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HomeMy WebLinkAboutAttachment 3 Agency Comments MEMORANDUM Date: September 9, 2025 To: Jenny McGinnis, Associate Planner, City of Tigard From: Jackie Sue Humphreys, Clean Water Services (CWS) Subject: Dicks House of Sports, DDR2025-00001, 1S1260000400 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained. Application for CWS Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 19-5 as amended by R&O 19-22, or prior standards as meeting the implementation policy of R&O 18- 28, and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance, project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 19-5, Section 4.04. Access shall be provided for maintenance of facility per R&O 19-5, Section 4.07.6. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Application may require additional permitting and plan review from CWS Source Control Program. For any questions or additional information,please contact Source Control at(503) 681-5175. i. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute CWS approval of storm or sanitary sewer compliance to the NPDES permit held by CWS. CWS,prior to issuance of any connection permits, must approve final construction plans and drainage calculations. Outlook RE: You've been invited to Studio Session DDR2025-00001 08-19-2025 From McGladrey, Alexander M. <alexander.mcgladrey@tvfr.com> Date Wed 8/20/2025 7:53 AM To Jenny McGinnis <jenny.mcginnis@tigard-or.gov> Hi Jenny, TVF&R Permit#2025-0086 with my approval is in the materials. As noted on the TVF&R permit and stamped site plan they must pay their MERRC Fees to TVF&R prior to building permit issuance. Other than that I have no further comments. Thanks! Alex McGladrey I Deputy Fire Marshal Tualatin Valley Fire & Rescue Direct: 503-259-1420 www.tvfr.com From: studio@bluebeamops.com <studio@bluebeamops.com> Sent:Tuesday,August 19, 2025 15:55 To: McGladrey,Alexander M. <alexander.mcgladrey@tvfr.com> Subject:You've been invited to Studio Session DDR2025-00001 08-19-2025 External Sender Alert k This email is from outside TVF&R. Do not click links or open attachments unless you are sure they are safe. 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III • TIGARD City of Tigard MEMORANDUM DATE: September 18, 2025 TO: Jenny McGinnis,Associate Planner FROM: Buck Smith, Principal Engineer PROJECT: DDR2025-00001: Dick's House of Sports FINDINGS OF FACT: CHAPTER 18.910 IMPROVEMENT STANDARDS 18.910.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this chapter are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The proposal is for the replacement of the former Sear's building with a new building and associated facilities for Dick's House of Sports. As confirmed by the applicant's narrative, this property has access to the public street via an existing private roadway encircling the mall property but does not front any public streets. This standard does not apply. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation,if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. The proposal is for the replacement of the former Sear's building with a new building and associated facilities for Dick's House of Sports. As confirmed by the applicant's narrative, this property has access to the public street via an existing private roadway encircling the mall property but does not front any public streets. This standard does not apply. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H, I, and J. As acknowledged in the applicant's narrative, reciprocal egress agreements (REAs) are in place within the Washington Square Mall property to provide access to all parcels. Those agreements will remain in place and will be maintained in compliance with the Oregon Fire Code, Section 503 and TMC Subsections 18.920.030.H, I, and J. 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 2. Where the location of a street is not shown in an approved street plan,the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. As acknowledged in the applicant's narrative, a street plan is not required for the proposed development as there is no change to existing public or private roadways which serve the development area. Street grades are not being modified and ingress/egress to the development area will function in the same manner that it does currently. This standard does not apply. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are provided in Table 18.910.1. The approval authority shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: 1. The type of road as provided in the comprehensive plan transportation chapter - functional street classification. 2. Anticipated traffic generation. 3. On-street parking needs. 4. Sidewalk and bikeway requirements. 5. Requirements for placement of utilities. 6. Street lighting. 7. Drainage and slope impacts. 8. Street tree location. 9. Planting and landscape areas. 10. Safety and comfort for motorists, bicyclists, and pedestrians. 11. Access needs for emergency vehicles. As acknowledged in the applicant's narrative, The proposed development fronts onto SW Washington Square Road,which is a private road owned in conjunction with the overall mall property. No alteration of public rights-of-way is needed or proposed. This standard does not apply. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other lots within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 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. As acknowledged in the applicant's narrative, no extensions of existing streets are proposed for the site and not future streets are planned. This standard does not apply. G. Street spacing and access management. Refer to 18.920.030.H. As acknowledged in the applicant's narrative, the proposed development maintains all access points to the private SW Washington Square Road,which then provides access to surrounding public streets. The proposed development will not impact existing traffic conditions on public roads. 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 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. Street extensions are not proposed or deemed necessary. This standard does not apply. