties unless not feasible. The Director may require
access easements between properties where necessary to provide for parking area
connections.
3. To facilitate pedestrian and bicycle traffic, access and parking area plans
must provide efficient sidewalk or pathway connections, as feasible, between
neighboring developments or land uses. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28
§1; Ord. 18-23 §2; Ord. 17-22 §2)
The Director has not determined a need to restrict access based on the conditions outlined above.
This standard is not applicable.
CHAPTER 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.
B. When site development review is not required. Where the provisions of Chapter 18.780,
Site Development Review, do not apply, the approval authority will approve, approve with
conditions, or deny a plan submitted under the provisions of this chapter through a Type I
procedure, as provided in Section 18.710.050, using the standards in this chapter. (Ord. 18-23
§2; Ord. 17-22 §2)
This section is applicable. The provisions of this chapter apply to all proposed development.
18.930.030 Vision Clearance Requirements
A. At corners. Except within the MU-CBD zone, a vision clearance area must be
maintained on the corners of all property adjacent to the intersection of two streets, a street
and a railroad, or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area must be maintained free of vehicles,
hedges, plantings, fences, wall structures, and temporary or permanent obstructions (except
for an occasional utility pole or tree), exceeding 3 feet in height, measured from the top of
the curb, or where no curb exists, from the street center line grade. Trees exceeding 3 feet in
height may be located in this area, provided all branches below 8 feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve
conditions contribute to the obstruction of clear vision areas at a street or driveway
intersection, hedges, plantings, fences, walls, wall structures, and temporary or permanent
obstructions must be further reduced in height or eliminated to comply with the intent of
the required clear vision area. (Ord. 18-23 §2; Ord. 17-22 §2)
The vision clearance requirements of this chapter are applicable. See findings in 18.930.040.
18.930.040 Computations
A. Arterial streets. The vision clearance area is not less than 35 feet on each side of the
intersection.
B. Non-arterial streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of 2 non-arterial
streets, a non-arterial street and a driveway, and a non-arterial street or driveway and
railroad where at least 1 of the streets or driveways is 24 feet or more in width, the
vision clearance area is a triangle formed by the right-of-way or property lines along
such lots and a straight line joining the right-of-way or property line at points that are
30 feet distance from the intersection of the right-of-way line and measured along such
lines. See Figure 18.930.1.
2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial
streets, a non-arterial street and a driveway, and a non-arterial street or driveway and
railroad where both streets or driveways are less than 24 feet in width, the vision
clearance area is a triangle whose base extends 30 feet along the street right-of-way
line in both directions from the centerline of the accessway at the front setback line of
single detached houses, and 30 feet back from the property line on all other types of
uses. (Ord. 18-23 §2; Ord. 17-22 §2)
The proposed development has frontage on a non-arterial street. This standard is applicable.
Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance
Certification for review and approval.
Prior to final plat approval, the applicant must submit a Final Sight Distance Certification for review
and approval. Through the conditions of approval, this standard is met.
ADDITIONAL CITY OR AGENCY COMMENTS:
Easements:
Prior to commencing any site work, the applicant must submit all public utility easements, joint
access easements, public access easements and maintenance agreements for review and approval.
Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County and
provide a recorded copy to the City.
Prior to final plat approval, the applicant must provide evidence that the Homeowners Association
(HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place
with language in regard to the maintenance of tracts and private accesses.
Fire and Life Safety:
Prior to commencing any site work, the applicant must provide written approval from TVF&R for
fire flow, hydrant placement, and emergency vehicular access and turn around.
Public Water System:
The existing public water mains surrounding the proposed development are under the jurisdiction of
the City of Tigard. Prior to commencing any site work, the applicant must submit site plans as part
of the PFI Permit showing all proposed and/or extensions of public water lines, hydrants and water
services to be designed in accordance with the City of Tigard Standards for review and approval.
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design
and Construction which require the construction of on-site water quality facilities. In addition, a
maintenance plan must be submitted indicating the frequency and method to be used in keeping the
facility maintained through the year.
Prior to commencing site improvements, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI permit. Plans must be submitted to the city
for review. The city will forward plans to CWS after preliminary review.
Grading and Erosion Control:
Clean Water Services Design and Construction Standards also regulate erosion control to reduce the
amount of sediment and other pollutants reaching the public storm and surface water system
resulting from development, construction, grading, excavating, clearing, and any other activity which
accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion
control plan for review and approval. The plan must comply to the "CWS Erosion Prevention and
Sediment Control Design and Planning Manual” (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. Prior to commencing any site improvements, the applicant
must obtain a NPDES permit.
