HomeMy WebLinkAboutSDR2023-00005 Decision Final NOTICE OF TYPE I DECISION
SITE DEVELOPMENT REVIEW 7119
SDR2023-00005 EDGEWOOD COTTAGE CLUSTER TIGARD
120 DAYS = 6/15/2024
SECTION I.APPLICATION SUMMARY
FILE NAME: EDGEWOOD COTTAGE CLUSTER
CASE NO.: SITE DEVELOPMENT REVIEW (SDR) SDR2023-00005
PROPOSAL: The applicant is requesting approval to construct a 20-unit cottage cluster
development using the alternative standards of 18.240.060 and the
discretionary Type II approval process. The proposal also includes a surface
parking lot,landscaping,and other associated site improvements.
APPLICANT: Crosswater Development LLC
Ross Masters
14976 SW 141St Avenue
Tigard,OR 97223
APPLICANT'S
REP.: Mark Dane Planning Inc.
Mark Dane
825 SE 32nd Avenue
Portland OR 97214
OWNER: Jason and Jodi Snider
15588 SW 76th Avenue
Tigard, OR 97224
LOCATION: 9270 SW Edgewood Street;WCTM 2S102DC Tax Lot 01800
COMPREHENSIVE
PLAN
DESIGNATION: Low-Density Residential
ZONE: RES-B
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.110, 18.210, 18.240, 18.410,
18.420, 18.780, 18.910, 18.920,and 18.930.
NOTICE OF DECISION
SDR2023-00005 EDGEWOOD COTTAGES PAGE 1 OF 48
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to conditions of approval. The findings and conclusions on
which the decision is based are provided in Sections V and VI.
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT
SUBMITTAL:
1. Prior to building permit submittal,the applicant must submit an application for approval of
street names or addresses and must pay the addressing fee.The address fee must be assessed in
accordance with the current Master Fee Schedule. Contact Oscar Contreras with Engineering
Division at 503-718-2678 or OscarC@Tigard-or.gov.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements to the PLANNING DIVISION,ATTN:Agnes
Lindor (503)718-2429 or AgnesLgu,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
compliance/non-compliance with the Urban Forestry Plan, and send written verification with a
signature of approval directly to the project planner within one week of the site inspection.
4. Prior to commencing any site work, the applicant must provide a tree establishment bond that
meets the requirements of the Urban Forestry Manual,Section 11,Part 2.
5. Prior to commencing any site work, the applicant must provide a fee to cover the city's cost of
collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry
Manual,Section 11,Part 3).
6. Prior to commencing any site work,the applicant must submit a plan showing the transformer is
screened to the S-1 standard,as required by Section 18.240.060.J.
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements to the ENGINEERING DIVISION,ATTN:
Buck Smith, Principal Engineer at Buck.Smith@u,tigard-or.gov. The cover letter must clearly
identify where in the submittal the required information is found:
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 2 OF 48
7. Improvements associated with public infrastructure including street and right-of-way
dedication,utilities,grading,water quality and quantity facilities, streetlights,easements,
easement locations,and utility connections must be designed in accordance with the following
codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• City of Tigard Community Development Code and Municipal Codes
• Tualatin Valley Fire and Rescue (TVF&R) and Oregon State Fire Codes
• Other applicable County,State,and Federal Codes and Standard Guidelines
8. 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.
9. Improvements associated with public infrastructure and the private storm/surface water
management system water quality enhancement and detention/outflow control components 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.
10. Prior to commencing any site work,the applicant must submit a PFI Permit application to
cover all improvements associated with public infrastructure and the private storm/surface
water management system water quality enhancement and detention/outflow control
components. Four (4) sets of detailed public improvement plans must be submitted for review
to the Engineering Depatiiuent.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 application
submittal.The water system is under the City jurisdiction and 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 Public Improvement Design Standards,which are
available at City Hall and the City's web page (www.tigard-or.gov).
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 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.
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 3 OF 48
12. Prior to commencing any site work,the applicant must submit plans showing the following
required street improvements for City review and approval:
SW Edgewood Street
• 27-foot right-of-way dedication from centerline &half-street improvements.
• 8-foot Public Utility Easement
• 16-foot Pavement from centerline
• 5.5-foot Planter strip (with curb)
• 5-foot Sidewalk
• 0.5-foot Access Strip
• Street Lighting
SW 93'Avenue
• 25-foot right-of-way dedication from centerline &half-street improvements.
• 8-foot Public Utility Easement
• 14-foot Pavement from centerline
• 5.5-foot Planter strip (with curb)
• 5-foot Sidewalk
• 0.5-foot Access Strip
• Street Lighting
13. Prior to commencing any site work, the applicant must submit site plans illustrating finish
surface grading, surface drainage flow patterns, storm water management facilities, and a final
storm drainage report as part of the PFI Permit process indicating how surface water run-off
generated by the development (both within the public right-of-way [for new impervious
surfaces] and on-site)will be collected,conveyed,quality enhanced,and detained with outflow
control for review and approval. The storm drainage report must be prepared and include a
maintenance plan in accordance with City and CWS Design and Construction Standards.
14. Prior to commencing any site work,the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City PFI Permit. Plans must be submitted to the City
Engineering Division for review and approval. The City will forward plans and the storm
drainage report to CWS after preliminary review for CWS's review and approval.
15. Prior to commencing any site work,the applicant must submit site plans as part of the PFI
Permit process for review and approval illustrating the proposed sanitary sewer system and
associated facilities to be designed and constructed in accordance with City 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 new and/or extensions of public water lines, hydrants and water services
to be designed in accordance with the City of Tigard Standards to Engineering for review and
approval.
17. Prior to commencing any site work,the applicant must provide a final photometric analysis of
the proposed development frontages for the review and approval. Photometric analysis will
NOTICE OF DECISION
SDR2023-00005 EDGEWOOD COTTAGES PAGE 4 OF 48
follow the recommended values and requirements described in ANSI/IESNA. The applicant
must submit a plan showing the location of streetlights and type and color of the pole and light
fixture for review and approval.This standard can be met through a condition of approval.All
public streetlights must be PGE Option B.
18. Prior to commencing any site work,the applicant must submit all right-of-way dedication
documents,utility easements,public access easements and maintenance agreements for City
review and approval.
19. Prior to commencing any site work,the applicant must submit an erosion control plan review
and approval. 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 illustrating
the existing and proposed contours. The plan must detail the provisions for surface drainage of
the public right-of-way areas and the site and illustrate how each area will be graded to ensure
that surface drainage is directed to the public or private storm/surface drainage management
system approved by the Engineering Division. The design engineer must indicate,on the
grading plan,which areas will have natural slopes between 10 percent and 20 percent,as well as
areas that will have natural slopes in excess of 20 percent. This information will be necessary in
determining if special grading inspections or permits will be necessary.
21. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance
Certification for review and approval.
22. Prior to commencing any site work,the applicant must provide a performance bond for all
public improvements and private stormwater quality enhancement and detention/outflow
control facilities associated with the development.
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO FINAL BUILDING INSPECTION:
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements to the PLANNING DIVISION,ATTN:Agnes
Lindor (503)718-2429 or AgnesL(atigard-or.gov. The cover letter must clearly identify where in
the submittal the required information is found:
23. Prior to final building inspections,the applicant must call for a final planning inspection.
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements to the ENGINEERING DIVISION,ATTN:
Buck Smith, Principal Engineer at Buck.Smith@u,tigard-or.gov. The cover letter must clearly
identify where in the submittal the required information is found:
24. Prior to final building inspection, 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
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 5 OF 48
with two years of maintenance and entered into a stormwater maintenance agreement with the
City.
25. Prior to final building inspection, all improvements associated with public infrastructure under
the City and CWS jurisdiction must be constructed,completed,and accepted for service and/or
satisfied by the City. All public utility facilities including,but not limited to,street improvements,
streetlights, street trees, sidewalks, storm/surface drainage management (i.e., collection,
conveyance, water quality enhancement, detention, and outflow control), sanitary sewer, water
(domestic and fire suppression),natural gas,electrical, communication,and wireless, and private
storm/surface drainage management facilities,must be constructed,completed,and accepted for
service by the City. All public and private storm/surface water quality enhancement and
detention/outflow control facilities must be provided with two years of maintenance assurance
and entered into a stormwater maintenance agreement with the City. The applicant must provide
a two-year maintenance assurance for said public infrastructure and utility facilities
improvements.
26. Prior to final building inspection,the applicant must extend the sidewalk along the south side of
SW Edgewood Street to the east as far as is practicable, subject to rough proportionality.
27. Prior to final building inspection,the applicant must submit the Final Sight Distance
Certification for review and approval.
28. Prior to final building inspection, the applicant must place all new proposed utility lines
underground. All surface mounted transformers, sectionalizers, surface mounted connection
boxes, meter cabinets, or other related electrical, cable, communication, or other utility service
that cannot be placed underground, and temporary utility service facilities during construction,
may be placed aboveground and outside of the public right-of-way,any pedestrian and/or bicycle
access easements,or any vision clearance areas.
29. Prior to final building inspection,the applicant must record all applicable right-of-way
dedication and public access and utility easements including,but not limited to, for public
access, storm and surface water drainage, sanitary sewer,water,and franchise utilities and
provide recorded copies to the City.
30. Prior to final building inspection,the applicant must request an inspection and obtain final
approval from TVF&R.
SECTION III. BACKGROUND INFORMATION
Site History:
Staff conducted a search of City records for the subject site and found four pre-application conference
(PRE2006-00058 / PRE2007-00023 / PRE2021-00055 / PRE2022-00035). No other previous land
use records were found.
