HomeMy WebLinkAbout00 CMA2025-0002 Steve Street Park SR FINALSTAFF RECOMMENDATION
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Agenda Item: 5
Hearing Date: February 2, 2026 Time: 7:00 PM
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
SECTION I. APPLICATION SUMMARY
FILE NAME: STEVE STREET PARK
CASE NO.: COMPREHENSIVE PLAN MAP AMENDMENT CMA2025-0002
PROPOSAL: The applicant is requesting a Comprehensive Plan Map Amendment to
remove Goal 5 safeharbor protection of 0.03 acres of Tigard significant
wetlands in order to construct a pathway to access Steve Street Park.
APPLICANT: City of Tigard
Jeff Peck
13125 SW Hall Blvd
Tigard, OR 97233
APPLICANT’S
REP:
OWNER:
Winterbrook Planning
Grace Coffey
610 SW Alder St
Portland, OR 97205
Same as applicant
LOCATION: 8400 SW Steve St; WCTM 1S136CB Tax Lot 4402 and 8500 SW Spruce St;
WCTM 1S136CB Tax Lot 4400
COMPREHENSIVE
PLAN
DESIGNATION: Medium Density Residential
ZONE: Parks and Recreation (PR) and RES-D
APPLICABLE Statewide Planning Goals 1, 2, 5, 8, and 12; Metro’s Urban Growth
PROVISIONS: Management Functional Plan Title 8; Tigard Comprehensive Plan
Policies 1.1.2, 1.2.1, 2.1.3, 2.1.8, 2.1.16, 2.1.22, 2.1.23, 5.1.1, 5.1.8, 5.1.10,
5.1.12, 6.2.1, 6.2.4, 8.1.2, 8.1.4, 8.1.17, 8.1.20, 11.1.1, 11.1.6, 11.4.2, 12.1.1,
12.1.2, 12.2.4, 12.4.1; and Tigard Community Development Code (TCDC)
Chapters 18.110, 18.140, 18.510, 18.710, 18.790, 18.910, and 18.920.
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SECTION II. STAFF RECOMMENDATION
Staff recommends that Planning Commission recommend to the Tigard City Council APPROVAL,
subject to conditions of approval, of the Comprehensive Plan Map Amendment as complying with all
applicable comprehensive plan policies and map designations, Statewide Planning Goals, and Metro
policies, and that the applicant has demonstrated adequate public services exist to serve the property
at the intensity of the proposed zoning.
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant must prepare a cover letter and submit it, along with any supporting documents
or plans that address the following requirements to the ENGINEERING DIVISION, ATTN:
Buck Smith, Principal Engineer at (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. Improvements associated with public infrastructure including street and right-of-way dedication,
utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations,
and utility connections must be designed in accordance with the following codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• City of Tigard Community Development Codes and Municipal Codes
• Tualatin Valley Fire and Rescue (TVF&R) Fire Codes
• Other applicable County, State, and Federal Codes and Standard Guidelines
2. Prior to commencing any site work, the applicant must obtain approval of a Public Facility
Improvement (PFI) Permit to cover all improvements associated with public infrastructure work,
including stormwater management facilities, or any other work in the public right-of-way. An
Engineering cost estimate of improvements associated with public infrastructures including but
not limited to street, street grading, utilities, stormwater quality and water quantity facilities,
sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal.
3. Prior to commencing any site work, the applicant must submit all right-of-way dedication
documents, utility easements, public access easements, and maintenance agreements review
and approval.
4. Prior to final acceptance, the applicant must record all applicable right-of-way dedication, public
access, and utility easements including, but not limited to, for access, storm and surface water
drainage, sanitary sewer, water, and franchise utilities and provide recorded copies to the City.
5. 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
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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.
6. Prior to final acceptance, the applicant must complete all improvements associated with public
infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not
limited to, street improvements, streetlights, street trees, sidewalks, public and private
stormwater management facilities, sanitary sewer, water, natural gas, electrical, and
telecommunication. The applicant must receive conditional acceptance from the City of Tigard.
7. Prior to commencing any site work, the applicant must provide a performance bond for all
public improvements and stormwater treatment facilities associated with the development.
8. Prior to final acceptance, the applicant must complete all improvements associated with public
infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not
limited to, street improvements, streetlights, street trees, sidewalks, public and private
stormwater management facilities, sanitary sewer, water, natural gas, electrical, and
telecommunication. The applicant must receive conditional acceptance from the City of Tigard.
9. 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.
10. 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.
11. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard Stormwater Management (SWM) 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.
12. Prior to commencing any site improvements, the applicant must obtain an Erosion & Sediment
Control (ESC) permit from the City of Tigard. The City of Tigard will review and forward the
plans to CWS for approval of the NPDES permit.
13. Prior to commencing any site work, the applicant must submit a final grading plan showing the
existing and proposed contours for approval. The plan must detail the provisions for surface
drainage of all lots and show that they will be graded to ensure that surface drainage is directed
to the street or a public storm drainage system approved by the Engineering Division. The
design engineer must indicate areas that will have natural slopes between 10 percent and 20
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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.
SECTION III. BACKGROUND INFORMATION
Site Description:
The total project area is approximately 1.37 acres and is located at the north terminus of 84th Avenue and
the west terminus of Steve St. The main property at 8400 SW Steve St is currently an undeveloped,
relatively flat field but is proposed to be developed as a neighborhood park. It gently slopes down to the
north to an existing wetland, identified as a significant wetland on the Tigard Wetland and Stream
Corridors Map. This property is zoned Parks and Recreation (PR). The proposed pathway will connect
from SW Steve St to the proposed park through a pedestrian and bicycle easement on the property directly
north owned by the Japanese International Baptist Church, which is zoned RES-D. A tributary of Ash
Creek runs through this property through the wetland. There is an existing informal soft surface path
within the 50-foot wide wetland buffer identified in the City’s Wetland and Stream Corridors map.
The surrounding area has been identified as a “gap area” in the Tigard Parks System Plan, which is an
area where residents are not able to access a park or natural area within a 10-minute walk of where they
live. The area around the proposed park is more racially diverse, contains more multi-family homes, and
has lower average household incomes than Tigard as a whole, and is underserved in terms of access to
parks. Land uses surrounding the project area include single- and multi-family residences and a church.
Proposed Request:
The proposed request is to construct an 8-foot wide pathway within the wetland and associated
vegetated corridor to provide pedestrian and bicycle access to the park from SW Steve St. The
proposed park includes the installation of paved paths and trails including a loop trail around the
perimeter, the installation of a water quality facility in the northern portion of the park, and picnic and
play areas.
The Tigard Local Wetland Inventory (LWI) depicts the wetland and wetland buffer in the northwest
corner of the park property, extending off-site to the north and west, however an on-site wetland
investigation in 2024 concluded that the wetland and wetland buffer occupy a larger portion of the
north end of the property compared to the LWI. Accordingly, the proposed path is located within the
delineated wetland buffer.
In order to construct the proposed pathway, a Comprehensive Plan Map Amendment is requested to
remove protection from a total of approximately 0.03 acre (1,437 square feet) of locally significant
wetlands and associated vegetated corridor. The amendment is supported by an environmental, social,
economic and energy (ESEE) analysis (Attachment 2). This comprehensive plan map change will allow
for the construction of a facility that would otherwise be prohibited due to the location of existing locally
significant wetlands. The proposed path is the only method for the park to connect to Steve Street and
the northeast side of the park because wetlands cover the rest of the north side of the park. Additionally,
formalizing the existing path will reduce the likelihood of users going off the path and trampling the
remaining wetland buffer.
Mitigation for the proposed encroachment will include replacing the impacted vegetated corridor with
3,790 square feet of mitigation and improve the existing vegetated corridor from a “marginal and
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degraded” status to a “good” condition. Proposed park development also includes restoring
approximately 18,500 square feet (30% of the total site) to natural area, which will provide critical
wildlife habitat within a highly urbanized neighborhood. Restoration of a degraded wetland buffer will
significantly improve both the quality and quantity of wildlife habitat. Removing non-native species
and replanting with a variety of native plants, shrubs, and trees will provide year-round food sources
and homes for this urban wildlife. The proposed mitigation and enhancement is detailed in the CWS
service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3) provided by the applicant.
