SUB2013-00006 Decision - MEDALLION MEADOWS SUBDIVISION NOTICE OF TYPE II DECISION
SUBDIVISION (SUB) 2013-00006
•
MEDALLION MEADOWS SUBDIVISION T I GARD
120 DAYS = 6/18/2014
SECTION I. APPLICATION SUMMARY
FILE NAME: MEDALLION MEADOWS SUBDIVISION
CASE NOS.: Subdivision (SUB) SUB2013-00006
Adjustments (VAR) V AR2013-00021
Adjustments (VAR) VAR2013-00022
Adjustments (VAR) VAR2013-00023
REQUEST: The applicant is requesting Subdivision Review approval for a 26-lot subdivision on an
approximately six-acre site and requests three adjustments to 1) increase the number of lots
allowed on a cul-de-sac from 20 to 26 lots, 2) increase the cul-de-sac length from 200 feet to
815 feet, and 3) reduce the street access spacing along Gaarde Street from 600 feet to 240
feet.
APPLICANT/ JT Roth Construction APPLICANT'S Eric Evans, PE
OWNER: c/o Tim Roth REP: Emerio Desing
12600 SW 72"d Ave. #200 8285 SW Nimbus Ave.,Suite 180
Portland, Or 97223 Bearverton, OR 97008
OWNER: John W. Olsen OWNER: Four D Construction Co.
Florence M. Olsen 14985 SW Ruby Street
11760 SW Gaarde Street Beaverton, OR 97007
Tigard,OR 97223
COMP. PLAN
AND ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at a
minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
LOCATION: 11760 and 11830 SW Gaarde Street,Tigard, OR;
Washington County Tax Map 2S110B A,Tax Lots 01500,01800,01900,and 02000.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715,
18.725; 18.730; 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
preliminary subdivision request and APPROVED the adjustments to increase the number of lots allowed on a cul-de-
sac from 20 to 26 lots, increase the cul-de-sac length from 200 feet to 815 feet, and decrease the 600-foot spacing on
SW Gaarde Street to 240 feet, subject to certain conditions of approval. The findings and conclusions on which these
decisions are based are noted in Section VI of this decision.
NOTICE.OF DECISION PAGE 1 OF 26
SUB2U13-00006-MEDAL],ION MEADOWS
CONDITIONS OF APPROVAL
THE APPLICANT SHALL CONSTRUCT THE PROPOSED DEVELOPMENT IN
SUBSTANTIAL COMPLIANCE WITH THE PLANS SUBMITTED EXCEPT AS MODIFIED
BY THE FOLLOWING CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY
ONSITE IMPROVEMENTS,INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the PLANNING DEPARTMENT, ATTN: Gary
Pagenstecher (503-718-2434). The cover letter shall clearly identify where in the submittal the required
information is found:
1. The applicant shall provide a revised arborist report and plan set that demonstrates that the pro-Dosed street
trees are consistent with spacing, location, and soil volume standards of Chapter 18.745 anc the Urban
Forestry Manual.
2. Prior to site work, the project arborist shall perform a site inspection for tree protection measures, document
compliance/non-compliance with the urban forestry plan and send written verification with a signature of
approval directly to the city manager or designee within one week of the site inspection.
3. The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection measures
during periods of active site development and construction, document compliance/non-compliance with the
urban forestry plan and send written verification with a signature of approval directly to the project planner
within one week of the site inspection.
4. Prior to site work, the applicant shall provide a tree establishment bond for all trees to be planted per the
approved urban forestry plan. The total bond amount shall be equivalent to the city's average cost to plant and
maintain a tree per the applicable standards in the Urban Forestry Manual for a period of two years after
planting multiplied by the total number of trees to be planted and maintained.
5. Prior to site work, the applicant shall provide a fee to cover the city's cost of collecting and processing the
inventory data for the entire urban forestry plan ($137.00 + $28.00 for each additional tree).
Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for
review and approval:
6. Prior to construction on the subject property or in the public right-of-way, a Public Facility Improvement
(PFI) permit is required for this project to cover street improvements,public utility issues, and any other work
in the public right-of-way. Five (5) sets of detailed public improvement plans shall be submitted for review to
the Engineering Department. The PFI permit plan submittal shall include 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. Failure to provide accurate information to the
Engineering Department will delay processing of project documents.
7. Prior to issuance of the PFI permit the applicant shall obtain city approval of a staging and construction vehicle
access and parking plan for this site. Vehicles, equipment, or materials shall not be stored in a way that would
adversely affect adjacent properties or existing public right-of-way.
8. Prior to obtaining a PFI permit the applicant shall obtain city approval of draft shared access and
maintenance agreements for each shared driveway and private street.
9. Prior to issuance of a PFI permit the applicant shall provide a preliminary access report which verifies that
design of all site driveway and street connections are safe by meeting appropriate standards such as roadway
geometric standards and sight distance.