Prior to commencing any site improvements, the applicant must submit a final grading plan the
existing and proposed contours. The plan must detail the provisions for surface drainage of all lots
and show that they will be graded to ensure that surface drainage is directed to the street or a public
storm drainage system approved by the Engineering Department. For situations where the back
portions of lots drain away from a street and toward adjacent lots, appropriate private storm
drainage lines must be provided to sufficiently contain and convey runoff from each lot.
The design engineer must also indicate, on the grading plan, which lots will have natural slopes
between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20
percent. This information will be necessary in determining if special grading inspections and permits
will be necessary when the lots develop.
Address Assignments:
The City of Tigard is responsible for the approval of new street names and assigning addresses for
parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718-
2678 to ensure new addresses are assigned. Prior to permit submittal, the applicant must pay the
addressing fee. The address fee will be assessed in accordance with the current Master Fee
Schedule.
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT
SUBMITTAL:
1. Prior to permit submittal, the applicant must submit an Autocad file of proposed street
names and assignment of addresses and pay the address fee. Contact Oscar Contreras at
503-718-2678 for the submission of the Autocad file. The address fee will be assessed in
accordance with the current Master Fee Schedule.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant must prepare a cover letter and submit it, along with any supporting
documents or plans that address the following requirements to the ENGINEERING
DIVISION, ATTN: Buck Smith, Principal Engineer at (971) 413-9649 or
buck.smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the
required information is found:
2. Improvements associated with public infrastructure must be designed in accordance with the
following codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• Tigard Community Development Codes, Municipal Codes
• Tualatin Valley Fire and Rescue (TVF&R) Fire Codes
• Other applicable County, State, and Federal Codes and Standard Guidelines
3. Improvements associated with public infrastructure are subject to the City Engineer’s review,
modification, and approval prior to the applicant receiving a Public Facility Improvement (PFI)
permit and commencing any site work.
4. Prior to commencing any site work, the applicant must submit a Public Facility
Improvement (PFI) permit to cover all improvements associated with public infrastructure.
A digital set of detailed public improvement plans must be submitted for review to the
Engineering Department. An engineering cost estimate of improvements associated with
public infrastructure (including but not limited to: streets, grading, public utilities,
stormwater facilities, streetlights, and franchise utilities) is 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 improvements must be listed as a separate line item from the total
engineering cost estimate. NOTE: these plans are in addition to any drawings required by
the Building Division and should only include sheets relevant to improvement associated
with public infrastructure. PFI permit plans must conform to City of Tigard Public
Improvement Design Standards, which are available at City Hall and the City’s web page
(www.tigard-or.gov).
5. Prior to commencing site improvements, the Applicant must submit plans showing the
following required street improvements to Engineering for review and approval:
SW Woodhue Street (Neighborhood Route):
o 58’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
o Min. 24’ paved access from the existing section of SW Woodhue St
SW 161st Avenue (Street D, Neighborhood Route):
o 58’ right-of-way dedication
o 36’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Street A (Local Route, skinny street):
o 50’ right-of-way dedication
o 28’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Streets B and C (Local Route):
o 54’ right-of-way dedication
o 32’ paved width
o 0.5’ curb
o 5’ planter strip
o 5’ sidewalk
o 0.5’ public access behind sidewalk
o 8’ public utility easement across road frontage, outside of right-of-way
Private Alley:
o Must be contained in a tract not less than 20 feet wide
o Demonstrate adequate turning radius at each alley
Private Paths, Tracts I and S (Pedestrian Access):
o 10-foot-wide sidewalk contained in a tract no less than 15 feet wide
River Terrace Trail, Tracts D, H, and M (Bike/Pedestrian Access):
o 12-foot-wide sidewalk contained in a tract no less than 20 feet wide
6. Prior to commencing any site work, the applicant must submit the exact legal name, address
and telephone number of the individual or corporate entity who will be designated as the
“Permittee”, and who will provide the financial assurance for the public improvements. Specify
if the entity is a corporation, limited partnership, LLC, etc. and the state within which the entity
is incorporated and provide the name of the corporate contact person. Failure to provide
accurate information will delay processing of project documents.
7. Prior to commencing any site work, the applicant must provide a construction vehicle access
and parking plan for approval by the City Engineer. The purpose of this plan is for parking
and traffic control during the public improvement construction phase. All construction
vehicle parking must be provided onsite. No construction vehicles or equipment will be
permitted to park on the adjoining residential public streets. Construction vehicles include
the vehicles of any contractor or subcontractor involved in the construction of site
improvements or buildings proposed by this application and must include the vehicles of all
suppliers and employees associated with the project.