Decision Process
The application is processed through a Type III-Modified procedure. The Planning Commission will
make a recommendation to City Council on the proposed Comprehensive Plan Map Amendment. The
Council may approve the amendment, approve with conditions, deny the amendment, or remand the
amendment back to Planning Commission.
SECTION IV. PUBLIC COMMENTS
The Tigard Community Development Code requires that property owners within 500 feet of the subject
site be notified of the proposal and be given an opportunity to provide comments prior to a decision
being made. The Planning Commission hearing was scheduled for February 2, 2026. Staff mailed a Type
III Notice of Public Hearing regarding this application to affected parties on January 13, 2026. The notice
was posted at the project site on January 14, 2026. As of the time of the writing of this staff report, no
comments were received.
SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA
This section contains all of the applicable city, state, and Metro policies, provisions, and criteria that apply
to the proposed comprehensive plan map amendment.
Statewide Planning Goals:
Goal 1: Citizen Involvement
Goal 2: Land Use Planning
Goal 5: Natural Resources, Scenic and Historic Areas, and Open Spaces
Goal 8: Recreational Needs
Goal 12: Transportation
METRO Functional Plan:
Title 8: Compliance Procedures
City of Tigard Comprehensive Plan:
Chapter 1: Citizen Involvement, Policies 1.1.2 and 1.2.1
Chapter 2: Land Use Planning, Policies 2.1.3, 2.1.8, 2.1.16, 2.1.22, 2.1.23
Chapter 5: Natural Resources, Areas and Open Spaces, Policies 5.1.1, 5.1.8, 5.1.10, 5.1.12
Chapter 6: Air, Water and Land Resources Quality, Policies 6.2.1, 6.2.4
Chapter 8: Recreational Needs, Policies 8.1.2, 8.1.4, 8.1.17, 8.1.20
Chapter 11: Public Facilities and Services, Policies 11.1.1, 11.1.6, 11.4.2
Chapter 12: Transportation, 12.1.1, 12.1.2, 12.2.4, 12.4.1
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Tigard Community Development Code
18.110 Residential Zones
18.140 Parks and Recreation Zone
18.510 Sensitive Lands
18.710 Land Use Review Procedures
18.790 Text and Map Amendments
18.910 Improvement Standards
18.920 Access, Egress, and Circulation
SECTION VI. APPLICABLE CRITERIA, FINDINGS, AND CONCLUSIONS
The following subsections address only the criteria applicable to this decision.
Statewide Planning Goals
Goal 1 – Citizen Involvement:
This goal outlines the citizen involvement requirement for the land use planning process,
including the adoption of Comprehensive Plans and changes to the Comprehensive Plan and
implementing documents.
FINDING: Citizens, affected agencies, and other jurisdictions were given the opportunity to participate
in all phases of the planning process. Several opportunities for participation are built into the
Comprehensive Plan Map amendment process, including public hearing notification requirements
pursuant to Chapter 18.710 of the Tigard Community Development Code. This goal is satisfied.
Goal 2 – Land Use Planning:
This goal outlines the land use planning process and policy framework.
FINDING: The Department of Land Conservation and Development (DLCD) has acknowledged the
city’s Comprehensive Plan as being consistent with the statewide planning goals. The Development Code
implements the Comprehensive Plan. The Development Code establishes a process and standards to
review changes to the Tigard Development Code in compliance with the Comprehensive Plan and other
applicable state requirements. As discussed within this report, the applicable Development Code process
and standards have been applied to the proposed amendment, and the intent of these amendments are
to meet the requirement of state law, administrative rules, and the Statewide Planning Goals. This goal
is satisfied.
Goal 5 – Natural Resources, Scenic and Historic Areas, and Open Spaces:
This goal outlines how cities must protect, inventory, and plan for natural and historic resources
including waterways, groundwater, wildlife habitat, and trails.
FINDING: The applicant conducted an inventory of natural resources in the project area in compliance
with this goal as well as an ESEE analysis (Exhibit 3) prepared in compliance with OAR 60-23-040, to
justify removal of Goal 5 protection from approximately 1,437 square feet (0.03 acre) of significant
wetlands and vegetated corridor on the subject properties. The project has been designed to avoid and
minimize impacts to natural resources including waterways, groundwater, wildlife habitat, and trails to the
greatest extent practicable and will provide on-site mitigation to ensure no net loss of significant functions
and values. This goal is satisfied.
Goal 8 – Recreation:
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This goal requires local governments to plan for the recreation needs of their residents and
visitors.
FINDING: The Tigard Parks and Recreation System Plan includes the recommendation to develop the
subject site as a park to serve a densely populated area that is currently isolated from other parks. The
project has been designed to fulfill this recommendation and the proposed pathway will provide a
connection that will allow nearby residents to easily access the park. This goal is satisfied.
Goal 12 – Transportation:
This goal outlines how each city must develop a transportation system plan that considers all
modes of transportation.
FINDING: The project will pave an existing informal path to provide ADA -compliant pedestrian
park access to Steve Street. Consistency with the city’s Transportation goals and policies is discussed
later in this report under applicable policies of the Tigard Comprehensive Plan. This goal is satisfied.
CONCLUSION: Based on the above analysis, all statewide goals have been fully met.
METRO Urban Growth Management Functional Plan
Title 8: Compliance Procedures
The purposes of this chapter are to establish a process for ensuring city or county compliance
with requirements of the Urban Growth Management Functional Plan and for evaluating and
informing the region about the effectiveness of those requirements.
FINDING: This title has been met by complying with the Tigard Development Code notice
requirements set forth in Section 18.710.080 (Type III-Modified Procedure). On January 13, 2026, notice
of the Planning Commission public hearing was sent to the interested parties list and all property owners
within 500 feet of the subject parcels. On January 26, 2026, the proposal was posted on the City’s web
site. On January 14, 2026, the site was posted with a notice board. On January 26, 2026, the staff report
was made available. A minimum of two public hearings will be held (one before the Planning Commission
and the second before the City Council) at which an opportunity for public input is provided. This title
is satisfied.
CONCLUSION: As shown in the analysis above, the proposal is in compliance with all applicable
Titles of Metro’s Urban Growth Management Functional Plan.
City of Tigard Comprehensive Plan
Goal 1: Citizen Involvement
Goal 1.1
Provide citizens, affected agencies, and other jurisdictions the opportunity to participate in all
phases of the planning process.
Policy 2 The City shall define and publicize an appropriate role for citizens in each
phase of the land use planning process.
FINDING: Citizens, affected agencies, and other jurisdictions were given the opportunity to participate
in all phases of the planning process. Several opportunities for participation are built into the
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Comprehensive Plan amendment process, including public hearing notification requirements pursuant to
Chapter 18.710 of the Tigard Community Development Code. This policy is met.
Goal 1.2
Ensure all citizens have access to:
A. opportunities to communicate directly to the City; and
B. information on issues in an understandable form
Policy 1 The City shall ensure pertinent information is readily accessible to the
community and presented in such a manner that even technical
information is easy to understand.
FINDING: The applicant held a neighborhood meeting on December 10, 2024. On January 13, 2026, a
public hearing notice of the Planning Commission public hearing was sent to the interested parties list
and all property owners within 500 feet of the subject parcels. On January 26, 2026, the proposal was
posted on the City’s web site. On January 14, 2026, the site was posted with a notice board. On January
26, 2026 the staff report was made available. This policy is met.
Goal 2: Land Use Planning
Goal 2.1
Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as
the legislative foundation of Tigard’s land use planning program.
Policy 3 The City shall coordinate the adoption, amendment, and
implementation of its land use program with other potentially affected
jurisdictions and agencies.
FINDING: The project was designed in coordination with the applicable affected City agencies including
the Public Works, Community Development, and Parks & Recreation departments, in addition to Clean
Water Services and the Department of State Lands. A request for comments was sent to applicable
outside agencies, whose comments are included as Attachment 3. Additionally, notice of this application
was provided to the Oregon Department of Land Conservation and Development (DLCD) 35 days prior
to the first evidentiary hearing on this application. This policy is met.