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 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. New street intersections are not proposed. This standard does not apply. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Additional right-of-way dedication is not required. This standard does not apply. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Partial street improvements are not proposed or deemed necessary. This standard does not apply. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the 2 streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. Cul-de-sacs are not proposed or deemed necessary. This standard does not apply. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. New street names are not proposed or deemed necessary. This standard does not apply. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the City Engineer. The proposed development is adjacent to Street Names, both existing streets. The streets and the grades of the streets will remain unchanged. This standard does not apply. O. Curbs,curb cuts,ramps, and driveway approaches. Concrete curbs, curb cuts,wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04,Work in the Right-of-Way, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. As acknowledged in the applicant's narrative, All curbs, curb cuts, ramps, and driveway approaches are designed in accordance with this section and TMC 15.04. This standard does not apply. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. The site is not adjacent to any railroad right-of-way. This standard does not apply. Q. Access to arterials and collectors.Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. The site is not adjacent to any Arterial or Collector streets.This standard does not apply. R. Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided,the corners of necessary alley intersections shall have a radius of not less than 12 feet. As acknowledged in the applicant's narrative, the proposed development does not contain any alleys. Access to off-street parking is provided via drive aisles which connect to the private SW Washington Square Road. 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. As acknowledged in the applicant's narrative, required survey monuments will be provided and coordinated between City and developer. This standard is met. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than 6 dwelling units are permitted only within planned developments, mobile home parks, cottage cluster, courtyard units, and apartment developments. As acknowledged in the applicant's narrative, private roads serving the site will be built and maintained in accordance with the owner (Macerich's) agreement with the City. The existing private street (SW Washington Square Mall) will not serve any residential development as part of this proposed development. This standard does not apply. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval,or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. Railroad crossings are not proposed or deemed necessary. This standard does not apply. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Street signs are not proposed or deemed necessary. This standard does not apply. W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or development plan, and shall be approved by the City Engineer/U.S. Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/U.S. Post Office prior to final approval. Residential development is not proposed. This standard does not apply. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Traffic signals are not proposed or deemed necessary. This standard does not apply. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city's direction. This site does not front public streets that require street lighting. This standard does not apply. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Public street name signs are not proposed or deemed necessary. This standard does not apply AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within 1 year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer.The final lift shall also be placed no later than when 90 percent of the structures in the new development are completed or 3 years from the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway;however,not before 90 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1.5 inches in thickness. As acknowledged in the applicant's narrative, no public roadways are anticipated to be altered as part of the proposed development. No resurfacing of public roads is proposed. This standard does not apply. BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of 5 years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval.Any funds not used by the city within the 5-year time period will be refunded to the developer. As acknowledged in the applicant's narrative, previous traffic study was completed which anticipated a larger development than what is currently proposed and that study yielded no need for traffic calming measures. Traffic calming is not proposed or deemed necessary. This standard does not apply. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City Engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive. iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances a. When the site is within 500 feet of an ODOT facility; or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. As acknowledged in the applicant's narrative, a traffic study for a previously proposed development was accepted by the city and the new proposed development will be significantly less. Additionally, per ITE standards, the trips generated previously were 11,315 and the new use generates approximately 3,380 trips. This standard is met 18.910.040 Blocks A. Block design. The length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by Paragraph 18.910.040.B.1. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The development does not propose any new streets and does not warrant a block design or future street plan. Street or pedestrian connections are precluded by pre-existing development surrounding the proposed development. This standard 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. As acknowledged in the applicant's narrative, all required utility easements are in place and they are working with PFE to modify the electrical easement to accommodate the extension needed for electrical service. This standard is met. 18.910.060 Reserved 18.910.070 Sidewalks A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least one side of the street.All other public and private streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. As acknowledged in the applicant's narrative, all proposed sidewalks in the development will be in accordance with the standards of this chapter. 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). As acknowledged in the applicant's narrative, the trips generated from the new use are significantly less than those generated in the new use. The proposed development does not result in an additional 1,000 vehicle trips or more per day. This standard is met. C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street;it would conflict with the utilities;there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. As acknowledged in the applicant's narrative, the site does not front a public street. This standard does not apply. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. As acknowledged in the applicant's narrative, the property owner enters agreements with the tenants on maintenance of sidewalks,curbs, and planter strips. These elements will be maintained by Dick's House of Sports. With conditions of approval, this standard is met. E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. As acknowledged in the applicant's narrative, the site does not front public right-of-way and no new streets are proposed. This standard does not apply. F. Council initiation of construction. In the event one or more of the following situations are found by the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building,commercial area,place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings or parks; and 4. A criterion which allowed noncompliance under this chapter no longer exists and a sidewalk could be constructed in compliance with city standards. As acknowledged in the applicant's narrative, these situations are not anticipated, but they are prepared to take appropriate remedial action as necessary. This standard is met. 18.910.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park,playground, or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision,the commission may require the dedication or reservation of such area within the subdivision,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the commission in compliance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. As acknowledged in the applicant's narrative, this is not a subdivision. This standard does not apply. 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. As acknowledged in the applicant's narrative, the site will connect to existing private sanitary sewer lateral and a new connection to an existing public sanitary sewer line is not required. This standard does not apply. With conditions of approval, this standard is met. 18.910.100 Storm Drainage A. General provisions.The Director and City Engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. The applicant has proposed a storm water drainage system separate and independent of any sanitary sewerage system. Inlets are provided so surface water is not carried across any intersection. Surface water drainage patterns are shown on the development proposal plan. The development is not traversed by a watercourse or drainageway. This standard is met. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development, and the City Engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. As acknowledged in the applicant's narrative and the preliminary stormwater report, there will be on effect on downstream drainage as the site is designed to accommodate expected runoff from planned drainage areas. A preliminary storm drainage report was submitted as part of the land use submittal.The applicant has proposed to meet CWS standards for water quality and water quantity,but a conceptual design has not been provided. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS's review and approval. Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. Prior to final building inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. Through conditions of approval, this standard is met. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the City Engineer unless specified in Table 18.910.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this chapter and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned developments, conditional use permits,subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet.The width may be reduced to 8 feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is 3 feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. As acknowledged in the applicant's narrative, the proposed development does not have frontage along an arterial or collector route. This standard does not apply. 18.910.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. 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. As acknowledged in the applicant's narrative,All utilities within the proposed development is underground. The property owner,Macerich,is working with PGE on the extension of electrical conduit underground. No fee in-lieu payments are required. This standard does not apply. 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. As acknowledged in the applicant's narrative, the applicant will submit a bond for all improvements. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must provide a performance bond for private stormwater treatment facilities associated with the development. Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. Prior to final building inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. Through the conditions of approval, this standard is met. 18.910.