Vicinity Information:
The 1.15-acre site is located at 9270 SW Edgewood Street;on the southeast corner of Edgewood Street
and 93'Avenue. The site is zoned RES-B as are adjacent property to the north, south, east, and west.
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 6 OF 48
The site contains a small form residential development and adjacent properties are also developed with
small form residential development. The existing detached house will be demolished to accommodate
the cottage cluster development. There are no sensitive lands on the site or within 150 feet of 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 II Notice of Application regarding this application to affected parties on
February 28, 2024. Staff has received extensive comments from many neighbors. Comments are
addressed in the staff report to the extent that they are relevant to the applicable approval criteria. The
specific comments are summarized below:
On September 6, 2023, Staff received and email and photos from April Sabbe expressing opposition to
the development. Ms. Sabbe expressed concerns about traffic, mailbox locations, parking, sidewalks,
lighting, stormwater runoff, screening, homeowner association requirements, and other procedural
questions.
On September 12, 2023, Paige Flanagan, Gabriela Kandziora, and April Sabbe provided testimony to
City Council. A reply from the City Manager's and Mayor's executive Assistant was provided explaining
the land use process and to contact the assigned planner with any questions or to provide public
comments.
On September 19, 2023, staff received an email from Gabriela Kandziora expressing opposition to the
development. Ms. Kandziora expressed concerns about the existing condition of Edgewood Street,
incompatibility with existing housing in the neighborhood, proximity to public transportation, parking,
increase in crime and accidents,and increase in noise,air pollution, trash. Ms. Kandziora also provided
recommendations on where these types of development should be located.
On September 24,2023, staff received the following:
- An email from Laurie Abbott expressing concerns related to the type and location of the
proposed housing development, lack of police presence in the neighborhood, and safety of
Edgewood Street.On September 25,2023,a reply from the City Manager's and Mayor's executive
Assistant was provided to contact the assigned planner with any questions or to provide public
comments.
- An email from Gabriela Kandziora requesting to meet with staff.
On September 26,2023, staff received the following:
- An email from Sarah and Brian Murphy expressing concerns about safety, parking, and lack of
consideration for existing neighborhood.
- An email from Bruce and Danice Tombleson expressing concerns about safety, parking, and
livability.
On October 2', 4t', 5`h, 8th, and 9th, 2023, staff received emails from April Sabbe asking whether the
applicant has resubmitted and who to contact regarding procedural questions as well as information about
the application. Ms. Sabbe asked what standards and criteria apply to the application and if other items
can be considered. Staff also coordinated with Ms. Sabbe to schedule a meeting on October 25, 2023
with staff and neighbors.
NOTICE OF DECISION
SDR2023-00005 EDGEWOOD COTTAGES PAGE 7 OF 48
On October 11, 2023, staff received an email from Larry and Cindy Parton expressing concerns about
traffic,existing condition of Edgewood Street,and proposed housing type.
On October 23'and 24th, 2023, staff received two emails from April Sabbe. Ms. Sabbe was confirming
attendance of a neighbor and a head count for the October 25th meeting. Ms. Sabbe also provided
information on existing of approved cottage cluster in Tigard.
On October 25,2023, staff met with the following neighbors from the Edgewood neighborhood: Cindy
and Larry Parton,Paul Blaze,Paige Flanagan,Gabriela Kandziora,April Sabbe,Leighton Staehle,William
Lewis,Louis Wachsmuth,Edward Duffield,and Alan Eckert.Staff provided information on the land use
process and how to provide effective comments and listened to the neighborhood concerns.
On October 26, 2023, staff received an email from April Sabbe in respond to the follow-up email sent
after the October 25'meeting.Ms. Sabbe asked to be notified when the applicant resubmits.
On October 27, 2023, staff received an email from Alan Eckert providing comments on the proposal
related to accessibility,placement of mailboxes,whether sidewalk construction requires a separate permit,
and location of the transformer.
On October 31,2023, staff received an email from Gabriela Kandziora asking questions about approval
process and approval criteria. Ms. Kandziora also stated that this development will increase crime,
congestions,lower property values and is more suitable along busier streets.
On November 13, 2023, staff received an email from April Sabbe requesting status of the resubmittal
and a copy of the materials if available.
On November 22 2023, staff received an email from Alan Eckert providing comments on the proposal
related the courtyard standards.
On February 9,2024, staff received an email from April Sabbe requesting status of the application.
On March 2, 2024, staff received an email from Louis Wachsmuth asking how to submit written
comment in an acceptable form and expressing concern about the overflow of vehicles parking on the
street from the development.
On March 4,2024, staff received the following:
- An email from William Lewis expressing concerns about the location of the waste collection area
and noise and odor impacts from the area. Mr. Lewis proposed that the waste collection area be
completely enclosed and move further from his rear property line.
- An letter from Louis Wachsmuth stating that the proposal does not have enough on-site parking
and will result in overflow parking on the street.
On March 5,2024, staff received the following:
- An email from Alan Eckert stating that cottages#1 and#2 do not meet accessible path standards
from the main entrance.
- An email from April Sabbe asking for a larger version of the site plan,which staff provided.
- An email from Michelle Schnabel asking for instruction on how to submit comments.
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 8 OF 48
On March 7, 2024, staff received an email from Michelle Schnabel expressed concerns about parking,
traffic, pedestrian safety, and suggested the development be scaled back to fit better with the
neighborhood.
On March 11,2024, staff received the following:
- A petition opposing the development signed by the following parties: Gabriela Kandziora,Louis
Wachsmuth,Pon and Laura Ford Arunakul,Danice and Bruce Tombleson,Bonnie and Robert
Bunger, Laurie Abbott, Suzanne Sullivan, Robert and Margaret Mach, Susan Underhill, Cindy
and Larry Parton, Margit Albrech, Kimberlie and Mike Mitchell,Juliana Moseley, April Sabbe,
Jim Long,Lester Taylor,Joann Calve,Rob Van Dyke,and Amber and Ben Nyssen.
- An email from Lester Taylor and Joann Calve expressing opposition to the development and
concerns related to density,parking,and impacts to roads and existing residents.
On March 12,2024, staff received the following:
- An email from Pon Arunakul expressing opposition to the development and expressing concerns
related to traffic and safety,lack of public transportation options and services (grocery stores) in
the area, overflow parking on the street,existing conditions of Edgewood and 93'Avenue,and
incompatibility with this neighborhood(this development should be located in a denser area with
access to public transportation and services).
- An email from Mike and Kimberlie Mitchell expressing concerns about traffic,overflow parking
on public streets,and lack of public transportation options in the area.
On March 12, 2024, staff received an email from Paul Blaze expressing concerns about the density,
removal of trees,incompatibility with the existing neighborhood,traffic,pollution, and noise.
SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA
The following summarizes the review criteria applicable to this decision, in the order in which they are
addressed:
Applicable Review Criteria
18.780 Site Development Review
18.110 Residential Zones
18.210 Residential General Provisions
18.240 Cottage Clusters
18.410 Off-Street Parking and Loading
18.420 Landscaping and Screening
18.910 Improvement Standards
18.920 Access,Egress and Circulation
18.930 Vision Clearance Areas
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
The following subsections address only the approval criteria applicable to this decision.
18.780 Site Development Review
18.780.020 Applicability
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 9 OF 48
A. This chapter applies to development that requires site development review, except as
provided in Subsections 18.780.020.B and C below.
B. This chapter does not apply to development that is specifically exempted from site
development review by another chapter of this title.
C. This chapter does not apply to development that requires or proposes review through the
conditional use or planned development review process.
18.780.040 Approval Process
B. The following types of development require a site development review application that is
processed through a Type II procedure as provided in Section 18.710.060:
1. Cottage cluster development that meets the alternative standards of
Section 18.240.060,
The proposed application is for a cottage cluster development that meets the alternative standards of
18.240.060 and is subject to a Type II procedure;therefore,this chapter applies.
18.780.050 Approval Criteria
The approval authority will approve or approve with conditions a site development review
application when all of the criteria listed below are met. These criteria broadly reference all
chapters in this title that contain standards that may apply to the development. The city will
identify which standards are applicable through the land use review process and evaluate the
proposed development accordingly.
A. The proposed development complies with all applicable base zone standards;
The development is proposed within RES-B base zone. As proposed, the residential development
complies with all applicable base zone standards.The proposed use is a Residential Use and the Housing
Type is Cottage Cluster,which is allowed in the RES-B zone. This criterion is met.
B. The proposed development complies with all applicable residential and nonresidential
development standards;
As proposed,the development complies with all applicable cottage cluster development standards. The
applicable standards are described below:
18.210 Residential General Provisions
18.210.020 Fence and Wall Standards
Fences and walls may be located within required setbacks. Fences and walls located within
required setbacks are subject to the standards in this section. Fences and walls located
outside required setbacks are subject to the standards in the applicable housing types
chapter in 18.200, Residential Development Standards.
A. Fences and walls in a required front setback may be a maximum of 3 feet in height
where abutting a local or neighborhood street and a maximum of 6 feet in height where
abutting a collector or arterial street.
B. Fences and walls in a required side, street side, or rear setback may be a maximum of
8 feet in height. Fences and walls 7 feet or more in height require a building permit.
C. Fences and walls with barbed or razor wire are prohibited.
D. Fences and walls must meet vision clearance area requirements in Chapter 18.930,
Vision Clearance Areas.
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A fence is proposed along the east property line adjacent to the parking and waste collection area.This
fence will be six-feet in height to meet the S-3 screen standards. An eight-foot CMU wall is also
proposed to screen the trash enclosure located within the parking lot. Fences are not provided within
any clear vision areas or within the required front setback.This standard is met.