NOTICE OF DECISION PAGE 2 OF 26
SUB2013-0O0)6-MEDALLION MEADOWS SUBDIVISION
10. Prior to obtaining a Public Facilities Improvement (PFI) permit, the applicant shall obtain city approval of
the complete design of the new street connection of SW 118`h Ct to SW Gaarde St.
11. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing
sufficient right-of-way dedication to provide a public right-of-way half-width of at least 38 feet along the
frontage of the subject property along SW Gaarde St.
12. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing a 50-
foot public right-of-way width plus 8-foot public utility easements along the right-of-way for SW 118th Ct.
13. Prior to issuance of the PFI permit, the applicant shall obtain City approval of detailed design plans for all
aspects of the work on or affecting SW 118th Ct and its right-of-way. This shall include detailed plans, profiles,
cross-slope, at least a 28-foot paved width, curb, storm drainage, underground utilities, street lights, a 5-foot
planter strip, street trees, a 5-foot wide sidewalk, and all other work necessary for a complete street in
accordance with City of Tigard and other applicable standards. Turnarounds shall meet city and fire district
standards.
14. Prior to issuance of the PFI permit, the applicant shall obtain city approval of the design of SW 118`'' Ct and
Tract A so that they can be used for future access to adjacent properties.
15. Prior to issuance of the PFI permit, the applicant shall show a public access and utility easement, or as
determined by the city engineer, on the preliminary plat in the area currently shown as a water line easement
between lots 10 and 11.
16. Prior to issuance the PFI permit the applicant shall obtain approval from the city engineer and other
appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream
impacts.
17. Prior to obtaining the PFI permit the applicant shall obtain approval from the city engineer and other
appropriate agencies of the final stormwater report and the final design of the storm drainage system to
serve the site and any downstream impacts.
18. Prior to issuance of the PFI permit the applicant shall obtain approval from the city engineer for the final
design of the water system to serve the site and any offsite improvements necessary to accommodate this
service.
19. The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant
location prior to issuance of the PFI permit.
20. Prior to issuance of the site permit the applicant shall have the site and detailed construction plans reviewed by
a geotechnical engineer, who shall provide written conditions, procedures, and requirements for construction.
These shall be designed and implemented to ensure that the development will be constructed safely,the stability
of the site will be maintained, landslides, sloughing, or other problems will be avoided, and no negative effects
will impact neighboring properties or streets.
21. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings.
The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,
February 2003 edition (and any subsequent versions or updates)."
22. Prior to issuance of the PFI permit the applicant shall obtain a 1200-C or 1200-C-N General Permit issued by
the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act and comply with all other
applicable erosion control requirements.
NOTICE OF DI BAG] 3 OF 26
SUB2UI3-00006-MEDAI TION MEADOWS SUBDIVISION
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for
review and approval:
23. Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two
monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These
monuments shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie
networked to the City's GPS survey or by random traverse using conventional surveying methods. The final
plat data and/or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes
(ORS 92.05 or subsequent legislation),Washington County, and the City of Tigard. Note: Washington County
will not begin their review of the final plat until they receive notice from the Engineering Department indicating
that the city has reviewed and approved the final plat.
24. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for city
signatures.
25. Prior to final plat approval the applicant shall pay the city's current final plat review fee.
26. Prior to final plat approval the applicant shall submit as-built drawings tied to the city's GPS network. The
applicant's engineer shall provide the City with an electronic file with points for the complete street design
and each structure (walls, manholes, catch basins, water valves, hydrants and other water system features) in
the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-
built drawings must show the approved construction drawings and any and all changes from them.
27. The final plat shall show all easements within the property.
28. Prior to final plat approval all elements of the proposed infrastructure (such as transportation, sanitary
sewer, storm drainage, water, etc.) shall be in place and operational with accepted maintenance plans. The
developer's engineer shall provide written certification that all improvements, workmanship and materials
are in accord with current and standard engineering and construction practices, and are of high grade, prior
to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance.
29. Prior to plat approval the applicant shall obtain city approval of executed joint access and maintenance
agreements, have such agreements recorded with Washington County in such a way that they will be seen in
a title or other records search, and obtain city approval of presented paper copies of such recorded
agreements.
30. Prior to final plat approval, the applicant's engineer shall obtain city approval of a final access report which
verifies design of driveway and street connections to be used by site traffic are safe by meeting adequate
stacking needs, sight distance, deceleration, and other standards as set by the City, ODOT, and AASHTO.
31. Prior to final plat approval the applicant shall obtain city approval of all aspects of the complete
construction of the street connection of SW 118`'' Ct to SW Gaarde St and any related improvements.