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. As acknowledged in the applicant's narrative, this is not a subdivision. This standard does not apply. 18.910.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the city,permit fee paid, and permit issued. B. Permit fee.The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. The applicant's narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the engineer permitting process. 18.910.160 Reserved 18.910.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance.All such plans shall be prepared in compliance with requirements of the city. The applicant must submit a permit for review and approval for all public improvements. All plans must be in compliance with all applicable standards. The following conditions of approval are required to meet this standard: Improvements associated with private stormwater management facilities must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Other applicable County,State, and Federal Codes and Standard Guidelines Prior to commencing any site work, the applicant must obtain approval of a Stormwater Management (SWM) Permit to cover all stormwater management facilities and an Erosion and Sediment Control (ESC) permit for land disturbance. An Engineering cost estimate of improvements associated with stormwater quality and water quantity facilities are required at the time of SWM permit submittal. An Engineering cost estimate of improvements associated site improvement are required at the time of ESC permit submittal. 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 stormwater management improvements. Specify if the entity is a corporation,limited partnership,LLC, etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. Prior to commencing any site work, the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. Through the conditions of approval,this standard is met. CHAPTER 18.920 ACCESS, EGRESS,AND CIRCULATION 18.920.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. As acknowledged in the applicant's narrative, the proposal is for new development or modification to existing development. This chapter applies. 18.920.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress provided in this chapter are continuing requirements for the use of any structure or lot of real property in the city. As acknowledged in the applicant's narrative, the applicant has coordinated with the property owner, Macerich, on the requirements set forth in this section. Macerich will maintain access and egress as required. This standard does not apply. B. Access plan requirements. A plan demonstrating compliance with the access, egress, and circulation requirements of this Chapter must be provided prior to any land use approval or development permit issuance. As acknowledged in the applicant's narrative, an Access Plan is not required for the proposed development as there is no change to existing ingress/egress points which serve the development area. Ingress/egress to the development area will function in the same manner that it does currently. This standard does not apply. C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly the same access and egress when the combined access and egress of all uses, structures, or units of land meets the combined requirements of this chapter,provided: 1. Satisfactory legal evidence must be presented in the form of deeds, easements, leases, or contracts to establish the joint use; and 2. Copies of the deeds, easements,leases, or contracts are placed on permanent file with the city. As acknowledged in the applicant's narrative, the proposed development takes direct access from SW Washington Square Road,which provides access to the majority of the Washington Square Mall uses. The applicant is coordinating and will establish joint access agreements consistent with the overall approach to occupying tenant spaces within the mall. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit all utility easements,public access easements and maintenance agreements for review and approval. Prior to final building inspection, the applicant must record all applicable public access, and utility easements including,but not limited to, for access, storm and surface water drainage, sanitary sewer,water,and franchise utilities and provide recorded copies to the City. Through the conditions of approval, this standard is met. D. Public street access.All vehicular access and egress as required in Subsections 18.920.030.H, I and J must connect directly with a public or private street approved by the city for public use and must be maintained at the required standards on a continuous basis. As acknowledged in the applicant's narrative, the proposed development takes direct access from SW Washington Square Road,which is a private roadway which serves the Washington Square Mall property. This standard is met. E. Surfacing. Driveways and drive aisles must be paved with a dust-free, hard-surfaced material, or utilize a turf grid or open joint pavers. As acknowledged in the applicant's narrative, any paving performed on the site will comply with this section and be coordinated with construction groups. This standard is met. F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.0. As acknowledged in the applicant's narrative, curb cuts planned for the site are in compliance with this section. 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 paths meet the requirements of Chapter 18.230,Apartments (insert relevant Chapter), and Chapter 18.410, Off-Street Parking and Loading, as discussed earlier in this decision. 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 (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. The design of the service drive or drives must not require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Small form residential development is exempt from this requirement. The applicant has submitted a preliminary civil plan and traffic memorandum containing proposed access, egress, and circulation through the site. The preliminary civil plans demonstrate preliminary compliance with the access, egress,and circulation. The proposed development does not result in inadequate or hazardous access. See findings in CDC 18.920.030.I. 