FINDING: Based on the above analysis, all of the applicable nonresidential general provisions
have been fully met.
18.240 Cottage Clusters
18.240.020 Applicability
The standards of this chapter apply to cottage cluster development wherever this
housing type is allowed as provided in the use and housing type tables in Chapter 18.110,
Residential Zones and Chapter 18.120, Commercial Zones. Additional standards apply in
the River Terrace Plan District, as provided in Chapter 18.640, River Terrace Plan
District.
A cottage cluster development is proposed in the RES-B zone,which is allowed. This chapter
applies.
18.240.030 Review Process
Cottage cluster development requires review through one of the following:
A. A cottage cluster development that complies with the clear and objective standards
of Section 18.240.050 requires development permits.
B. A cottage cluster development that does not comply with the clear and objective
standards of Section 18.240.050 requires a site development review application, as
provided in Section 18.780.040, subject to the alternative standards of
Section 18.240.060 and any other applicable standards in this title.
The applicant has elected to meet the alternative standards in Section 18.240.060 and has submitted a site
development review application.
18.240.060 Alternative Standards
A. Unit count. The required number of cottages in a cottage cluster development is
determined as follows:
1. A cottage cluster development must contain a minimum of four cottages; and
The applicant is proposing 20 cottages,which exceeds the minimum standard.This standard is met.
2. A minimum of one cottage is required for every 2,500 square feet of gross lot area.
Any designated sensitive lands on the lot are included in the lot area.Any
dedications are excluded from the lot area.
The gross lot area after dedication is 41,494 square feet. Based on this, 16 cottages are required
(41,494/ 2,500 = 16 cottages). The proposal includes 20 cottages,which exceeds the minimum. This
standard is met.
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B. Minimum lot width. The minimum lot width is 75 feet.
The proposed lot width is 135 feet, exceeding the minimum standard. This standard is met.
C. Setbacks. Setbacks apply only to the perimeter of the cottage cluster development.
1. The minimum setback of cottages from all street property lines is 10 feet.
2. The minimum setback of cottages from all other perimeter property lines is five
feet.
As shown on the site plan (Sheet A100), all cottages adjacent to Edgewood Street and 93rd Avenue
provide at least a 10-foot setback from the street property line. All cottages along the east property
line are setback a minimum of five feet and cottages along the south property line are setback 10
feet. The east and south property lines are perimeter property lines. These standards are met.
D. Common courtyards.
1. Number. One common courtyard must be provided for each cluster of cottages.A
cluster consists of a minimum of four cottages and a maximum of 12 cottages.
The maximum number of courtyards in a cottage cluster development is
determined by dividing the total number of cottages in the development by 12.
Fractional results are rounded up to the nearest whole number.A minimum of
one courtyard must meet the primary courtyard standards.
The development includes 20 cottages, therefore, two courtyards are required. Two courtyards are
provided. This standard is met.
2. Size.
a. The minimum total area of all required common courtyards is 15% of the total
gross area of the development site.
The total gross area of the development site is 41,494 square feet.The minimum total area of all
required common courtyards is 6,655 square feet. (41,494 x .15 = 6,224.1).The site plan (Sheet
A100), shows the total area dedicated to common courtyards is 7,521 square feet (18.1 percent),
which exceeds the minimum. Additionally, based on staff review, the area between Cottage #7 and
#8 may also be counted toward meeting the courtyard area standard. This standard is met.
b. The minimum area of the primary courtyard is eight percent of the total gross
area of the development site.
The proposal includes two courtyards.The north courtyard, adjacent to Edgewood Street is the
primary courtyard. The primary courtyard is 4,565 square feet which is 11 percent of the total gross
area of the development site (4,565 / 41,494 = 11 percent).This standard is met.
c. The maximum area that may count toward meeting the courtyard area
standard is shown in Figure 18.240.6. This area includes the area of the shape
created by:
i. The courtyard-facing facade of each cottage,
ii. A series of imaginary straight lines drawn between the courtyard-facing
corners of adjacent cottages as measured at ground level, and
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 12 OF 48
iii. For primary courtyards, the edge of the courtyard along the street
property line.
As shown on the site plan (Sheet A100),both courtyards are measured using the method outlinde
above. This standard is met.
3. Design.
a. Parking and maneuvering areas are prohibited within all common courtyards.
Parking and maneuvering areas not proposed within either common courtyard. This standard is met.
b. At least one side of the primary courtyard must abut a single street property
line for a minimum of 15% and a maximum of 40% of the length of that street
property line. See Figure 18.240.7.
The primary courtyard abuts Edgewood Street. The lot has 135.49 feet of frontage along Edgewood
Street. The common courtyard must abut Edgewood Street for a minimum of 20.3 feet (135.49 feet
x 15% = 20.3 feet) and a maximum of 51.2 feet (135.49 feet x 40% = 51.2 feet). The primary
courtyard abuts Edgewood Street for 20.3 feet. This standard is met.
c. The courtyard must be at least 15 feet wide along any imaginary line drawn
perpendicular to its edges, as defined in Subparagraph 18.240.060.D.2.c above.
As shown on the site plan (Sheet A100),both courtyards are a minimum of 15 feet wide. The
primary courtyard has a minimum width of 20.3 feet and the second courtyard has a minimum width
of 16.5 feet. This standard is met.
d. Sight-obstructing structures or shrubs more than three feet in height must not
be located in the primary common courtyard within 50 feet of any street
property line.
As shown on the site plan (Sheet A100) and landscape plan (Sheet L1), sight-obstructing structures
or shrubs more than three feet in height are not proposed in the primary common courtyard within
50 feet of any street property line. This standard is met.
E. Configuration of cottages.All cottages must be detached,with a minimum
separation between cottages of at least three feet at all points, including projections
such as balconies and eaves.
The site plan (Sheet A100) shows that all cottages will have a separation of six feet, as measured
from the foundations. The narrative states that the cottages will have a separation of five feet when
including eaves and gutters. Compliance with this standard will be verified at time of building
permit. This standard is met.
F. Parking. The provisions and standards of Chapter 18.410, Off-Street Parking and
Loading, apply. The following additional standards also apply:
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1. Number of spaces. A maximum of 1.2 off-street parking spaces are allowed for
each cottage. Fractional parking space maxima are rounded down to the nearest
whole number.
The development includes 20 cottages.The maximum number of parking spaces allows is 24 spaces
(20 x 1.2 = 24).The site plan (Sheet A100) shows 19 parking spaces. This standard is met.
2. Grouping. Off-street parking must be provided in groups of two to four parking
spaces where all spaces in a group are contiguous. See Figure 18.240.8.
The site plan (Sheet A100) shows five groupings of three spaces and one grouping of four spaces.
This standard is met.
3. Location.
a. Off-street parking spaces must be located a minimum of 20 feet from any
street property line, except that parking spaces may be located a minimum of
five feet from property line along an alley.
b. Off-street parking spaces must be located a minimum of 10 feet from any
property line that does not abut a street, alley, or other public right-of-way.
c. Off-street parking spaces must be located a minimum of five feet from any
public access easement.
d. Off-street parking space groups,including those provided in garages or
carports, must be separated by a minimum of five feet on all sides from all
other parking space groups, garages, carports, and cottages on the site. If this
separation area is 10 feet or less in width,it must be landscaped to meet the L-
2 standard, as provided in Table 18.420.1, except that trees are not required.
Separation areas between garages are exempt from the landscaping
requirement.
The site plan (Sheet A100) shows parking 20 feet from the street property line on 93rd Avenue and over
135 feet from the street property line on Edgewood Street. The parking area is approximately 19 feet
from the east property line and over 100 feet from the south property line. Public access easements are
not proposed with this development.The groups of parking spaces are separated by five feet from other
groups of parking spaces and cottages. The L-2 standard requires a minimum of 50 percent of the total
required landscape area must include shrubs and a maximum of 50 percent of the total required
landscape area may include any combination of mulch, groundcover,lawn, or hardscape, except that
hardscape areas may not cover more than 25 percent of the total required landscape area. As shown
on the site plan (Sheet A100) and landscape plan (Sheet L1), hardscape provided is approximately 9.8
percent,which does not exceed 25 percent. The separation area meets the L-2 standard.This standard is
met.
4. Garages and carports.
a. The maximum size for any detached garage or carport is 750 square feet and
the maximum height is 15 feet. The square footage of a carport is the total
area covered by a roof.
b. Each detached garage or carport must not contain more than four vehicle
parking spaces.
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Garages and carports are not proposed. These standards do not apply.
5. Screening. Off-street parking spaces provided on paved surfaces or in carports
must meet the following:
a. They must be screened from the street to the S-4 standard if located within
100 feet of a street property line.
b. They must be screened from adjacent properties to the S-3 standard, as
provided in Table 18.420.2.
The applicant provided a site plan showing parking 20 feet from the street property line on 93'
Avenue and 135 feet from Edgewood Street.An S-4 screen is required along 93'Avenue. The site
plan (Sheet A100) and landscape plan (Sheet L1) shows an S-4 screen adjacent to the parking area,
including an area approximately eight feet in width planted with trees and a three-foot evergreen
hedge.
The site plan also shows an S-3 screen along the east property line adjacent to the parking lot. The
plan shows an S-3 screen adjacent to the parking area that varies between 5 and 19 feet. The plan
shows trees,a six-foot fence, and evergreen shrubs.These standards are met.