Policy 8 The City shall require that appropriate public facilities are made available,
or committed, prior to development approval and are constructed prior to,
or concurrently with, development occupancy.
FINDING: There are existing sanitary sewer and storm lines under the proposed path and an existing
water line that serves the site. The stormwater facility will be designed and constructed to meet CWS
Design and Construction Standards for stormwater treatment and detention. Further compliance will be
demonstrated at the time of the applicant’s Public Facility Improvement (PFI) permit submittal. This
policy is met.
Policy 16 The City may condition the approval of a Plan/Zoning map
amendment to assure the development of a definite land use(s) and
per specific design /development requirements.
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FINDING: This application includes specific development plans meeting CWS and city standards.
Conditions of approval will be included with the decision. This policy is met.
Policy 22 The City shall identify, designate, and protect natural resources as part
of its land use program.
FINDING: The City has identified significant wetlands within its “Wetlands and Streams Corridors Map”
and has also adopted Goal 5 protections within TDC 18.510 for sensitive lands, including significant
wetlands and riparian areas associated with a number of waterways. The applicant is following the correct
procedures to request approval of impacts to these natural resource areas. As described in more detail
within the applicant’s CWS service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3), the applicant
is proposing on-site mitigation in order to ensure no net loss of significant functions and values. This
policy is met.
Policy 23 The City shall require new development, including public
infrastructure, to minimize conflicts by addressing the need for
compatibility between it and adjacent existing and future land uses.
FINDING: The proposed pathway will minimize conflict and is compatible with the adjacent existing
and future uses. The site is currently surrounded by mainly residential uses in addition to a church on the
parcel to the north. These uses will be better served by more connected pedestrian infrastructure and
park improvements. This policy is met.
Goal 5: Natural Resources, Areas and Open Spaces
Goal 5.1
Protect natural resources and the environmental and ecological functions they provide and, to
the extent feasible, restore natural resources to create naturally functioning systems and high
levels of biodiversity.
Policy 1 The City shall protect and, to the extent feasible, restore natural
resources in a variety of methods to: A. contribute to the City’s scenic
quality and its unique sense of place; B. provide educational
opportunities, recreational amenities, and buffering between
differential land uses; C. maximize natural resource functions and
services including fish and wildlife habitat and water quality; and D.
result in healthy and naturally functioning systems containing a high
level of biodiversity.
FINDING: The north side of Steve Street Park is constrained by wetland natural resources and
the associated buffer, offering no way to avoid the wetland buffer while still providing a connection to
Steve Street. The applicant has designed the project to avoid and minimize impacts to natural resources
to the greatest extent practicable. The applicant will provide compensatory mitigation to ensure no net
loss of significant functions and value, as described in the applicant’s CWS service provider letter (Exhibit
5) and ESEE analysis (Exhibit 3). The proposed pathway that serves the new park will provide better
access to recreational amenities that are currently lacking in the area Additionally, the proposed
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stormwater facility will ensure a greater volume of stormwater runoff is adequately treated prior to being
discharged, resulting in a healthier fish and wildlife habitat and greater water quality. This policy is met.
Policy 8 The City shall protect and, to the extent feasible, restore the diverse
ecological and non-ecological functions and services of streams,
wetlands, and associated riparian corridors.
FINDING: As described within the applicant’s CWS service provider letter (Exhibit 5) and ESEE
analysis (Exhibit 3), the applicant is incorporating mitigation measures to ensure the replacement of the
functions and values of impacted resources. Further, as described throughout the submitted narrative and
associated documents, the applicant has carefully designed the project to avoid and minimize impacts to
the significant wetlands areas to the maximum extent practicable. This policy is met.
Policy 10 The City shall complete a baseline inventory of significant natural
resources and update or improve it as necessary, such as at the time of
Comprehensive Plan Periodic Review, changes to Metro or State
programs, or to reflect changed conditions, circumstances, and
community values.
FINDING: The City has conducted an inventory of natural resources in compliance with Statewide
Planning Goal 5. The applicant is proposing amendments to the City’s “Wetlands and Streams Corridors
Map”, a component of the Tigard Comprehensive Plan, in order to permit impacts to significant wetlands
areas as described throughout this narrative and the associated documents submitted with the application.
On approval of this request, the ESEE analysis will be incorporated by reference into the Tigard
Comprehensive Plan, and the “Wetlands and Streams Corridors Map” will be amended to remove the
area from the inventory. This policy is met.
Policy 12 The City shall develop and implement standards and procedures that
mitigate the loss of natural resource functions and services, with
priority given to protection over mitigation.
FINDING: The location of the park property is constrained by natural resources and offers limited
opportunity to avoid the wetland and vegetated corridor while still providing a pedestrian connection at
the north boundary of the park. The applicant has designed the project to avoid and minimize impacts to
natural resources to the greatest extent practicable and will provide on-site mitigation to ensure no net
loss of significant functions and values. This policy is met.
Goal 6: Air, Water, and Land Resources Quality
Goal 6.2
Ensure land use activities protect and enhance the community’s water quality.
Policy 1 The City shall require that all development complies with or exceeds
regional, state, and federal standards for water quality.
FINDING: As described in the preliminary stormwater report (Exhibit 9), the applicant is proposing
a new stormwater management facility designed to meet CWS’s Design and Construction Standards
that will meet CWS requirements for stormwater treatment and detention for the project area. These
stormwater improvements will ensure a greater volume of stormwater runoff is adequately treated
prior to being discharged, which will contribute to improved water quality. This policy is met.
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Policy 4 The City shall protect, restore, and enhance, to the extent practical, the
natural functions of stream corridors, trees, and water resources for
their positive contribution to water quality.
FINDING: As described within the applicant’s CWS service provider letter (Exhibit 5) and ESEE
analysis (Exhibit 3), the applicant is incorporating mitigation measures to ensure the replacement of
the functions and values of impacted resources. The applicant has designed the project to avoid and
minimize impacts to significant wetlands to the maximum extent practicable. This policy is met.
Goal 8: Recreational Needs
Goal 8.1
Provide a wide variety of high quality park and open spaces for all residents, including both:
A. developed areas with facilities for active recreation; and
B. undeveloped areas for nature-oriented recreation and the protection and enhancement
of valuable natural resources within the parks and open space system.
Policy 2 The City shall preserve and, where appropriate, acquire and improve
natural areas located within a half mile of every Tigard resident to provide
passive recreational opportunities.
FINDING: The City of Tigard purchased the subject property in 2010 to provide a park in an
underserved area of the city. Neighborhood parks are intended to provide a variety of active and passive
recreational opportunities for all age groups. Developing an accessible pathway near the wetland will
provide the opportunity for passive recreational activities near the park’s natural areas in addition to
providing access to the active recreation activities provided in the rest of the park. The policy is met.
Policy 4 The City shall endeavor to develop neighborhood parks [or neighborhood
park facilities within other parks, such as a linear park] located within a
half mile of every resident to provide access to active and passive
recreation opportunities for residents of all ages.
FINDING: The overall purpose of the project is to provide a new park to a neighborhood of
approximately 600 residents of Tigard, in an area identified in the Parks and Recreation System Plan as
lacking a park within a 10-minute walk of its residents. The proposed pathway will allow access to active
and passive recreational opportunities consistent with this policy. This policy is met.
Policy 17 The City shall maintain and manage its parks and open space resources
in ways that preserve, protect, and restore Tigard’s natural resources,
including rare, or state and federally listed species, and provide “Nature
in the City” opportunities.
FINDING: Natural resources within the proposed park area were carefully evaluated by the applicant’s
consultant, and significantly more protected resources were identified than originally mapped. The
proposed location of the pathway provides the alignment with the least possible impact on natural
resources while retaining park accessibility. The minor impacts are proposed to be mitigated as shown in
the applicant’s CWS service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3). The proposal
preserves, protects, and restores natural resources while providing “Nature in the City” opportunities,
directly implementing this policy. This policy is met.
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Policy 20 The City shall continue to improve access to neighborhood parks and
other facilities in order to serve all citizens, regardless of ability.
FINDING: People with mobility limitations are currently unable to access the Steve Street Park property
from the north. The proposed path will be fully accessible to everyone, including those reliant on wheeled
devices. The proposal improves access to a neighborhood park to serve all citizens, regardless of ability.