8. Prior to commencing site improvements, the applicant must provide a photometric analysis for
the review and approval. The applicant must submit plans showing the location of streetlights
and the type and color of pole and light fixture for review and approval. Photometric analysis
will follow the recommended values and requirements described in ANSI/IESNA. All public
streetlights must be PGE Option B.
9. Prior to commencing any site work, the applicant must submit site plans and a final storm
drainage report as part of the PFI Permit indicating how run-off generated by the development
will be collected, conveyed, treated and detained for review and approval. The storm drainage
report must be prepared and include a maintenance plan in accordance with CWS Design and
Construction Standards, the River Terrace Stormwater Infrastructure Master Plan and City of
Tigard Standards.
10. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to
the City of Tigard for review. The City will forward plans to CWS after preliminary review.
11. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing the proposed sanitary sewer system and associated facilities to be designed and
constructed in accordance with the City of Tigard River Terrace Sanitary Sewer Infrastructure
Master Plan and CWS Design and Construction Standards.
12. Prior to commencing any site work, the applicant must submit site plans as part of the PFI
Permit showing all proposed and/or extensions of public water lines, hydrants and water
services to be designed in accordance with the City of Tigard Standards and the River Terrace
Water Infrastructure Master Plan for review and approval.
13. Prior to commencing any site work, the applicant must provide written approval from
TVF&R for fire flow, hydrant placement, and emergency vehicular access and turn around.
14. Prior to commencing any site work, the applicant must submit all public utility easements,
joint access 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 as
part of the PFI Permit. The plan must conform to the "CWS Erosion Prevention and
Sediment Control Design and Planning Manual” (current edition).
16. Prior to commencing any site work, the applicant must submit a final grading plan showing
the existing and proposed contours. The plan must detail the provisions for surface drainage
of all lots and show that they will be graded to ensure that surface drainage is directed to the
street or a public storm drainage system approved by the Engineering Division. The design
engineer must indicate, on the grading plan, which lots will have natural slopes between 10
percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent.
This information will be necessary in determining if special grading inspections and/or
permits will be necessary.
17. 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.
18. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance
Certification for review and approval.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO FINAL PLAT APPROVAL:
The applicant must prepare a cover letter and submit it, along with any supporting
documents or plans that address the following requirements to the ENGINEERING
DIVISION, ATTN: Buck Smith, Principal Engineer at (971) 413-9649 or
buck.smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the
required information is found:
19. Prior to final plat approval, all improvements associated with public infrastructure including but
not limited to street improvement under the City of Tigard jurisdiction must be constructed,
completed and/or satisfied. The Applicant must obtain conditional acceptance from the City
and provide a two-year maintenance assurance for said improvements.
20. Prior to final plat approval, all public utility facilities including but not limited to storm drainage,
water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless
must be completed. Private storm water quality and quantity facilities must be provided with
two years of maintenance and entered into a stormwater maintenance agreement with the City.
21. Prior to final plat approval, the final plat must contain State Plane Coordinates on two
monuments with a tie to the City’s global positioning system geodetic control network (GC
22). These monuments must be on the same line and must be of the same precision as
required for the subdivision plat boundary. Along with the coordinates, the plat must
contain the scale factor to convert ground measurements to grid measurements and the
angle from north to grid north. These coordinates can be established by; GPS tie networked
to the City’s GPS survey or by random traverse using conventional survey methods.
22. Prior to final plat approval, the applicant must submit for City review digital copies of the
final plat prepared by a land surveyor licensed to practice in Oregon, pay the final plat fee,
and any other necessary data or narrative. The final plat and data or narrative must be drawn
to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard. Final plat will include signature lines for the
City Engineer and Community Development Director. Note: Washington County will not
begin their review of the final plat until they receive notice from the Engineering
Department indicating that the City has reviewed the final plat and submitted comments to
the Applicant’s surveyor. After the City and County have reviewed the final plat, the
applicant must submit one copy of the final plat, for City Engineer and Community
Development Director signatures.
23. Prior to final plat approval, the applicant must record all public utility easements, joint access
easements, public access easements and maintenance agreements with Washington County
and provide a recorded copy to the City.
24. Prior to final plat approval, the applicant must submit the Final Sight Distance Certification
for review and approval.
25. Prior to final plat approval, the applicant must place all existing and proposed utilities
underground.
26. Prior to final plat approval, the applicant must provide evidence that the Homeowners
Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R)
document is in place with language in regard to the maintenance of tracts and private
accesses.