G. Pedestrian access.An accessible path a minimum of five feet in width must be
provided that connects the main entrance of each cottage to the following areas:
1. At least one parking space group on the lot,
2. At least one common courtyard, and
3. Sidewalks in all adjacent rights-of-way,including at least one connection to a
sidewalk along the required primary common courtyard. See Figure 18.240.9.
Staff received a public comment stating that this standard is not met. The site plan shows five-foot-
wide accessible pedestrian paths that provide connections from the main entrance of each cottage to
at least one parking space group on the lot, a common courtyard, or a public sidewalk that is
connected to the primary courtyard. Cottages #1 and #2 have main entrances that face Edgewood
Street. An accessible path from these two cottages is provided to the sidewalk that connects to an
accessible path within the courtyard and also to a group of parking spaces. Cottages #3 through#20
have main entrances that face the courtyard and have accessible paths within the courtyard that
provide access to the sidewalk and group of parking spaces. This standard is met.
H. Landscaping. The standards and provisions of Section 18.420.030 apply, except for
Paragraphs 18.420.030.A.2 and 18.420.030.A.3. The following additional standards
also apply:
1. Common courtyards must meet the L-1 standard, as provided in Table 18.420.1.
L-1 standard allows any combination of trees,plants, or lawn with or without other natural or
artificial landscaping elements such as ponds, fountains,lighting,benches, bridges,rocks,paths,
sculptures, trellises, or screens.The common courtyards include paths and trees,plants, and lawn.
This standard is met.
2. A minimum of 33% tree canopy must be provided. The method for determining
tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry
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Manual (UFM).All required trees must be a minimum caliper of 1.5 inches at the
time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of
the UFM for soil volume and species. Trees planted to meet this standard are
development trees. The applicant must pay the tree inventory fee listed in the
city's Master Fees and Charges Schedule.
An arborist report and landscape plan have been provided by the applicant showing proposed trees
to be planted. The plans show the site is approximately 41,494 square feet, therefore, a minimum of
13,693 square feet (33 percent) of canopy is required. The plan shows 11 street trees (Cascara), four
parking lot trees (White Alders), and 16 courtyard trees (Japanese Maples).The proposed site canopy
is 22,4597 square feet (54.1 percent) of effective tree canopy. Soil volumes were provided for all
parking lot trees.The minimum soil volume required for each parking lot tree is 1,000 cubic feet,
soil volumes for the proposed parking lot trees range from 1,017 to 1,491 cubic feet. These
standards are met.
3. 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.
a. Street trees must be planted within the right-of-way wherever practicable.
Street trees may be planted a maximum of six feet from the right-of-way in an
easement when planting within the right-of-way is not practicable as
determined by the City Engineer.
b. 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 Urban
Forestry Manual street tree planting and soil volume standards if it were
newly planted.
The site has 443 feet of street frontage, therefore, a minimum of 11(443/20= 11.1) street trees are
required. The site plan shows 11 medium-stature street trees (Cascara) meeting the planting
standards.All street trees are planted within the right-of-way. The minimum soil volume required
for each proposed street tree is 500 cubic feet, soil volumes for the proposed street trees range from
822 to 1,554 cubic feet. These standards are met.
I. Fencing.
1. Fences located within three feet of a side or rear lot line are subject to the height
requirements of Section 18.210.020, except that fences within a front setback must
not exceed three feet in height even when the lot abuts a collector or arterial
street.
2. Fences located anywhere other than within three feet of a side or rear lot line
must not exceed three feet in height, except for fences used to meet the screening
requirements of Paragraphs 18.240.050.G.5 and 18.240.050.J.2.
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Fences within the front setback are not proposed. A six-foot fence is proposed along the east
property line to meet the S-3 screen standard.This standard is met.
J. Service areas.
1. Waste collection areas must be located to minimize noise and odor impacts to
adjoining residentially-zoned property to the degree practicable.
2. Service areas, including, but not limited to,waste collection areas and utility
cabinets, must not be located in required setbacks or in a required common
courtyard, and must be screened to the S-1 standard as provided in Table
18.420.2.
Location (#1):
A waste collection area is proposed within the parking area, approximately five feet from the east
property line. The waste collection areas must be located to minimize noise and odor impacts to
adjoining residentially-zoned property to the degree practicable. The term "minimize" means to
reduce impacts,like odor and noise, from the waste collection areas to the smallest degree
practicable. The term "practicable" means the commonly accepted dictionary meaning. In this case
the Dictionary.com definition: capable of being done, effected, or put into practice,with the
available means.
The narrative states that the waste collection area was originally proposed within the parking area
close to the west property line near the driveway entrance. However,the enclosure opening was
facing the parking lot and did not allow for 75 feet of unobstructed access to the front of the
enclosure,which is required by Pride Disposal, the trash hauler. Based on this, the collection area
was moved closer to the east property line to meet Pride Disposal standards. A service provider
letter from Pride Disposal was provided by the applicant indicating approval of the proposed
location. There is no other practicable location on the site that also meets the Pride Disposal
standard for 75 feet of unobstructed access.
Additionally, cottage cluster developments may include accessory structures so the waste collection
area may be enclosed in an accessory structure to minimize noise and odor impacts. Section
18.240.080 states that accessory structures may not exceed 15 feet in height and 528 square feet in
area and must be located a minimum of five feet of a side or rear property line. The applicant has
proposed a waste collection area enclosed in an accessory structure that is approximately 230 square
feet in size. The structure is located five feet from the east property line and has a height of eight
feet,which is well below the maximum height of 15 feet.
Screening (#2):
The collection area must be screened with a sight obscuring fence or wall to meet the S-1 standard.
The applicant is proposing an eight-foot CMU wall rather than a six-foot wood fence because the
wall,made of concrete blocks,minimizes noise and odor impacts more effectively than a wood
fence. The applicant has increased the height to allow for further screening from adjacent
properties. The applicant explored placing a roof on the enclosure,however,Pride Disposal
requires roofs to be a minimum of 25 feet in height which exceeds the city's standard for accessory
structures. Additionally, the site plan (Sheet A100) and landscape plan (Sheet L1) also shows
evergreen shrub and six-foot fence along the east property line as additional screening to further
minimize noise and odor impacts onto adjacent properties to the extent practicable.
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There is also a transformer located south of the waste collection area. Screening was not shown for
the transformer, this standard is not met but can be met through a condition of approval. Prior to
commencing any site work, the applicant must submit a plan showing the transformer is screened to
the S-1 standard, as required by Section 18.240.060.J. This standard is met.
K. Floor area.
1. The total maximum floor area of a single-story cottage is 1,000 square feet.
2. Multi-story cottages must comply with the following:
a. The maximum floor area of the first story is 800 square feet.
b. The maximum floor area of any story above the first story is 600 square feet.
c. The total maximum floor area of the cottage is 1,200 square feet.
3. The average floor area of all cottages in a development must not exceed 1,100
square feet.
Single-story cottages are not proposed. The proposal includes 20 two-story cottages.The floor area
(in square feet) is shown in the table below:
Cottage # Frist Story Area Second Story Total Area Total Area for
Area of 1 cottage all cottages
1 and 3 524 575 1,099 20,881
throu•h 20
2 533 585 1,118 1,118
Total Floor Area: 21,999
Avera_e Floor Area: 1,100
The proposed cottages meet the maximum floor area standards above. The average floor area for all
cottages is 1,100 square feet. The floor area will be verified at time of building permit. This standard
is met.
L. Height. The maximum height of cottages is 25 feet.
The elevation plan (Sheets A300 and A310) show that the height of each cottage will be
approximately 24 feet. The height will be verified at time of building permit. This standard is met.
M. Entrances. A minimum of 75% of the cottages must have main entrances that are
either parallel to or offset no more than 45 degrees from the closest edge of the
required courtyard rectangle. Cottages within 20 feet of a street property line with
their entrances either parallel to or offset no more than 45 degrees from the street
property line may count toward this standard.
The development includes 20 cottages,therefore at least 15 cottages must meet the entrance
standard. Thirteen cottages have main entrances that are parallel to the required courtyard rectangle
and two cottages have main entrances that are parallel to Edgewood Street. A total of 15 cottages
(75 percent) met this standard. This standard is met.
N. Windows. The minimum total area of all windows and doors on street-facing facades
is 12%. The minimum total area of all windows and doors on all other facades is 10%.
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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 that moves
and does not include the frame.
The minimum window area for street facing facades is 12 percent,the proposed cottages provide between
12.8 to 22.2 percent of window area on street-facing facades. The minimum window area for all other
facades is 10 percent,the proposed cottages provide between 10.1 to 21.7 percent of window area on all
other facades. The window area calculations are provided on the elevation plans (A300 through A312).
These standards are met.
FINDING: Based on the above analysis, all of the applicable cottage cluster development
standards have been fully met,or can be met through conditions of approval.
C. The proposed development complies with all applicable supplemental development
standards,including but not limited to off-street parking and landscaping standards;
As described throughout this section of the report, the development complies with all applicable
supplemental development standards:
18.410 Off-Street Parking and Loading
18.410.020 Applicability
A. The provisions of this chapter apply to all new development and all modifications to
existing development, including changes of use, unless stated otherwise.
The proposal is for a new cottage cluster development,therefore,this chapter applies.