This policy is met.
Goal 11: Public Facilities and Services
Goal 11.1
Develop and maintain a stormwater system that protects development, water resources, and
wildlife habitat.
Policy 1 The City shall require that all new development:
A. construct the appropriate stormwater facilities or ensure
construction by paying their fair share of the cost;
B. comply with adopted plans and standards for stormwater
management; and
C. meet or exceed regional, state, and federal standards for water
quality and flood protection
FINDING: As described in the stormwater report submitted with the application (Exhibit 9), the
applicant is proposing a new stormwater management facility that will meet CWS requirements for
stormwater treatment and detention for the project area. The proposed stormwater improvements will
meet or exceed regional, state, and federal standards and will ensure a greater volume of stormwater
runoff is adequately treated prior to being discharged, which will contribute to improved water quality.
This policy is met.
Policy 6 The City shall maintain streams and wetlands in their natural state, to
the extent necessary, to protect their stormwater conveyance and
treatment functions.
FINDING: The project’s design will require impacts to significant wetlands areas. However, the project
will incorporate mitigation measures to assure the replacement of the functions and values of the
impacted resources, as described in greater detail within the applicant’s CWS service provider letter
(Exhibit 5) and ESEE analysis (Exhibit 3). This policy is met.
Goal 11.4
Maintain adequate public facilities and services to meet the health, safety, education, and
leisure needs of all Tigard residents.
Policy 2 The City shall continue to develop and maintain a Capital
Improvement Plan to help provide for the orderly provision of public
facilities and services.
FINDING: The proposed project has been identified on the Tigard Capital Improvement Plan (CIP) as
project #92064. The infrastructure needs identified through the CIP are necessary for the orderly
provision of public facilities and services and are critical to the economy of Tigard and the region. The
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proposed project supports this policy by delivering a project identified on the City’s CIP. This policy is
met.
Goal 12: Transportation
Goal 12.1
Provide a safe, comfortable, and connected transportation system for all users, especially
pedestrians and other vulnerable users.
Policy 1 The City shall prioritize transportation projects according to community
benefit, including (but not limited to) safety, performance, and
accessibility, as well as the associated costs and impacts.
FINDING: The proposal delivers a transportation project identified on the city’s CIP that provides
numerous community benefits. The project was identified on the CIP as being critical to the economy of
Tigard by maintaining safe access to jobs, schools, and essential services. This policy is met.
Policy 2 The City shall design, maintain, enhance, and invest in a transportation
system that emphasizes multi-modal travel options for all types of land
uses.
FINDING: The project benefits the community by providing a new park to an area with a population
that is currently underserved and more racially diverse and economically challenged than the rest of the
city. The ADA-accessible pathway will allow these residents to safely and easily access the park in a variety
of ways. Allowing and encouraging pedestrian connections will reduce dependence on vehicle access to
the park, reducing Vehicle Miles Traveled (VMT) and reducing the carbon footprint in the area. This
policy is met.
Goal 12.2
Support environmental and community health by reducing our carbon footprint, minimizing
impacts to natural resources, and addressing unequal health impacts/outcomes of our
transportation system on low-income communities and communities of color.
Policy 4 The City shall mitigate impacts to the natural environment associated
with proposed transportation construction or reconstruction projects.
FINDING: The project will require impacts to significant wetlands areas. However, the project will
incorporate mitigation measures to assure the replacement of the functions and values of the impacted
resources, as described in greater detail within the applicant’s CWS service provider letter (Exhibit 5) and
ESEE analysis (Exhibit 3). The applicant has carefully designed the project to avoid and minimize impacts
to these areas to the maximum extent practicable. Despite impacts to these areas, the project supports
this policy by providing an ADA-accessible pathway for pedestrians and cyclists to access the park. This
has the overall impact of supporting alternative transportation methods and reducing Tigard’s carbon
footprint, creating a more environmentally healthy community. This policy is met.
Goal 12.4
Create livable neighborhoods that are designed to improve multimodal connections while
discouraging unsafe interactions.
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Policy 1 The City shall develop and maintain neighborhood and local connections
to provide efficient circulation in and out of the neighborhoods.
FINDING: The project includes a new park, which will increase livability in the neighborhood and the
proposed pathway will improve multimodal connections that allow for efficient circulation in the area by
providing access at both the north and south ends of the park. This policy is met.
CONCLUSION: As shown in the analysis above, the proposal complies with all applicable
policies of the Tigard Comprehensive Plan.
18.110 RESIDENTIAL ZONES
18.110.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in residential
zones is provided in Table 18.110.2.
FINDING: A portion of the proposed pathway is located within a bicycle and pedestrian access easement
within the residentially-zoned property at 8500 SW Spruce St. No design standards apply to the pathway,
however the sensitive lands standards do apply.
18.140 PARKS AND RECREATION ZONE
18.140.030 Other Zoning Regulations
Sites with overlay zones, plan districts, inventoried hazards, or sensitive lands are subject to
additional regulations. Specific uses or developments may also be subject to regulations as
provided elsewhere in this title.
FINDING: The project area contains sensitive lands that are proposed to be impacted by the proposed
improvements, including significant wetlands, floodplain, and vegetated corridors. The applicable
provisions of Chapter 18.510 Sensitive Lands are addressed later in this report.
18.140.040 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in the PR
zone is provided in Table 18.140.1. If a use category is not listed, see Section 18.60.030.
FINDING: The proposed park furnishings and pathway are allowed development associated with a
“Government Services” use in the PR zone. No site development review is required and no development
standards apply to the proposed pathway or park improvements.
18.510 SENSITIVE LANDS
18.510.020 Applicability
A. CWS stormwater connection permit. All proposed development must obtain a stormwater
connection permit from CWS in compliance with its design and construction standards.
FINDING: The applicant submitted a standard site assessment to CWS and a Service Provider Letter
(CWS File No. 24-002783) was issued. The applicant will obtain the necessary stormwater connection
permit. This standard is met.
18.510.050 General Provisions for Wetlands
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A. Code compliance requirements. Wetland regulations apply to those areas classified as
significant on the City of Tigard “Wetland and Streams Corridors Map,” and to a
vegetated corridor ranging from 25 to 200 feet wide, measured horizontally, from the
defined boundaries of the wetland, as provided in “Table 3.1, Vegetated Corridor Widths,”
and “Appendix C, Natural Resource Assessments,” of the CWS “Design and Construction
Standards.” Wetland locations may include but are not limited to those areas identified as
wetlands in “Wetland Inventory and Assessment for the City of Tigard, Oregon,” Fishman
Environmental Services, 1994.
FINDING: The project area contains a wetland, as depicted in the applicant’s Natural Resources
Assessment (Exhibit 4, Figure 4) and on the preliminary plan set (Exhibit 11, Sheet G0.2) which is
identified as a significant wetland on the City of Tigard “Wetland and Streams Corridors Map”. There
is a vegetated corridor measured 50 feet horizontally from the delineated wetland boundary as
specified in CWS Design and Construction Standards. The boundaries have been field verified by the
applicant’s consultant, Environmental Science Associates.
B. Delineation of wetland boundaries. Precise boundaries may vary from those shown on
wetland maps; specific delineation of wetland boundaries may be necessary. Wetland
delineation will be done by qualified professionals at the applicant’s expense.
FINDING: A wetland delineation was provided by the applicant and is included in the applicant’s
Natural Resources Assessment (Exhibit 4). The wetland delineation was prepared by a team of
qualified professionals, including wetland scientists and ecologists. The applicant has submitted the
wetland delineation report to the Oregon Department of State Lands (DSL) for concurrence.
18.510.070 Sensitive Lands Applications.
A. Approval required. An applicant, who wishes to develop within a sensitive area, as defined
in this chapter, must obtain approval in certain situations. Depending on the nature and
intensity of the proposed activity within a sensitive area, either a Type II or Type III review
is required, as provided in Subsections 18.510.020.F and G. The approval criteria for
different types of sensitive areas are provided in Subsections 18.510.070.B–E.
FINDING: The proposal includes ground disturbance in the significant wetland area and the associated
vegetated corridor; therefore a Type III review is required.