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. The applicant has submitted a preliminary civil plan illustrating proposed access, egress, and circulation through the site. The preliminary civil plans submitted demonstrate preliminary compliance with the access, egress, and circulation requirements of this chapter. As noted by the applicant,an access report is not needed as this redevelopment of the existing site does not propose to modify any access points into the development area. The proposed ingress/egress points from SW Washington Square Road match the existing condition and are not within influence areas of collector or arterial street intersections. The drives all front onto a private roadway, not public roadways as identified above. This standard is met. J. Minimum access requirements for residential uses. 1. Vehicular access and egress for residential uses must comply with the standards provided in Table 18.920.1. 2. Vehicular access to apartment structures must be within 50 feet of the first-story entrance or the first-story landing of a stairway, ramp, or elevator leading to the dwelling units. 3. Private residential access drives must be provided and maintained in compliance with the Oregon Fire Code. 4. Access drives in excess of 150 feet in length must be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is five percent. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. 6. Where allowed, minimum width for driveway approaches to arterials or collector streets must be at least 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. As acknowledged in the applicant's narrative, this project does not propose residential development. This standard does not apply. K. Minimum access requirements for nonresidential uses. 1. Vehicle access, egress, and circulation for nonresidential uses must comply with the standards provided in Table 18.920.2. 2. Vehicular access must be provided to nonresidential uses, and be located within 50 feet of the primary first-story entrances; 3. Additional requirements for truck traffic may be imposed through conditions of approval of a land use application. As acknowledged in the applicant's narrative, access points in the development design plan set are in conformance with Table 18.920.2. The relocated private drive aisle at the front of the store meets the 50 foot vehicular access requirement. This standard is met. As acknowledged in the applicant's narrative,private drive aisles within the development area which access the site from SW Washington Square Road are two lanes and provide travel lanes in each direction. Individual parking drive aisles are one way and will be designed and marked consistent with requirements. This matches the current configuration of the parking area. The proposal was routed to TVF&R for comment.The applicant also submitted an approved permit from TVF&R (Permit #2025-0086). This standard can be fully met through the following condition of approval: Prior to final building inspection, the applicant must request an inspection and obtain final approval from TVF&R. Through the condition of approval, this standard is met. L. One-way vehicular access points. Where a proposed parking facility indicates only one- way traffic flow on the site, it must be accommodated by a specific driveway serving the facility; the entrance drive must be situated closest to oncoming traffic and the exit drive must be situated farthest from oncoming traffic. As acknowledged in the applicant's narrative,private drive aisles within the development area which access the site from SW Washington Square Road are two lanes and provide travel lanes in each direction. Individual parking drive aisles are one way and will be designed and marked consistent with requirements. This matches the current configuration of the parking area. This standard is met. CHAPTER 18.930 VISION CLEARANCE AREAS 18.930.020 Applicability A. Applicability. The provisions of this chapter apply to all development, including the construction of new structures,the remodeling of existing structures, and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. B. When site development review is not required.Where the provisions of Chapter 18.780, Site Development Review, do not apply, the approval authority will approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as provided in Section 18.710.050,using the standards in this chapter. As acknowledged in the applicant's narrative, the proposed development meets all vision clearance requirements at the two primary entry ways into the development area from a private drive to the west and from SW Washington Square Road to the east.The development will insure that new plant material will not impede the existing site triangles. The proposal is for new development or modification to existing development. This chapter applies. 18.920.030 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. As acknowledged in the applicant's narrative, the proposed development meets all vision clearance requirements at the two primary entry ways into the development area from a private drive to the west and from SW Washington Square Road to the east. The vision clearance requirements of this chapter are applicable. The applicant has proposed a private driveway connection to Street Name. See findings in 18.930.040. 18.930.040 Computations. A. Arterial streets. The vision clearance area is not less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width.At all intersections of 2 non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least 1 of the streets or driveways is 24 feet or more in width,the vision clearance area is a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points that are 30 feet distance from the intersection of the right-of-way line and measured along such lines. 