18.410.030 Vehicle Parking and Loading Standards
A. Quantity.
1. The ratios for the maximum number of off-street vehicle parking spaces allowed
are provided in Table 18.410.3, subject to the following:
a. If application of the maximum parking standard results in less than six
parking spaces for a development with less than 1,000 square feet of floor area,
the development is allowed up to six parking spaces.
b. If application of the maximum parking standard results in less than 10 vehicle
parking spaces for a development between 1,000 and 2,000 square feet, the
development is allowed up to 10 vehicle parking spaces.
c. If a development is approved with no specified use, the development must
apply the maximum parking standard for the use category that would allow
the fewest number of parking spaces, chosen from all the uses that could be
contained within the building type(s).
d. In mixed-use and multi-tenant developments, the maximum allowable
vehicle parking is determined individually for each use.
e. The following types of parking areas are not included when calculating the
maximum number of vehicle parking spaces allowed:
(i) Parking spaces contained in a parking structure;
(ii) Market-rate paid parking spaces;
(iii) Designated carpool or vanpool spaces;
(iv) Designated accessible parking spaces;
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(v) Fleet vehicle storage; and
(vi) Vehicle storage spaces for sale,lease, or rent.
The proposal is for a 20-unit cottage cluster. The maximum parking standard is 1.2 vehicle parking
spaces per cottage. Based on 20 cottages, a maximum of 24 (20 x 1.2 = 24) vehicle parking spaces is
allowed.The proposal includes 19 vehicle parking spaces. 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.
The proposed access meets the requirements of Chapter 18.920, as discussed later in this decision.
The vision clearance areas are shown on the plans and comply with Chapter 18.930. This standard is
met.
C. Pedestrian access. Paths that cross access driveways or parking areas are subject to
the following:
a. Paths must be physically separated from motor vehicle traffic and parking by either
a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal
separation, except that pedestrian crossings of traffic aisles are allowed for
distances no greater than 36 feet if appropriate landscaping, pavement markings,
or contrasting pavement materials are used;
b. Paths must be a minimum of 4 feet in width, exclusive of vehicle overhangs and
obstructions such as mailboxes, benches, bicycle racks, and sign posts; and
c. Paths must be in compliance with applicable federal and state accessibility
standards.
The proposed paths are separated from vehicular traffic by a curb and do not cross drive aisles by
more than 36 feet. The paths are five feet wide. Wheel stops are provided in order to provide an
unobstructed width of four feet. The paths will comply with state and federal accessibility standards.
This standard is met.
E. Surfacing. Off-street parking areas must be paved with an asphalt, concrete, or
pervious paving surface,with the following exceptions:
1. Off-street parking areas associated with a temporary use application, as provided
in Chapter 18.440, Temporary Uses, provided the approval authority determines
that unpaved parking will not create adverse conditions.
2. Off-street overflow parking areas in the Parks and Recreation zone.
As shown on the site plan (Sheet A100), all off-street parking areas will be paved. 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
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c. Any other residential development where spaces are not grouped.
2. All interior drives and access aisles must be clearly marked and signed to show
direction of flow.
As shown on the site plan (Sheet A100), all off-street parking spaces are clearly and separately
identified with pavement markings. All interior drives and access aisles are clearly marked and signed.
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 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.
As shown on the site plan (Sheet A100), all parking spaces contain wheel stops. This standard is met.
H. Lighting. Lighting in parking areas must meet the following standards:
1. Parking areas must include lighting sufficient to illuminate all pedestrian paths
and bicycle parking areas to a minimum level of 0.5 footcandles at all points,
measured horizontally at the ground level.
2. Lighting luminaires must have a cutoff angle of 90 degrees or greater to ensure that
lighting is directed toward the parking surface.
3. Parking area lighting may not cause a light trespass of more than 0.5 footcandles
measured vertically at the boundaries of the site.
A photometrics analysis was provided with the application. The analysis shows that all pedestrian
paths provide a minimum level of 0.5 footcandles. Trespass of light on the adjacent properties is less
than 0.5 footcandles. This standard is met.
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.
As shown on the site plan (Sheet A100),all parking stalls meet the dimensional standards.This standard
is met.
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.
Cottage cluster developments are exempt from bicycle parking requirements. This standard does not
apply.
FINDING: Based on the analysis above,all of the applicable off-street parking and loading
standards are fully met.
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18.420 Landscaping and Screening
18.420.020 Applicability
A. Landscaping standards. Landscaping standards apply to new and existing
development that must provide a minimum amount of landscape area as required by
the applicable development standards chapter.
The proposal is for a new development, this section applies.
B. Screening standards. Screening standards apply to new and existing development with
uses or site improvements that must be screened from other uses or the street as
required by the applicable development standards chapter.
The proposal is for a new development, this section applies.
C. Tree canopy standards. Site and parking lot tree canopy standards apply to the
following types of new and existing development, except that parking lot tree canopy
standards do not apply to subdivisions or partitions:
1. Subdivisions and partitions;
2. Apartments;
3. Nonresidential development, including mixed-use developments;
4. Wireless communication facilities; and
5. Mobile home parks.
The proposal is for a new development, this section applies.
18.420.060 Tree Canopy Standards
A. Site tree canopy standards,which are stated as a percentage of effective tree canopy cover
for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O. Parking lot
tree canopy standards are provided below.
The required tree canopy for the proposed development is 33 percent. The applicant submitted an urban
forestry plan to demonstrate compliance with the site tree canopy standards.
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;
An Urban Forestry Plan that was coordinated and approved by Sybil Weise; NW SavATree, a certified
arborist and tree risk assessor,has been submitted.This standard is met.
2. Demonstrate compliance with UFM tree preservation and removal site plan
standards;
A tree preservation and removal site plan that meets the standards set forth in the Urban Forestry Manual
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has been submitted.There are 42 trees currently on the site and a stand of trees along the south property
line located on the adjacent property. All 42 on-site trees are proposed for removal in order to
accommodate the proposed site and street improvements. Off-site trees are shown as preserved and
protected.This standard is met.
3. Demonstrate compliance with UFM tree canopy and supplemental report standards
and provide the minimum effective tree canopy cover;
Site tree canopy standards are addressed above,under section 18.230.060.H.This standard is met.
4. Demonstrate compliance with parking lot tree canopy standards, where applicable,
by providing the minimum effective tree canopy cover of 30 percent for all parking
areas,including parking spaces and drive aisles. Only the percentage of tree canopy
directly above parking areas may count toward meeting this standard; and
The proposed site plan (Sheet A100) and landscape plan (Sheets LI) shows four parking lot trees
distributed throughout the parking lot that provide 2,325 square feet of canopy coverage. The parking
lot area is approximately 5,483 square feet and the proposed trees provide approximately 42.4 percent
effective canopy cover. This standard is met.
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:
1. The largest percentage of the tree trunk immediately above the trunk flare or
root buttresses is either within the subject site or within the right-of-way
immediately adjacent to the subject site; and
2. 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.
Street tree standards are addressed above,under section 18.230.060.H.This standard is met.
E. Urban forestry plan implementation.
1. Implementation of the urban forestry plan must be inspected, documented, and
reported by the project arborist or landscape architect in compliance with the
inspection requirements in UFM Section 11, Part 1,wherever an urban forestry plan
is in effect. In addition, no person may refuse entry or access to the Director for the
purpose.
Implementation of the urban forestry plan will be inspected, documented, and reported by the project
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landscape architect in compliance with the inspection requirements in UFM Section 11, Part 1. This
standard can be met through the following conditions of approval:
Prior to commencing any site work, the project landscape architect must perform a site inspection
for tree protection measures, document compliance/non-compliance with the Urban Forestry Plan,
and send written verification with a signature of approval directly to the project planner within one
week of the site inspection.
The project landscape architect must perform semimonthly (twice monthly) site inspections for tree
protection measures during periods of active site development and construction, document
compliance/non-compliance with the Urban Forestry Plan, and send written verification with a
signature of approval directly to the project planner within one week of the site inspection.
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 applicant's Urban Forestry Plan does not address tree establishment. Therefore, a condition of
approval is necessary for the applicant to provide a tree establishment bond that meets the requirements
of the Urban Forestry Manual Section 11,Part 2.This standard can be met with the following condition
of approval:
Prior to commencing any site work,the applicant must provide a tree establishment bond that meets
the requirements of the Urban Forestry Manual, Section 11, Part 2. This bond amount will be for
newly planted trees.
3. Spatial and species-specific data must be collected in compliance with the urban
forestry inventory requirements in UFM Section 11, Part 3 for each open grown tree
and area of stand grown trees in the tree canopy site plan and supplemental report of
a previously approved urban forestry plan.
Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any site work, the
applicant must provide a fee to cover the city's cost of collecting and processing the inventory data for
the entire Urban Forestry Plan. Therefore, a condition of approval is added to address this requirement.
This standard can be 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 trees.
FINDING: Based on the analysis above,all of the applicable landscaping and screening
standards are fully met,or can be through conditions of approval.
D. The proposed development complies with all applicable special designation standards,
including but not limited to sensitive lands protection;
The site does not contain any special designations.This criterion does not apply.
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 24 OF 48
E. The proposed development complies with all applicable plan district standards and
requirements; and;
The development is not located within a plan district. This criterion does not apply.
F. The proposed development complies with all applicable street and utility standards and
requirements.
As described below,the development complies with all applicable street and utility standards:
18.910 Improvement Standards
18.910.020 General Provisions
A.Applicability. Unless otherwise provided, construction,reconstruction or repair of
streets, sidewalks,curbs, and other public improvements shall occur in compliance
with the standards of this title.No development may occur and no land use application
may be approved unless the public facilities related to development comply with the
public facility requirements established in this chapter and adequate public facilities
are available.Applicants may be required to dedicate land and build required public
improvements only when the required exaction is directly related to and roughly
proportional to the impact of the development.
The proposal includes the construction of new structures,this chapter applies.
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access
to a public street.
2. No development shall occur unless streets within the development meet the
standards of this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter,provided,however,that a development may be approved if
the adjacent street does not meet the standards but half-street improvements meeting
the standards of this chapter are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street
shall meet the standards of this chapter.