18.510.080 Special Provisions within Locally Significant Wetlands and Along the Tualatin
River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek
A. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources)
and the safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0030)
pertaining to wetlands, all wetlands classified as significant on the City of Tigard
“Wetlands and Streams Corridors Map” are protected. No land form alterations or
developments are allowed within or partially within a significant wetland, except as
allowed or approved in compliance with Section 18.510.100.
FINDING: The subject property includes wetlands that are identified as significant wetlands on the
City of Tigard “Wetlands and Stream Corridors” map and are, therefore, protected. The applicant has
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applied for the Plan Amendment Option in Section 18.510.100 to remove Goal 5 protection from
1,437 square feet (0.03 acre) of significant wetlands to allow the proposed pathway.
B. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and
the safe harbor provisions of the Goal 5 administrative rule (OAR 660-023-0030) pertaining
to riparian corridors, a standard setback distance or vegetated corridor area, measured
horizontally from and parallel to the top of the bank, is established for the Tualatin River,
Fanno Creek, Ball Creek, and the South Fork of Ash Creek.
5. The standard setback distance or vegetated corridor area applies to all development
proposed on property located within or partially within the vegetated corridors,
except as allowed below:
a. Roads, pedestrian or bike paths crossing the vegetated corridor from one side to
the other in order to provide access to the sensitive area or across the sensitive
area, as approved by the city in compliance with Section 18.510.070 and by CWS
“Design and Construction Standards”;
b. Utility or service provider infrastructure construction (i.e. storm, sanitary sewer,
water, phone, gas, cable, etc.), if approved by the city and CWS;
c. A pedestrian or bike path, not exceeding 10 feet in width and in compliance with
the CWS “Design and Construction Standards”;
d. Grading for the purpose of enhancing the vegetated corridor, as approved by the
city and CWS;
e. Measures to remove or abate hazards, nuisances, or fire and life safety violations,
as approved by the regulating jurisdiction;
f. Enhancement of the vegetated corridor for water quality or quantity benefits,
fish, or wildlife habitat, as approved by the city and CWS;
g. Measures to repair, maintain, alter, remove, add to, or replace existing structures,
roadways, driveways, utilities, accessory uses, or other developments provided
they are in compliance with city and CWS regulations, and do not encroach
further into the vegetated corridor or sensitive area than allowed by the CWS
“Design and Construction Standards.”
FINDING: The project consists of an 8-foot wide pedestrian and bike pathway designed in compliance
with CWS “Design and Construction Standards.” Therefore, the standard setback and vegetated corridor
area associated with Ash Creek do not apply.
18.510.100 Plan Amendment Option
A. Comprehensive plan amendment. Any owner of property affected by the Goal 5
safeharbor (1) protection of significant wetlands or (2) vegetated areas established for the
Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek may apply for
a comprehensive plan amendment as provided in Chapter 18.790, Text and Map
Amendments. This amendment must be based on a specific development proposal. The
effect of the amendment would be to remove Goal 5 protection from the property, but
not to remove the requirements related to the CWS Stormwater Connection Permit,
which must be addressed separately through an alternatives analysis, as described in
Section 3.02.5 of the CWS “Design and Construction Standards.” The applicant must
demonstrate that such an amendment is justified by either of the following:
B. ESEE analysis. The applicant may prepare an environmental, social, economic and
energy (ESEE) consequences analysis prepared in compliance with OAR 660-23-040.
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FINDING: The applicant has chosen to demonstrate the amendment is justified through an ESEE
analysis, rather than a demonstration that the wetlands are not significant. The applicant submitted an
ESEE analysis dated August 2025 (Exhibit 3) prepared in compliance with OAR 60-23-040 to justify
removal of Goal 5 protection from approximately 1,437 square feet (0.03 acre) of significant wetlands
and associated vegetated corridor on the subject property.
1. The analysis must consider the ESEE consequences of allowing the proposed
conflicting use, considering both the impacts on the specific resource site and the
comparison with other comparable sites within the Tigard Planning Area;
FINDING: As described in the ESEE analysis (Exhibit 3), the applicant has considered the consequences
of allowing the proposed conflicting use, in this case the proposed pathway, and considered the impacts
on the specific resource site as well as other comparable sites within Tigard. As described in the applicant’s
analysis, the consequences of allowing the proposed conflicting use provide a net positive benefit by
providing access to a park in an underserved area. Since the proposal is specific to providing access to the
park, there are no comparable sites within the Tigard Planning Area that can provide an alternative site
with fewer impacts. This standard is met.
2. The ESEE analysis must demonstrate to the satisfaction of the city council that the
adverse economic consequences of not allowing the conflicting use are sufficient to
justify the loss, or partial loss, of the resource;
FINDING: The ESEE analysis provided by the applicant demonstrates that the economic consequences
of not allowing the conflicting use would be negative. As stated in the analysis:
“There may be slightly negative economic impacts of increasing park maintenance costs in the pathway area due to lack
of paving. There is an opportunity cost in not providing an accessible pathway to Steve Street Park, as a key purpose of
park development is to provide a neighborhood park in an identified Gap Area within a 10-minute walk of residents.
If the pathway is not built and a park is not provided within a 10-minute walk of the residents, other park facilities
may need to be acquired and built to meet this need. Supporting plans, including the Tigard Parks and Recreation
System Plan, the Washington Square Regional Plan, and the Capital Improvement Plan, relying on the Steve Street
path to meet gap area needs would potentially need costly revisions. Economic benefits identified from Steve Street Park
development (identified in the Washington Square Regional Plan and described in the Metro Local Share grant
application) would be compromised.
Prohibiting the conflicting use would result in negative economic consequences from increased park
maintenance costs and the need to acquire different park lands to meet the goals of various city plans.
Alternatively, allowing path development would have positive economic consequences by supporting
a project identified as a priority in various city plans (Tigard Parks and Recreation System Plan, Capital
Improvement Plan, and Washington Square Regional Plan) and funded by parks bond money and
Metro grant funding. The path would serve an important function by providing a pedestrian
connection to the north, making the park more accessible to surrounding currently underserved
residents. It would also provide access to the Washington Square Regional Center, which has a
concentration of jobs and retail.
Overall, the economic impacts of allowing development of the path are positive and are aligned with
the City’s funding priorities and long-term planning efforts. This standard is met.
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3. In particular, ESEE analysis must demonstrate why the use cannot be located on
buildable land, consistent with the provisions of this chapter, and that there are no
other sites within the Tigard Planning Area that can meet the specific needs of the
proposed use;
FINDING: The conflicting use (8-foot wide pathway) is an improvement that serves a critical function
of connecting nearby residents to the park. The installation of a path to Steve Street can only
occur in the wetland buffer area as nowhere else on the site can provide access to Steve Street and the
rest of the northern part of the park is covered in significant wetland areas. The project is specific in
location, therefore there are no other sites within the Tigard Planning Area that can meet the specific
needs of the proposed use. This standard is met.
4. The ESEE analysis must be prepared by a team consisting of a wildlife biologist or
wetlands ecologist and a land use planner or land use attorney, all of whom are
qualified in their respective fields and experienced in the preparation of Goal 5
ESEE analysis;
FINDING: A qualified team consisting of land use planners and environmental scientists, all qualified in
their respective fields with experience compiling such analyses, prepared the ESEE analysis submitted
with this application as Exhibit 3. This standard is met.
5. If the application is approved, then the ESEE analysis must be incorporated by
reference into the Tigard Comprehensive Plan, and the “Tigard Wetland and
Stream Corridor Map” be amended to remove the site from the inventory.
FINDING: On approval of this request, the ESEE analysis will be incorporated by reference into the
Tigard Comprehensive Plan, and the “Tigard Wetland and Stream Corridor Map” will be amended to
remove the site from the inventory.
18.790 TEXT AND MAP AMENDMENTS
A. Approval process.
2. A quasi-judicial comprehensive plan map amendment application is processed
through a Type III-Modified procedure, as provided in Section 18.710.090, which is
decided by the City Council with a recommendation by Planning Commission.
FINDING: The applicant is proposing to impact sensitive lands, including a significant wetland and
the associated vegetated corridor to allow the proposed pathway. Per Section 18.510.100, this
protection can only be removed through a comprehensive plan map amendment. As such, this
application is being reviewed through the Type III-Modified procedure.