32. The final plat shall include sufficient right-of-way dedication to provide a public right-of-way half-width of at
least 38 feet along the frontage of the subject property along SW Gaarde St.
33. The final plat shall show a 50-foot public right-of-way width plus 8-foot public utility easements along the right-
of-way for SW 118'''Ct.
NOTICE OF DECISION PAGE 4 OF 26
SUB2U13-00006-IM113DALLION MEADOWS SUBDIVISION
34. Prior to final plat approval, the applicant shall obtain City approval of complete construction of all aspects of
the work on or affecting SW 118' Ct and its right-of-way. This shall include detailed plans, profiles, cross-
slope, at least a 28-foot paved width, curb, storm drainage, underground utilities, street lights, a 5-foot planter
strip, street trees, a 5-foot wide sidewalk, and all other work necessary for a complete street in accordance with
City of Tigard and other applicable standards. Turnarounds shall meet city and fire district standards.
35. Prior to final plat approval the applicant shall obtain city approval of the construction of SW 118th Ct and
Tract A so that they can be used for future access to adjacent properties.
36. Prior to final plat approval the applicant shall obtain approval from the city engineer and other appropriate
agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream
impacts.
37. Prior to final plat approval the applicant shall obtain approval from the city engineer and other appropriate
agencies of the construction of the storm drainage system (including maintenance plans) to serve the site
and mitigation of any downstream impacts.
38. Prior to final plat approval the applicant shall obtain approval from the city engineer of the construction of
the water system to serve the site and any offsite improvements necessary to accommodate this service.
39. Prior to final plat approval the applicant shall provide written certification from a geotechnical engineer that all
aspects of construction have been completed in accordance with the geotechnical engineer's report and
recommendations. The geotechnical engineer shall also certify that any unanticipated site conditions have been
addressed in accordance with appropriate standards and best practices and that the development has been
constructed safely, the stability of the site has been maintained, landslides, sloughing, or other problems will be
avoided now and in the future, and that no negative effects of the development will impact neighboring
properties or streets.
40. Prior to final plat approval any new utilities serving the subject property shall be placed under ground.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the PLANNING DEPARTMENT, ATTN: Gary
Pagenstecher (503-718-2434). The cover letter shall clearly identify where in the submittal the required
information is found:
41. Prior to issuance of building permits, the applicant shall provide on the building site plan for each resulting
lot or tract, the information detailed in Section 10,part 2.B-N of the Urban Forestry Manual consistent with
the approved urban forestry plan. Prior to issuance of any building permits for each resulting lot or tract, the
project arborist shall perform a site inspection for tree protection measures, document compliance/non-
compliance with the urban forestry plan and send written verification with a signature of approval with the
building permit submittal documents.
Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for
review and approval:
42. Prior to issuance of building permits, the applicant shall submit a paper copy of the final recorded plat.
43. Prior to issuance of building permits all elements of the proposed infrastructure (such as transportation,
sanitary sewer, storm drainage, water, etc.) shall be in place and operational with accepted maintenance
plans. The developer's engineer shall provide written certification that all improvements, workmanship and
materials are in accord with current and standard engineering and construction practices, and are of high
grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and
maintenance.
NOTICE OF DECISION PAGE 5 OF 26
SUB2013-00006-NII:DAI],ION MEADOWS SUBDIVISION
44. Prior to issuance of building permits all aspects of each joint access or private street and all related facilities
must be fully completed by the developer.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL INSPECTION OF BUILDING PERMITS:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the PLANNING DEPARTMENT, ATTN: Gary
Pagenstecher (503-718-2434). The cover letter shall clearly identify where in the submittal the required
information is found:
45. Prior to final building inspection for any lot or tract with an active urban forestry plan, the project arborist
shall perform a site inspection, document compliance/non-compliance with the urban forestry plan and
send written verification with a signature of approval to the city manager or designee.
46. Following final building inspection or upon acceptance by the city manager or designee when there is no
final building inspection, the tree establishment period shall immediately begin and continue for a period of
two years. There shall be a separate tree establishment period for each resulting lot or tract where trees are
shown to be planted in the approved urban forestry plan.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
NOTICE OF DECISION PAGE 6 OF 26
SUB2013-01X006-MED\LLION MEADOWS SUBDIVISION
SECTION III. BACKGROUND INFORMATION
Site History:
The subject six-acre, four-parcel site is currently developed with three single-family residences and several out
buildings. Washington County records show Tax Lot 1500 contains one residence built in 1925, Tax Lot 1800 is
vacant, Tax Lot 1900 contains one residence built in 1969. Tax Lot 2000 contains a residence that is proposed to
remain. In 2008, SUB2008-00002 approved a fourteen (14) lot Subdivision for single-family detached residences on
three of the four parcels totaling approximately 3.95 acres. That land use approval subsequently expired.