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 small form residential, and 30 feet back from the property line on all other types of uses. As acknowledged in the applicant's narrative, SW Washington Square Road and the private drive aisles within the development area are considered non-arterial streets and are designed to meet the vision clearance area requirements within this section. The proposed development has frontage on a private.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 driveway in preliminary accordance with the standards of this chapter. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for approval. Site distance exhibits shall be designed in conformance with AASHTO (current edition) and include Vision Clearance Areas designed in conformance with the City of Tigard. Prior to final building inspection, the applicant must submit the Final Sight Distance Certification for approval. Through the conditions of approval,this standard is met. ADDITIONAL CITY OR AGENCY COMMENTS: Public Water System: The existing public water mains surrounding the proposed development are under the jurisdiction of Tualatin Valley Water District(TVWD).The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must obtain approvals from TVWD for water service prior to issuance of city permits. Grading and Erosion Control: The City of Tigard and Clean Water Services Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction,grading, excavating, clearing, and any other activity which accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion control plan for approval. The plan must comply to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition). The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. The site is larger than one acre. The following conditions of approval are required to meet this standard: Prior to commencing any site improvements,the applicant must obtain an approved NPDES permit. Prior to commencing any site work, the applicant must submit a final grading plan along with the Erosion and Sediment Control (ESC) permit showing the existing and proposed contours for approval. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. Through the condition of approval, this standard is met. Address Assignments: The City of Tigard is responsible for the assigning addresses for parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718-2678 to ensure new addresses are assigned. Prior to permit submittal, the applicant must submit an assignment of addresses and pay the address fee. The address fee will be assessed in accordance with the current Master Fee Schedule. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT SUBMITTAL: 1. Prior to permit submittal, the applicant must submit assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678 for the submission of the Autocad file. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with a Public Facilities any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Buck Smith, Principal Engineer at (503) 718-2464 or Buck.Smith@u,tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 2. Improvements associated with private stormwater management facilities must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Other applicable County,State, and Federal Codes and Standard Guidelines 3. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 4. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit.Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS's review and approval. 5. Prior to commencing any site work, the applicant must provide a performance bond for private stormwater treatment facilities associated with the development. 6. Prior to commencing any site work, the applicant must obtain approval of a Stormwater Management (SWM) Permit to cover all stormwater management facilities and an Erosion and Sediment Control (ESC) permit for land disturbance. An Engineering cost estimate of improvements associated with stormwater quality and water quantity facilities are required at the time of SWM permit submittal. An Engineering cost estimate of improvements associated site improvement are required at the time of ESC permit submittal. 7. 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 stormwater management 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. 8. Prior to commencing any site work,the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. 9. Prior to commencing any site work,the applicant must submit all utility easements,public access easements and maintenance agreements for review and approval. 10. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for approval.Site distance exhibits shall be designed in conformance with AASHTO (current edition) and include Vision Clearance Areas designed in conformance with the City of Tigard. 11. Prior to commencing any site improvements, the applicant must obtain an approved NPDES permit. 12. Prior to commencing any site work,the applicant must submit a final grading plan along with the Erosion and Sediment Control (ESC) permit showing the existing and proposed contours for approval. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. 13. Prior to commencing any site work, the applicant must obtain approvals from TVWD for water service prior to issuance of city permits. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant must prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Buck Smith, Principal Engineer at (503) 718-2464 or Buck.Smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 1. Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. 2. Prior to final building inspection,the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. 3. Prior to final building inspection,the applicant must record all applicable public access,and utility easements including, but not limited to, for access, storm and surface water drainage, sanitary sewer,water,and franchise utilities and provide recorded copies to the City. 4. Prior to final building inspection, the applicant must request an inspection and obtain final approval from TVF&R. 5. Prior to final building inspection,the applicant must submit the Final Sight Distance Certification for approval.