B. Approval criteria. A recommendation or decision for a quasi-judicial zoning map
amendment or quasi-judicial comprehensive plan amendment will be based on the
following:
1. Demonstration of compliance with all applicable comprehensive plan policies and
map designations; and
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FINDING: The proposal demonstrates compliance with all applicable comprehensive plan policies and
map designations, as described above.
2. Demonstration that adequate public services exist to serve the property at the
intensity of proposed zoning. Factors to consider include the projected service
demands of the property, the ability of the existing and proposed public services to
accommodate the future use, and the characteristics of the property and
development proposal, if any.
FINDING: The proposed project will allow the construction of a pathway to serve a new park. Park
improvements are proposed within the project area, including a new stormwater management facility,
play equipment, picnic tables, and drinking fountain. Sanitary sewer and storm lines already run
underneath the proposed pathway area. No bathrooms are proposed as it is a neighborhood park
expected to serve nearby residents. Rather than increasing demand on public facilities, the proposed
project is adding public facilities in order to meet current public demand. The proposed amendments to
the comprehensive plan in order to remove the “significant” designation from wetlands and vegetated
corridor areas impacted by the project will have minimal impact on public services or demand for public
services. This criterion is met.
18.910 IMPROVEMENT STANDARDS
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access
to a public street.
2. No development shall occur unless streets within the development meet the standards
of this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if
the adjacent street does not meet the standards but half-street improvements meeting
the standards of this chapter are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall
meet the standards of this chapter.
The proposal is for a new park located at the end of SW 84th Avenue, which is classified as a local street.
The subject property does not front SW Steve Street, but the development shows that a sidewalk will
extend from the north end of the park, across the southeast corner of the property to the north (8500
SW Spruce Street), then connecting to the existing sidewalks along SW Steve Street, which is also classified
as a local street. Both streets are fully developed and additional widening or right-of-way dedication is
not necessary. However, the construction of public sidewalks on 8500 SW Spruce Street will require a
public access easement or right-of-way dedication. 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.
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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.
Frontage improvements along SW 84th Avenue and SW Steve Street will not require right-of-way
dedication, but the public pedestrian walkway going through 8500 SW Spruce Street will require right-of-
way dedication or a public pedestrian access easement. 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 review
and approval.
• Prior to final acceptance, the applicant must record all applicable right-of-way dedication, public
access, and utility easements including, but not limited to, for access, storm and surface water
drainage, sanitary sewer, water, and franchise utilities and provide recorded copies to the City.
With conditions of approval, this standard is met.
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.
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2. Access shall be in compliance with Subsections 18.920.030.H, I, and J.
The proposal does not require an access easement. 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 84th Avenue and SW Steve Street Existing streets and
the street grades will remain unchanged. This standard does not apply.
2. Where the location of a street is not shown in an approved street plan, the arrangement
of streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to
existing street patterns because of particular topographical or other existing
conditions of the land. Such a plan shall be based on the type of land use to be
served, the volume of traffic, the capacity of adjoining streets and the need for
public convenience and safety.
The plans show the location of all existing streets. The plans submitted indicate the final design will
comply with standards design requirements for the cross section, width, and grade. This standard is
met.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved
street plan, or as needed to continue an existing improved street or within the Tigard
Downtown Plan District, street right-of-way and roadway widths shall not be less than the
minimum width described below. Where a range is indicated, the width shall be
determined by the decision-making authority based upon anticipated average daily traffic
(ADT) on the new street segment. (The city council may adopt by resolution, design
standards for street construction and other public improvements. The design standards
will provide guidance for determining improvement requirements within the specified
ranges.) These are provided in Table 18.910.1.
The approval authority shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or development after
consideration of the following:
1. The type of road as provided in the comprehensive plan transportation chapter -
functional street classification.
2. Anticipated traffic generation.
3. On-street parking needs.
4. Sidewalk and bikeway requirements.
5. Requirements for placement of utilities.
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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.
The site has frontage on SW 84th Avenue and SW Steve Street. Both streets are fully developed and street
widening nor right-of-way dedication is required. This standard does not apply.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition. The plan shall show the pattern of existing and proposed future streets
from the boundaries of the proposed land division and shall include other lots
within 530 feet surrounding and adjacent to the proposed land division. At the
applicant’s request, the city may prepare a future streets proposal. Costs of the city
preparing a future streets proposal shall be reimbursed for the time involved. A
street proposal may be modified when subsequent subdivision proposals are
submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle
routes and pedestrian facilities on or within 530 feet of the site.
A subdivision or partition is not proposed. This standard does not apply.
2. Where necessary to give access or permit a satisfactory future division of adjoining
land, streets shall be extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered
to be cul-de-sac since they are intended to continue as through streets at such time
as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the City Engineer, the cost of which
shall be included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub street in excess of 150 feet in length.
Street extension or cul-de-sacs are not proposed or deemed necessary. This standard does not apply.
G. Street spacing and access management. Refer to 18.920.030.H.
Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and
Circulation.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography, railroads, freeways,
pre-existing developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street connections. A full street
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connection may also be exempted due to a regulated water feature if regulations would
not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site
shall be extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict
adherence to other standards in this code. A street connection or extension is
considered precluded when it is not possible to redesign or reconfigure the street
pattern to provide required extensions. Land is considered topographically
constrained if the slope is greater than 15 percent for a distance of 250 feet or more. In
the case of environmental or topographical constraints, the mere presence of a
constraint is not sufficient to show that a street connection is not possible. The
applicant must show why the constraint precludes some reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing
or planned transit stops, commercial services, and other neighborhood facilities, such
as schools, shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide
short, direct travel routes and minimize travel distances within the development.
The site is located adjacent to SW 84th Avenue and SW Steve Street. Street extensions are not proposed
or deemed necessary. This standard does not apply.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right
angle as practicable, except where topography requires a lesser angle, but in no case shall
the angle be less than 75o unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right -of-way intersection
unless topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20
feet along the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not
less than 20 feet.
New street intersections are not proposed. This standard does not apply.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are
of less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
Additional right-of-way dedication on SW 84th Avenue and SW Steve Street 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.
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L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to
greater than 20 dwelling units, and shall only be used when environmental or
topographical constraints, existing development pattern, or strict adherence to other
standards in this code preclude street extension and through circulation:
1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations
other than circular shall be approved by the City Engineer; and
2. The length of the cul-de-sac shall be measured from the centerline intersection point
of the 2 streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street
may be required to be provided and dedicated to the city.
Cul-de-sacs are not proposed or deemed necessary. This standard does not apply.
M. Street names. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County, except for extensions of existing streets.
Street names and numbers shall conform to the established pattern in the surrounding
area and as approved by the City Engineer.
New street names are not proposed or deemed necessary. This standard does not apply.
N. Grades and curves.
1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12
percent on any other street (except that local or residential access streets may have
segments with grades up to 15 percent for distances of no greater than 250 feet); and
2. Centerline radii of curves shall be as determined by the City Engineer.
The proposed development is adjacent to SW 84th Avenue and SW Steve Street, both existing streets.
The streets and the grades of the streets will remain unchanged. This standard does not apply.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in compliance with standards
specified in this chapter and Chapter 15.04, Work in the Right-of-Way, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with City
Engineer approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
Curbs, curb cuts, ramps, and driveway approaches are shown on the submitted site plan. This standard is
met.
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.
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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.
Alleys are not proposed or deemed necessary. This standard does not apply.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance by
the city, it shall be the responsibility of the developer’s registered professional land
surveyor to provide certification to the city that all boundary and interior monuments shall
be reestablished and protected.
All boundary, internal monuments, and street monuments must be protected in accordance with the
City’s and County’s requirements and standards.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
2. The city shall require legal assurances for the continued maintenance of private
streets, such as a recorded maintenance agreement.
3. Private streets serving more than 6 dwelling units are permitted only within planned
developments, mobile home parks, cottage cluster, courtyard units, and apartment
developments.
Private streets are not proposed or deemed necessary. This standard does not apply.
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
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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.