The proposal is for a new cottage cluster located at 9270 SW Edgewood Street. The site has frontage
along SW Edgewood Street,which is classified as a neighborhood road, and SW 93rd Avenue,which is
classified as a local road. Access to the parking lot in this site will be through a driveway along SW 93rd
Avenue.
This is not a subdivision development. No streets within the development are proposed or deemed
necessary.
With the following conditions of approval,these standards are met:
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 25 OF 48
Prior to commencing any site work, the applicant must submit plans showing the following required
street improvements for City review and approval:
SW Edgewood Street
• 27-foot right-of-way dedication from centerline &half-street improvements.
• 8-foot Public Utility Easement
• 16-foot Pavement from centerline
• 5.5-foot Planter strip (with curb)
• 5-foot Sidewalk
• 0.5-foot Access Strip
• Street Lighting
SW 93td Avenue
• 25-foot right-of-way dedication from centerline &half-street improvements.
• 8-foot Public Utility Easement
• 14-foot Pavement from centerline
• 5.5-foot Planter strip (with curb)
• 5-foot Sidewalk
• 0.5-foot Access Strip
• Street Lighting
With 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.
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 26 OF 48
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.
Frontage improvements along SW Edgewood Street and SW 93' Avenue will require right-of-way
dedication. Dedication will be required via recorded document. With the following conditions of
approval,these standards are met:
Prior to commencing any site work,the applicant must submit all right-of-way dedication documents,
utility easements,public access easements and maintenance agreements for City review and approval.
Prior to final building inspection,the applicant must record all applicable right-of-way dedication and
public access and utility easements including,but not limited to, for public access, storm and surface
water drainage, sanitary sewer,water,and franchise utilities and provide recorded copies to the City.
With conditions of approval,this standard is met.
C. Creation of access easement. The approval authority may approve an access easement
established by deed without full compliance with this title provided such an easement is
the only reasonable method by which a lot large enough to develop can be created.
1. Access easements shall be provided and maintained in accordance with the Uniform
Fire Code, Section 10.207.
2. Access shall be in accordance with 18.920.030.H and I.
As stated in the applicant's narrative,an access easement over the internal parking lot for waste
collection and emergency vehicles is proposed but not required as a condition of development. This
standard does not apply.
D. Street location,width and grade. Except as noted below, the location,width and grade
of all streets shall conform to an approved street plan and shall be considered in their
relation to existing and planned streets,to topographic conditions,to public convenience
and safety, and in their appropriate relation to the proposed use of the land to be served
by such streets:
1. Street grades shall be approved by the city engineer in compliance with Subsection
18.910.030.N; and
The proposed development is adjacent to SW Edgewood Street and SW 93'Avenue,existing streets and
the street grades will remain unchanged. This standard does not apply.
2. Where the location of a street is not shown in an approved street plan, the
arrangement of streets in a development shall either:
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 27 OF 48
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to
existing street patterns because of particular topographical or other existing
conditions of the land. Such a plan shall be based on the type of land use to be
served, the volume of traffic, the capacity of adjoining streets and the need for
public convenience and safety.
The site plans show the location of all existing streets. The plans submitted indicate the final design will
comply with standards design requirements for the cross section,width,and grade. This standard is met.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved
street plan, or as needed to continue an existing improved street or within the Tigard
Downtown Plan District, street right-of-way and roadway widths shall not be less than
the minimum width described below. Where a range is indicated, the width shall be
determined by the decision-making authority based upon anticipated average daily
traffic (ADT) on the new street segment. (The city council may adopt by resolution,
design standards for street construction and other public improvements. The design
standards will provide guidance for determining improvement requirements within the
specified ranges.)These are provided in Table 18.910.1.
The site has frontage on SW Edgewood Street and SW 93'Avenue. With the following conditions of
approval,these standards are met:With the following conditions of approval,these standards are met:
Prior to commencing any site work, the applicant must submit plans showing the following required
street improvements for City review and approval:
SW Edgewood Street
• 27-foot right-of-way dedication from centerline & half-street improvements.
• 8-foot Public Utility Easement
• 16-foot Pavement from centerline
• 5.5-foot Planter strip (with curb)
• 5-foot Sidewalk
• 0.5-foot Access Strip
• Street Lighting
SW 93rd Avenue
• 25-foot right-of-way dedication from centerline&half-street improvements.
• 8-foot Public Utility Easement
• 14-foot Pavement from centerline
• 5.5-foot Planter strip (with curb)
• 5-foot Sidewalk
• 0.5-foot Access Strip
• Street Lighting
With a condition of approval,this standard is met.
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F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition.The plan shall show the pattern of existing and proposed future streets
from the boundaries of the proposed land division and shall include other parcels
within 530 feet surrounding and adjacent to the proposed land division. At the
applicant's request, the city may prepare a future streets proposal. Costs of the
city preparing a future streets proposal shall be reimbursed for the time involved.
A street proposal may be modified when subsequent subdivision proposals are
submitted.
No future street plan is proposed or deemed necessary. This standard does not apply.
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.
No bus,pedestrian,or bike routes are located within 530 feet of the site.This standard is met.
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.
No street extension or cul-de-sac is proposed or deemed necessary. This standard does not apply.
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
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SDR2023-00005 EDGEWOOD CO I7 AGES PAGE 29 OF 48
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 property is located at the intersection of SW Edgewood Street and SW 93'Avenue. There are no
opportunities for street extension nor is it necessary. 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 75°unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection
unless topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20
feet along the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not
less than 20 feet.
No new street intersections are proposed.This standard does not apply.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are
of less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
Additional right-of-way on SW Edgewood Street and SW 93rd Avenue will be dedicated to accommodate
the required frontage improvements. 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 proposed development is adjacent to SW Edgewood Street and SW 93' Avenue, both existing
streets. The streets and the grades of the streets will remain unchanged. This standard does not apply.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts,
wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance
with standards specified in this chapter and Section 15.04, Work in the Right-of-Way,
and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city
engineer approval; and
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SDR2023-00005 EDGEWOOD CO I7 AGES PAGE 30 OF 48
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
Curbs,curb cuts,ramps,and driveway approaches are shown on the submitted site plans. This standard
is met.
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 two streets with different classifications,primary access should be
from the lower classification street.
The proposed development is adjacent to a Neighborhood Street and a Local Street.This standard does
not apply.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance
by the city, it shall be the responsibility of the developer's registered professional land
surveyor to provide certification to the city that all boundary and interior monuments
shall be reestablished and protected.
All boundary, internal monuments, and street monuments must be protected in accordance with the
City's and County's requirements and standards.
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.
The existing stop and street signs on SW 93'Avenue at the intersection with SW Edgewood Street
must be reinstalled. The standard will be met through the PFI 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.
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The narrative states that a cluster mailbox is proposed along SW 93'Avenue at the driveway for the
parking lot. Additionally, centralized package delivery lockers will be provided as well. The applicant
will need to obtain approval from U.S. Post Office. This standard is met.
Y. Streetlight standards. Streetlights shall be installed in accordance with regulations
adopted by the city's direction.
A preliminary lighting plan has been submitted. The following conditions of approval are required to
meet this standard:
Prior to commencing any site work, the applicant must provide a final photometric analysis of the
proposed development frontages for the review and approval. Photometric analysis will follow the
recommended values and requirements described in ANSI/IESNA. The applicant must submit a plan
showing the location of streetlights and type and color of the pole and light fixture for review and
approval.This standard can be met through a condition of approval.All public streetlights must be PGE
Option B.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
The existing stop and street signs on SW 93'Avenue at the intersection with SW Edgewood Street
must be reinstalled. The future sign location is not included in the submitted plans but must be
included in the final PFI plans.This standard is met.
CC. Traffic Study.
1. A traffic study shall be required for all new or expanded uses or developments under
any of the following circumstances:
a. When they generate a 10% or greater increase in existing traffic to high collision
intersections identified by Washington County.
b. Trip generation from development onto the city street at the point of access and
the existing ADT fall within the following ranges:
Existing ADT ADT to be added by development
0-3000 vpd 2,000 vpd
3,001-6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
c. If any of the following issues become evident to the city engineer:
i. High traffic volumes on the adjacent roadway that may affect movement
into or out of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed
access drive(s).
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or
intersections is a potential hazard.
v. The proposal requires a conditional use permit or involves a drive through
operation.
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vi. The proposed development may result in excessive traffic volumes on
adjacent local streets.
2. In addition, a traffic study may be required for all new or expanded uses or
developments under any of the following circumstances:
a. When the site is within 500 feet of an ODOT facilities;and/or
b. Trip generation from a development adds 300 or more vehicle trips per day to an
ODOT facility; and/or
c. Trip generation from a development adds 50 or more peak hour trips to an
ODOT facility.
The applicant submitted a Technical Memorandum, dated April 13,2023 by Ard Engineering. The net
increase in daily trips is 188,which is less than the 2,000 additional trips which would require a fill Traffic
Impact Study. Additionally, per the memo, ODOT facilities are more than 500 feet from the site with
average daily and peak-hour traffic volumes well below the thresholds that would require a study. This
standard is met.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainageway, there shall be provided a
stormwater easement or drainage right-of-way conforming substantially with the lines of
the watercourse.
B. Utility easements.A property owner proposing a development shall make arrangements
with the city, the applicable district, and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development.The
city's standard width for public main line utility easements shall be 15 feet unless
otherwise specified by the utility company, applicable district, or city engineer.