A preliminary lighting plan has not been submitted to demonstrate that the existing street lights meet the
applicable standards. 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 analysis
must show the location of streetlights; and the type and color of the pole and light fixture. All
public streetlights must be PGE Option B.
With conditions of approval, this standard is met.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs
and other signs may be required.
Street name signs are not proposed or deemed necessary. This standard does not apply.
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AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and within
1 year of the conditional acceptance of the roadway unless otherwise approved by the City
Engineer. The final lift shall also be placed no later than when 90 percent of the structures
in the new development are completed or 3 years from the commencement of initial
construction of the development, whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new construction roadways prior to city final
acceptance of the roadway; however, not before 90 percent of the structures in the new
development are completed unless 3 years have elapsed since initiation of construction
in the development;
4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard
specifications; and
5. No lift shall be less than 1.5 inches in thickness.
The development will not require frontage improvements along SW 84th Avenue or SW Steve Street.
This standard does not apply.
BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development
will create a negative traffic condition on existing neighborhood streets, such as excessive
speeding, the developer may be required to provide traffic calming measures. These
measures may be required within the development or offsite as deemed appropriate. As
an alternative, the developer may be required to deposit funds with the city to help pay for
traffic calming measures that become necessary once the development is occupied and
the City Engineer determines that the additional traffic from the development has
triggered the need for traffic calming measures. The City Engineer will determine the
amount of funds required and will collect said funds from the developer prior to the
issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval
of the final plat. The funds will be held by the city for a period of 5 years from the date of
issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat
approval. Any funds not used by the city within the 5-year time period will be refunded to
the developer.
Traffic calming is not proposed or deemed necessary. This standard does not apply.
CC. Traffic study.
1. A traffic study shall be required for all new or expanded uses or developments under
any of the following circumstances:
a. When they generate a 10 percent or greater increase in existing traffic to high
collision intersections identified by Washington County.
b. Trip generations from development onto the city street at the point of access and
the existing ADT fall within the following ranges:
Existing ADT ADT to be added by development
0—3,000 vpd 2,000 vpd
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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 confirmed by the applicant, no off-street parking will be provided to the park, thus no additional daily
trips are expected to be generated. This standard does not apply.
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.
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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.
This subject property has sanitary/storm sewer easement along the eastern edge that will remain and
be protected. No additional utility easements are proposed or deemed necessary. This standard is met.
18.910.070 Sidewalks
A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall
have sidewalks meeting city standards along at least one side of the street. All other public
and private streets shall have sidewalks meeting city standards along both sides of the
street. A development may be approved if an adjoining street has sidewalks on the side
adjoining the development, even if no sidewalk exists on the other side of the street.
As shown on the preliminary site plan, the applicant has proposed sidewalk that will connect the sidewalk
in SW Steve Street to the sidewalk in SW 84th Avenue. 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 (eve n if the
sidewalk does not serve a neighborhood activity center).
The proposed development does not result in an additional 1,000 vehicle trips or more per day. There is
an existing sidewalk extending to the frontage. 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
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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 previously noted, new sidewalk is not required, thus a planter strip is not required. This standard
does not apply.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
The property owner is responsible for the maintenance of sidewalks, curbs, and planter strips. This
standard is applicable.
E. Application for permit and inspection. Separate street opening permits are required for
sidewalk segments that are not part of a current subdivision approval:
1. An occupancy permit shall not be issued for a development until the provisions of this
section are satisfied.
2. The City Engineer may issue a permit and certificate allowing temporary
noncompliance with the provisions of this section to the owner, builder or contractor
when, in his or her opinion, the construction of the sidewalk is impractical for one or
more of the following reasons:
a. Sidewalk grades have not and cannot be established for the property in question
within a reasonable length of time;
b. Forthcoming installation of public utilities or street paving would be likely to cause
severe damage to the new sidewalk;
c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of
the street; or
d. Topography or elevation of the sidewalk base area makes construction of a
sidewalk impractical or economically infeasible
3. The City Engineer shall inspect the construction of sidewalks for compliance with the
provision set forth in the standard specifications manual.
As previously noted, new sidewalk is not required. 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
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health or safety, surcharging of existing mains, or violations of state or federal standards
pertaining to operation of the sewage treatment system.
The applicant’s preliminary utility plan shows connection to an existing 8-inch sanitary sewer main located
within an easement along the eastern edge of the property. No facilities requiring a sanitary lateral are
proposed or deemed necessary. 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. A 12” public storm sewer main
is located in a sewer easement on the eastern side of the property. 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.
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 by constructing a flow through
lined stormwater planter. As shown on the preliminary civil set, the stormwater system will connect to
the existing 12” public storm sewer main located in an easement on the property. The applicant submitted
preliminary plans for storm drainage and a preliminary drainage report in preliminary accordance with
City of Tigard and CWS standards. The following conditions of approval are required to meet this
standard:
• Prior to commencing any site work, the applicant must submit site plans and a final storm
drainage report for approval indicating how run-off generated by the development will be
collected, conveyed, treated, and detained. The storm drainage report must be prepared and
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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 Stormwater Management (SWM) 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 acceptance, the applicant must complete all improvements associated with public
infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not
limited to, street improvements, streetlights, street trees, sidewalks, public and private
stormwater management facilities, sanitary sewer, water, natural gas, electrical, and
telecommunication. The applicant must receive conditional acceptance from the City of Tigard.
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.
The proposed development does not have frontage along an arterial or collector route. This standard
does not apply.
18.910.120 Utilities
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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
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amount of the credit, after review of cost information submitted by the applicant with
the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities
within the city at large. The City Engineer shall prepare and maintain a list of proposed
undergrounding projects which may be funded with the fees collected by the city. The
list shall indicate the estimated timing and cost of each project. The list shall be
submitted to the city council for their review and approval annually.
A preliminary utility plan was submitted as part of the land use submittal and indicates that overhead
utilities do not exist along SW Steve St or SW 84th Ave. 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.
The applicant acknowledges that they will provide a performance bond for the improvements which
will remain in effect until the end of the one-year warranty period. 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 all
public improvements and stormwater treatment facilities associated with the development.
• Prior to final acceptance, the applicant must complete all improvements associated with public
infrastructure under the City and CWS jurisdiction. Public infrastructure includes, but is not
limited to, street improvements, streetlights, street trees, sidewalks, public and private
stormwater management facilities, sanitary sewer, water, natural gas, electrical, and
telecommunication. The applicant must receive conditional acceptance from the City of Tigard.
Through the conditions of approval, this standard is met.
18.910.140 Monuments—Replacement Required
Any monuments that are disturbed before all improvements are completed by the subdivider
shall be replaced prior to final acceptance of the improvements.
The applicant’s narrative has acknowledged intent to comply with this requirement. It is feasible and
possible to meet this standard through the PFI permitting process.
18.910.150 Installation Prerequisite
A. Approval required. No public improvements, including sanitary sewers, storm sewers,
streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after
the plans have been approved by the city, permit fee paid, and permit issued.
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B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the city
for construction and other services in connection with the improvement. The permit fee
shall be set by council resolution.
The applicant’s narrative has acknowledged intent to comply with this requirement. It is feasible and
possible to meet this standard through the PFI permitting process.
18.910.170 Plan Check
A. Submittal requirements. Work shall not begin until construction plans and construction
estimates have been submitted and checked for adequacy and approved by the City
Engineer in writing. The developer can obtain detailed information about submittal
requirements from the City Engineer.
B. Compliance. All such plans shall be prepared in compliance with requirements of the city.
The applicant must submit a permit for review and approval for all public improvements. All plans
must be in compliance with all applicable standards. The following conditions of approval are required
to meet this standard:
• Improvements associated with public infrastructure including street and right-of-way dedication,
utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations,
and utility connections must be designed in accordance with the following codes and standards:
• City of Tigard Public Improvement Design Standards
• Clean Water Services (CWS) Design and Construction Standards
• City of Tigard Community Development Codes and Municipal Codes
• Tualatin Valley Fire and Rescue (TVF&R) Fire Codes
• Other applicable County, State, and Federal Codes and Standard Guidelines
• Prior to commencing any site work, the applicant must obtain approval of a Public Facility
Improvement (PFI) Permit to cover all improvements associated with public infrastructure work,
including stormwater management facilities, or any other work in the public right-of-way. An
Engineering cost estimate of improvements associated with public infrastructures including but
not limited to street, street grading, utilities, stormwater quality and water quantity facilities,
sanitary sewer, streetlights, and franchise utilities are required at the time of PFI permit submittal.