The proposed development is not traversed by a watercourse or drainage way. The development will
require an eight-foot public utility easement along the frontages. All existing utility easements will be
preserved, and any new easements required as part of the public utility design will be dedicated to the
city via recorded document. With the following conditions of approval, these standards are met:
Prior to commencing any site work,the applicant must submit all right-of-way dedication documents,
utility easements,public access easements,and maintenance agreements for City review and approval.
Prior to final building inspection, the applicant must record all applicable right-of-way dedication and
public access and utility easements including,but not limited to,for public access,storm and surface water
drainage, sanitary sewer,water,and franchise utilities and provide recorded copies to the City.
With conditions of approval, this standard is met.
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall
have sidewalks meeting city standards along at least 1 side of the street.All other public
and private streets shall have sidewalks meeting city standards along both sides of the
street. A development may be approved if an adjoining street has sidewalks on the side
adjoining the development, even if no sidewalk exists on the other side of the street.
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No industrial street is proposed or deemed necessary. The development will include sidewalks along the
development frontage. This standard is met.
B. Requirement of developers.
1. As part of any development proposal,or change in use resulting in an additional 1,000
vehicle trips or more per day, an applicant shall be required to identify direct, safe
(1.25 x the straight line distance)pedestrian routes within 0.50 miles of their site to all
transit facilities and neighborhood activity centers (schools,parks,libraries, etc.). In
addition, the developer may be required to participate in the removal of any gaps in
the pedestrian system off-site if justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development
within 300 feet of a development site in either direction, the sidewalk shall be
extended from the site to meet the existing sidewalk,subject to rough proportionality
(even if the sidewalk does not serve a neighborhood activity center).
The proposed development does not generate an additional 1,000 vehicle trips or more per day.
There is an existing sidewalk on the south side of SW Edgewood Street that is less than 300 feet east of
the development. Prior to final building inspection, the applicant must extend the sidewalk along the
south side of SW Edgewood Street to the east as far as practicable, subject to rough proportionality.
Through the conditions of approval,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 1 street
frontage.
A planter strip will be provided between the proposed curb and sidewalk along the development frontages
on SW Edgewood Street and SW 93'Avenue. 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 is responsible for the maintenance, repair, and/or replacement of sidewalks,
curbs/gutters,and planter strips. This standard is met.
E. Application for permit and inspection. Separate street opening permits are required for
sidewalk segments that are not part of a current subdivision approval:
1. An occupancy permit shall not be issued for a development until the provisions of
this section are satisfied.
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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.
The following conditions of approval are required to meet this standard:
Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI)
Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities
and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans
must be submitted for review to the Engineering Department. An Engineering cost estimate of
improvements associated with public infrastructures including but not limited to street, street grading,
utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise
utilities are required at the time of PFI Permit submittal. When the water system is under the City of
Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate
line item from the total cost estimate. NOTE: these plans are in addition to any drawings required by
the Building Division and should only include sheets relevant to public improvements. Public Facility
Improvement Permit plans must conform to City of Tigard Public Improvement Design Standards,
which are available at City Hall and the City's web page (www.tigard-or.gov).
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 site plans show there is an existing public sanitary sewer line located in SW Edgewood Street.
The following conditions of approval are required to meet this standard:
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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 will be designed and constructed in
accordance with the City of Tigard and CWS Design and Construction Standards. Only one sanitary
sewer lateral will be allowed for the development.
No over-sizing of sanitary sewer is proposed or deemed necessary.
With conditions of approval,these standards are met.
18.910.100 Storm Drainage
A. General provisions.The director and city engineer shall issue a development permit only
where adequate provisions for stormwater and floodwater runoff have been made, and:
1. The storm water drainage system shall be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
The proposed storm systems are shown to be separate and independent from the sanitary systems.
The site plans indicated that inlets will be installed to capture and convey all the runoff generated from
the site. The site plan shows drainage patterns. The existing inlet in SW 93td Avenue, located at the
intersection with SW Edgewood Street, outfall to a ditch along SW Edgewood Street that will be
removed for the curb,planter, and sidewalk construction. The final plans must include the discharge
point for runoff going through this inlet. The following conditions of approval are required to meet
this standard:
Prior to commencing any site work,the applicant must submit site plans illustrating finish surface grading,
surface drainage flow patterns, storm water management facilities, and a final storm drainage report as
part of the PFI Permit process indicating how surface water run-off generated by the development(both
within the public right-of-way [for new impervious surfaces] and on-site) will be collected, conveyed,
quality enhanced,and detained with outflow control for review and approval. The storm drainage report
must be prepared and include a maintenance plan in accordance with City and CWS Design and
Construction Standards.
Through conditions of approval,these standards are met.
B. Easement. Where a development is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of such watercourse and such further width as
will be adequate for conveyance and maintenance.
The site is not traversed by a watercourse,drainageway,channel,or stream.This standard does not apply.
C. Accommodation of upstream drainage.A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area,whether
inside or outside the development,and the city engineer shall approve the necessary size
of the facility,based on the provisions of Design and Construction Standards for Sanitary
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and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996
and including any future revisions or amendments).
There is no upstream basin that flows across the subject site.This standard does not apply.
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the
additional runoff resulting from the development will overload an existing drainage
facility, the director and engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the development in
compliance with Clean Water Services requirements.
A preliminary storm drainage report was submitted as part of the land use submittal. An option to
provide a stormwater management facility on site to provide treatment for runoff generated from the
public right-of-way. The following conditions of approval are required to meet this standard:
Prior to commencing any site work,the applicant must submit a final storm drainage report as part of the
PFI Permit indicating how run-off generated by the development will be collected,conveyed,and treated
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 Design Guidelines.
Prior to commencing any site work, the applicant must provide a performance bond for all public
improvements and private stormwater quality enhancement and detention/outflow control facilities
associated with the development.
Prior to commencing any site work,the applicant must submit site plans illustrating finish surface grading,
surface drainage flow patterns, storm water management facilities, and a final storm drainage report as
part of the PFI Permit process indicating how surface water run-off generated by the development(both
within the public right-of-way [for new impervious surfaces] and on-site) will be collected, conveyed,
quality enhanced,and detained with outflow control for review and approval. The storm drainage report
must be prepared and include a maintenance plan in accordance with City and CWS Design and
Construction Standards.
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.
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There are no bike lanes required on either street. This standard does not apply.
18.910.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication,lighting and cable television services and related facilities shall
be placed underground, except for surface mounted transformers, surface mounted
connection boxes and meter cabinets which may be placed above ground, temporary
utility service facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to
provide the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in
streets by the developer,shall be constructed prior to the surfacing of the streets;and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
The narrative indicates that new utilities such as storm drainage, sanitary sewer, and water will be
placed underground. Existing overhead lines along the frontage must be undergrounded. The
following conditions of approval are required to meet this standard:
Prior to final building inspection,the applicant must place all new proposed utility lines underground. All
surface mounted transformers, sectionalizers, surface mounted connection boxes, meter cabinets, or
other related electrical,cable,communication,or other utility service that cannot be placed underground,
and temporary utility service facilities during construction, may be placed aboveground and outside of
the public right-of-way,any pedestrian and/or bicycle access easements,or any vision clearance areas.
Through conditions of approval this standard is met.
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.
The applicant submitted plans showing location of underground facilities. Vison clearance areas at the
driveway approaches are shown and unobstructed.This standard is met.
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
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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.
Fee in-lieu is not proposed. All new utility connections will be provided underground. 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.
These standards are 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 quality enhancement and detention/outflow control facilities
associated with the development.
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Prior to final building inspection, 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 building inspection, all improvements associated with public infrastructure under the City
and CWS jurisdiction must be constructed, completed, and accepted for service and/or satisfied by the
City. All public utility facilities including,but not limited to,street improvements,streetlights,street trees,
sidewalks, storm/surface drainage management (i.e.,collection, conveyance,water quality enhancement,
detention, and outflow control), sanitary sewer, water (domestic and fire suppression), natural gas,
electrical, communication,and wireless,and private storm/surface drainage management facilities,must
be constructed, completed, and accepted for service by the City. All public and private storm/surface
water quality enhancement and detention/outflow control facilities must be provided with two years of
maintenance assurance and entered into a stormwater maintenance agreement with the City. The
applicant must provide a two-year maintenance assurance for said public infrastructure and utility facilities
improvements.
Through conditions of approval 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.
The applicant's narrative did not address this section,but it is feasible and possible to meet this standard
through the PFI permitting process.
18.910.170 Plan Check
A. Submittal requirements. Work shall not begin until construction plans and
construction estimates have been submitted and checked for adequacy and approved
by the City Engineer in writing. The developer can obtain detailed information about
submittal requirements from the City Engineer.
B. Compliance. All such plans shall be prepared in compliance with requirements of the
city.
These standards are met through the following conditions of approval:
Improvements associated with public infrastructure including street and right-of-way dedication,
utilities,grading,water quality and quantity facilities, streetlights,easements,easement locations,and
utility connections must be designed in accordance with the following codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• City of Tigard Community Development Code and Municipal Codes
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• Tualatin Valley Fire and Rescue (TVF&R) and Oregon State Fire Codes
• Other applicable County,State,and Federal Codes and Standard Guidelines
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.
Improvements associated with public infrastructure and the private storm/surface water management
system water quality enhancement and detention/outflow control components 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.
Prior to commencing any site work,the applicant must submit a PFI Permit application to cover all
improvements associated with public infrastructure and the private storm/surface water management
system water quality enhancement and detention/outflow control components. Four(4) sets of
detailed public improvement plans must be submitted for review to the Engineering Departiiient. 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 application submittal. The water system is under the City jurisdiction
and 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 Public Improvement Design Standards,which
are available at City Hall and the City's web page (www.tigard-or.gov).
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 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.
Through conditions of approval this standard is met.
FINDING: Based on the analysis above,all of the applicable street and utility standards have
been fully met or can be met through conditions of approval or PFI Permit
requirements.
18.920 Access,Egress and Circulation
18.920.020 Applicability
A. Applicability.The provisions of this chapter shall apply to all development including the
construction of new structures, the remodeling of existing structures and to a change of
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 41 OF 48
use that increases the on-site parking or loading requirements or changes the access
requirements.
This application is for residential development, which is considered development. Accordingly, the
provisions of Chapter 18.920 Access,Egress and Circulation apply.
18.920.030 General Provisions
B. Access plan requirements. No land use approval or development permit shall be
approved or issued until plans are approved,as provided by this chapter that demonstrate
how access, egress, and circulation requirements are to be met.
The applicant has submitted scaled plans that show access, egress, and circulation. These requirements
are addressed under Chapter 18.920 below.This standard is met.
D. Public street access. All vehicular access and egress as required in Subsections
18.920.030.H,I and J shall connect directly with a public or private street approved by the
city for public use and shall be maintained at the required standards on a continuous.
As demonstrated on the site plans, the parking lot connects to SW 93`d Avenue, a public street. 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.
All driveways and drive aisles will be paved with a hard-surfaced material.This standard is met.
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.
Pedestrian access is addressed under Section 18.240.060.G above.This standard is met.
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 small form residential
development 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(NMT)impacts deemed applicable by the City
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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.
Small form residential development is exempt from this requirement.
The City Engineer agrees with the conclusions in the Traffic Analysis Report performed by Ard
Engineering, the access location and design is not considered to be inadequate or hazardous. Both
TVF&R and Pride Disposal have provided letters stating that access provided is sufficient for their needs.
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.
As stated in the narrative and supported by the Traffic Analysis Report by Ard Engineering,the proposed
driveway location and design meet the safety requirements. The driveway is located 150 feet from the
intersection,no arterial or collector access has been proposed. This standard is met.
J. Minimum access requirements for residential uses.
1. Vehicle access and egress for residential uses must comply with the standards
provided in Table 18.920.1.
Table 18.920.1
Vehicular Access/Egress Requirements: Residential Uses
Required Parking Minimum Number Minimum Access Minimum Pavement
Spaces of Driveways Width Width
Re•uired
Cotta•e Clusters 1 20 ft 20 ft
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Pursuant to Table 18.920.2,the proposed development is required to have one driveway.The applicant's
site plan shows one new driveway,that is 20 feet.This standard is met
2. Vehicular access must be provided to nonresidential uses, and be located within
50 feet of the primary first-story entrances;
Apartments are not proposed,this standard does not apply.
3. Additional requirements for truck traffic may be imposed through conditions of
approval of a land use application.
The proposal was routed to TVF&R for comment. The applicant also submitted an approved permit
from TVF&R (Permit #2023-00158). This standard is met through the following conditions of
approval:
Prior to final building inspection, the applicant must request an inspection and obtain final approval
from TVF&R. This standard can be fully met through a condition of approval.
FINDING: Based on the analysis above,all of the applicable access,egress,and circulation
standards have been fully met or can be met through conditions of approval.
18.930 Vision Clearance Areas
18.930.020 Applicability
A. Applicability. The provisions of this chapter apply to all development, including the
construction of new structures,the remodeling of existing structures, and to a change of
use that increases the on-site parking or loading requirements or changes the access
requirements.
The proposed development includes construction of new structures.This chapter applies.
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 applicant's narrative did address vision clearance area and the clear vision triangles were shown on
the site plan in compliance with this standard. Compliance with vision clearance requirements will be
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 44 OF 48
confirmed during the building permit submittal process for all future development.These standards are
met.
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.
The proposed development has frontage on Edgewood Street and 93`d Avenue, which are both non-
arterial streets. This standard is applicable. As shown on the applicant's preliminary site plan, vision
clearance triangles have been established at the intersections of the new proposed driveways in
preliminary accordance with the standards of this chapter. The following conditions of approval are
required to fully meet these standards:
Prior to commencing any site work,the applicant must submit a Preliminary Sight Distance Certification
for review and approval.
Prior to final building inspection,the applicant must submit a Final Sight Distance Certification for review
and approval.
Through the conditions of approval,this standard is met.
FINDING: Based on the analysis above,all of the applicable vision clearance area standards have
been fully met or can be met through conditions of approval.
FINDING: Based on the analysis in this report,all of the applicable site development review criteria
have been fully met or can be met through conditions of approval.
ADDITIONAL CITY AND/OR AGENCY REQUIREMENTS:
The following summarizes responses from other notified agencies providing comments and indicating
additional information required to be provided by the applicant to meet the regulations of those
agencies.This information is provided as a courtesy to the applicant.
NOTICE OF DECISION
SDR2023-00005 EDGEWOOD COTTAGES PAGE 45 OF 48
Fire and Life Safety:
Prior to final building inspection,the applicant must request an inspection and obtain final approval
from TVF&R.
Public Water System:
The existing public water mains are under the City of Tigard jurisdiction.
The site plans indicate that services will be provided to serve the proposed development via the existing
public water main located on SW Edgewood Street.
Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit
showing all proposed new and/or extensions of public water lines, hydrants and water services to be
designed in accordance with the City of Tigard Standards to Engineering for review and approval.
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design and
Construction Standards 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.
The public stormwater treatment facility is located on the site and must include an easement to allow City
of Tigard maintenance crews to access and maintain the facility.
Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City PFI Permit. Plans must be submitted to the City Engineering
Division for review and approval. The City will forward plans and the storm drainage report to CWS
after preliminary review for CWS's review and approval.
Grading and Erosion Control:
Clean Water Services (Design and Construction Standards also regulate erosion control to reduce the
amount of sediment and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, clearing, and any other activity which accelerates
erosion. Prior to commencing any site work, the applicant must submit an erosion control plan review
and approval. The plan must conform to the "CWS Erosion Prevention and Sediment Control Design
and Planning Mannal" (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. Since
this site is over one acre, the developer will be required to obtain an NPDES permit from the City prior
to construction.This permit will be issued along with the site and/or building permit.
Prior to commencing any site work,the applicant must submit a final grading plan illustrating the existing
and proposed contours. The plan must detail the provisions for surface drainage of the public right-of-
way areas and the site and illustrate how each area will be graded to ensure that surface drainage is directed
to the public or private storm/surface drainage management system approved by the Engineering
Division. The design engineer must indicate, on the grading plan,which areas will have natural slopes
between 10 percent and 20 percent,as well as areas that will have natural slopes in excess of 20 percent.
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This information will be necessary in determining if special grading inspections or permits will be
necessary.
Address Assignments:
The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels
within the City of Tigard. Prior to building permit submittal, the applicant must submit an application
for approval of street names or addresses and must pay the addressing fee. The address fee must be
assessed in accordance with the current Master Fee Schedule.Contact Oscar Contreras with Engineering
Division at 503-718-2678 or OscarC@Tigard-or.gov.
SECTION VII. OTHER STAFF COMMENTS
City of Tigard Police Department was sent a copy of the applicant's proposal and stated no objections
to this proposal.
SECTION VIII. AGENCY COMMENTS
Clean Water Services issued a Service Provider Letter (CWS file 23-001800) stating the proposal will
not significantly impact the existing or potentially sensitive areas found near the site. The agency also
submitted written comments, dated March 6, 2024, stating that a storm water connection permit is
required. The decision has been conditioned to comply with CWS requirements.
ODOT was sent a copy of the applicant's proposal and stated no comments.
Portland General Electric (PGE) was sent a copy of the applicant's proposal and stated that the
developer is responsible to obtain any necessary permits from PGE and also is responsible to provide
any utility easements if determined necessary.
Tigard-Tualatin School District was sent a copy of the applicant's proposal and stated no objections
to this proposal.
Tualatin Valley Fire and Rescue was sent a copy of the applicant's proposal and responded that the
applicant has a valid permit from TVF&R (Permit#2023-00158). Prior to final building inspection, the
applicant must request an inspection and obtain final approval from TVF&R. The decision has been
conditioned to comply with TVF&R requirements.
Attachments:
Attachment 1:Approved Plan Set
Attachment 2: Zoning Map
Attachment 3:Agency Comments
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was mailed to:
X The applicant and owners
X Parties of record
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SDR2023-00005 EDGEWOOD COTTAGES PAGE 47 OF 48
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON APRIL 9,2024 AND
EFFECTIVE ON APRIL 25,2024 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.710.090.A.1 may
appeal this decision in accordance with Section 18.710.090.A.2 and.3 of the Tigard Development Code.
A written appeal together with the required fee must be filed with the Director within fifteen(15) days of
the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the
City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223.
Appeal hearings are de novo. A de novo hearing allows for the presentation of new evidence,
testimony and argument by any party.The appeal authority must consider all relevant evidence,
testimony and argument that are provided at the hearing by the appellant or any party. The scope of
the hearing must not be limited to the issued that were raised on appeal.The decision of the appeal
authority is the final local decision.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 P.M. ON APRIL 24, 2024.
Questions:
If you have any questions, please contact Agnes Lindor, Senior Planner at (503)718-2429 or
AgnesL@tigard-or.gov.You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall
Boulevard,Tigard, OR 97223.
OetAA-ein.../ April 9,2024
PREPARED B}kji1iA
Agnes Lindor
Se •or Planner
April 9,2024
APPROVED BY: Kenny Asher
Community Development Director
NOTICE OF DECISION
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