• Prior to commencing any site work, the applicant must submit the exact legal name, address, and
telephone number of the individual or corporate entity who will be designated as the “Permittee”,
and who will provide the financial assurance for the public improvements. Specify if the entity is
a corporation, limited partnership, LLC, etc. and the state within which the entity is incorporated
and provide the name of the corporate contact person.
• Prior to commencing any site work, the applicant must submit a construction vehicle access and
parking plan for approval. The purpose of this plan is for parking and traffic control during the
public improvement construction phase. All construction vehicle parking must be provided
onsite. Parking construction vehicles or equipment on adjacent residential public streets is
prohibited. Construction vehicles include the vehicles of any contractor or subcontractor
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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.
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.
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.
The applicant has acknowledged that the provisions and maintenance of access and egress provided
in this chapter are the continuing obligation of the property owner.
B. Access plan requirements. A plan demonstrating compliance with the access, egress, and
circulation requirements of this Chapter must be provided prior to any land use approval or
development permit issuance.
The applicant has submitted preliminary plans that demonstrate compliance with the access, egress, and
circulation requirements of this Chapter. This standard is met.
C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly
the same access and egress when the combined access and egress of all uses, structures, or
units of land meets the combined requirements of this chapter, provided:
1. Satisfactory legal evidence must be presented in the form of deeds, easements, leases,
or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases, or contracts are placed on permanent file with
the city.
The applicant has not proposed joint access. This standard does not apply.
D. Public street access. All vehicular access and egress as required in Subsections 18.920.030.H,
I and J must connect directly with a public or private street approved by the city for public
use and must be maintained at the required standards on a continuous basis.
As shown in the preliminary site plan, all vehicular access will be via a public street, SW 84 th Avenue.
This standard is met.
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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.
F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.O.
See findings in Subsection 18.910.030.O.
G. Pedestrian access. Paths for pedestrian access and circulation are required to, through, and
sometimes between development sites. Path standards are provided in 18.200 Residential
Development Standards, 18.300 Nonresidential Development Standards, and Chapter 18.410,
Off-Street Parking and Loading. Additional standards may also apply if the site is located in
a plan district.
The proposed path is not required by any of the referenced chapters. The standards of the referenced
chapters do not apply.
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 standards. 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
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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. This standard is met.
K. Minimum access requirements for nonresidential uses.
1. Vehicle access, egress, and circulation for nonresidential uses must comply with the
standards provided in Table 18.920.2.
The project does not propose off-street parking, so a driveway is not required. This standard does not
apply.
2. Vehicular access must be provided to nonresidential uses, and be located within 50 feet
of the primary first-story entrances;
The project does not propose off-street parking, so a driveway is not required. This standard does not
apply.
3. Additional requirements for truck traffic may be imposed through conditions of approval
of a land use application.
SW 84th Avenue is a dead end street that extends more than 150 feet from SW Pfaffle Street with no
fire department turnarounds provided. The applicant will not provide off-street parking, but will
construct a turnaround meeting the criteria of TVF&R to allow for access and maintenance of the
property. 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.
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
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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.
The proposal does not include off-street parking. This chapter does not apply.
ADDITIONAL CITY OR AGENCY COMMENTS:
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design and
Construction which require the construction of on-site water quality facilities. In addition, a maintenance
plan must be submitted indicating the frequency and method to be used in keeping the facility maintained
through the year.
• Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard Stormwater Management (SWM) Permit.
Plans must be submitted to the City of Tigard for review. The City will forward plans and the
storm drainage report to CWS after preliminary review for CWS’s review and approval.
Through the condition of approval, this standard is met.
Grading and Erosion Control:
The City of Tigard and Clean Water Services Design and Construction Standards also regulate erosion
control to reduce the amount of sediment and other pollutants reaching the public storm and surface
water system resulting from development, construction, grading, excavating, clearing, and any other
activity which accelerates erosion. Prior to commencing any site work, the applicant must submit an
erosion control plan for approval. The plan must comply to the "CWS Erosion Prevention and Sediment
Control Design and Planning Manual” (current edition).
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control permit be issued for any development that will disturb one or more acre of land. The site
is larger than one acre. The following conditions of approval are required to meet this standard:
• Prior to commencing any site improvements, the applicant must obtain an Erosion & Sediment
Control (ESC) permit from the City of Tigard. The City of Tigard will review and forward the
plans to CWS for approval of the NPDES permit.
• Prior to commencing any site work, the applicant must submit a final grading plan showing the
existing and proposed contours for approval. The plan must detail the provisions for surface
drainage of all lots and show that they will be graded to ensure that surface drainage is directed
to the street or a public storm drainage system approved by the Engineering Division. The
design engineer must indicate areas that will have natural slopes between 10 percent and 20
percent, as well as areas that will have natural slopes in excess of 20 percent. This information
will be necessary in determining if special grading inspections or permits will be necessary.
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Through the conditions of approval, this standard is met.
SECTION VII. OTHER STAFF COMMENTS
The following City of Tigard staff were sent a copy of the proposal:
• Development Engineering
• Building Division
• Public Works
• Transportation Planning
• Police Department
Comments from Development Engineering have been incorporated throughout this report. No other
comments were received from other staff.
SECTION VIII. AGENCY COMMENTS
Clean Water Services issued a Service Provider Letter (CWS file 24-002783) for this proposal on August
19, 2025, and determined that this project will significantly impact the existing or potentially sensitive
area(s) found near the site. The mitigation plan submitted by the applicant was approved by CWS. The
City of Tigard and CWS have an intergovernmental agreement stating that the City will ensure
implementation of CWS Design and Construction Standards; therefore, this approval is conditioned to
satisfy CWS requirements.
SECTION IX. ANALYSIS, CONCLUSION, AND RECOMMENDATION
ANALYSIS:
As shown in the analysis above, the applicant’s ESEE analysis addresses the requirements of the Tigard
Development Code, Chapter 18.510 Sensitive Lands. The subject property contains locally significant
wetlands and vegetated corridors protected under Goal 5 safe harbor. The applicant has applied for a
quasi-judicial comprehensive plan map amendment under a Type III-Modified procedure. The
application is based on a specific development of the construction of an 8-foot wide pathway to provide
access to Steve St Park from SW Steve St. The applicant has demonstrated that such an amendment is
justified by an ESEE analysis consistent with OAR 660-23-040.
The ESEE analysis concludes that allowing the conflicting use of the pathway would result in the most
positive consequences of the decision options. A decision to allow the conflicting use will avoid many of
the negative consequences attributed to prohibiting the conflicting use, which include limiting access to
residents at the north end of the park or needing to find and purchase additional park lands to achieve
the goals of the city’s Parks and Recreation System Plan. Allowing the conflicting use offers the most
benefit to the wetland through clearly defined access and enhancement of the surrounding area and to
the community by providing equitable access to a park in an underserved area.
CONCLUSION
Based on the findings and analysis, staff finds that the proposed Comprehensive Plan Amendment is
consistent with applicable provisions of the Tigard Development Code, Chapter 18.510 Sensitive Lands.
Staff agrees with the conclusion of the applicant’s ESEE Analysis and recommends allowing the
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conflicting use within the 0.03 acre area of significant wetland to allow construction of an accessible
pathway to the park.
RECOMMENDATION
Staff recommends that the Planning Commission recommend to City Council approval of the proposed
Comprehensive Plan Map Amendment modifying the current resource protection decision from
prohibiting conflicting uses to allowing conflicting uses and removing Goal 5 safeharbor protection of
0.03 acre of Tigard significant wetlands from the significant wetlands inventory described in the “Tigard
Wetland and Stream Corridor Map.”
Attachments:
Attachment 1: Site Plan
Attachment 2: Plan Set
Attachment 3: Applicant’s ESEE Analysis
January 20, 2026
PREPARED BY: Jenny McGinnis
Associate Planner
January 20, 2026
APPROVED BY: Schuyler Warren
Assistant Community Development Director