Site Information and Proposal Description:
The subject site is gently sloping to the north and east from approximately 353 feet to 305 feet elevation at grades
of approximately 5 to 15 percent. Property line trees and open fields dominate the site.
The applicant is requesting Subdivision Review approval for a 26-lot subdivision on the approximately six-acre site
and requests three adjustments to 1) increase the number of lots allowed on a cul-de-sac from 20 to 26 lots, 2)
increase the cul-de-sac length from 200 feet to 815 feet, and 3) reduce the street access spacing along Gaarde Street
from 600 feet to 240 feet.
Vicinity Information:
The subject site is zoned R-4.5. Adjacent properties to the west and east are zoned R-4.5; properties adjacent to the
south are zoned R-2. Properties to the north, across SW Gaarde are zoned R-4.5.Adjacent parcels to the south,west,
and east have been fully developed. SW 119th Place, a private street,bounds the site partially on the west, but does not
provide access to the site.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
On July 29, 2013, the applicant held a neighborhood meeting where 12 neighbors attended. Issues raised by
neighbors included storm water runoff on down slope properties, character of the homes, development schedule
and access. On March 10, 2014, a Notice of Type II Proposal was sent to neighboring property owners within 500
feet of the subject site boundaries. The city received one written comment from a neighboring property owner,
Susan Kirby, concerned with the proposed lot sizes on Lots 16, 17, and 18 adjacent to her home.
RESPONSE: Lot averaging is a design technique permitting one or more lots in a subdivision to be undersized
(but not less than 80% of the minimum), provided that the average lot size is not less than that required in the
underlying zone. In this case, the minimum lot size in the R-4.5 zone is 7,500 square feet. Lots may be as little as
6,000 square feet (80%), provided the average of the 26 proposed lots is not less than 7,500 square feet. According
the applicant's narrative and plan set, the average lot size is 7,672 square feet,which meets the applicable standards.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the criteria applicable to this decision in the order in which they are addressed:
A. Variances and Adjustments—18.370
18.370.020 Adjustments
B. Subdivisions —18.430
18.430.020 Subdivision
C. Applicable Specific Development Standards
18.510 (Residential zoning districts)
18.705 (Access, Egress and Circulation)
18.715 (Density)
18.725 (Environmental Performance Standards)
18.730 (Exceptions to Development Standards)
18.745 (Landscaping and screening)
18.765 (Off-street parking and loading requirements)
18.790 (Urban Forestry)
18.795 (Vision clearance)
D. Street and Utility Improvement Standards —18.810
18.810 (Street and Utility Improvement Standards)
E. Impact Study— (18.390)
18.390.040 (Type II Procedures)
NOTICE OF DECISION PAGE 7 OF 26
SUB2013-00006-MEDALLION MEADOWS SUBDIVISION
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
A—VARIANCES AND ADJUSTMENTS
18.370.020 Adjustments
A. Purpose. The purpose of this section is to establish two classes of special variances:
1. "Development adjustments" which allow modest variation from required development standards within
proscribed limits. Because such adjustments are granted using "clear and objective standards," these can
be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and
procedure for variances.
2. "Special adjustments" which are variances from development standards which have their own approval
criteria as opposed to the standard approval criteria for variances contained in Section 18.370.020.C.
The applicant is requesting three adjustments to 1) increase the number of lots allowed on a cul-de-sac from 20 to
26 lots, 2) increase the cul-de-sac length from 200 feet to 815 feet, and 3) reduce the street access spacing along
Gaarde Street from 600 feet to 240 feet.
5.Adjustment to access and egress standards (Chapter 18.705).
a. In all zoning districts where access and egress drives cannot be readily designed to conform to code
standards within a particular parcel, access with an adjoining property shall be considered. If access in
conjunction with another parcel cannot reasonably be achieved, the director may grant an adjustment to
the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030,
using approval criteria contained in subparagraph b of this paragraph 5.
b. The Director may approve, approve with conditions, or deny a request for an adjustment from the
access requirements contained in Chapter 18.705,based on the following criteria:
i. It is not possible to share access;
ii. There are no other alternative access points on the street in question or from another street;
iii. The access separation requirements cannot be met;
iv.The request is the minimum adjustment required to provide adequate access;
v. The approved access or access approved with conditions will result in a safe access; and
vi. The visual clearance requirements of Chapter 18.795 will be met.
Section 18.705.030.H.3 states that the minimum spacing of driveways and streets along an arterial shall be 600 feet.
The only public street that abuts the subject property is SW Gaarde St,which is an Arterial. The applicant proposes
to provide access to the site via a new public street, SW 118th Ct, which would connect to Gaarde St directly
opposite the existing northern portion of 118th Ct. This new street connection would be about 240 feet east of
119th Ave and 540 feet west of 117th Ave. This is less than 600 feet in either direction. The applicant has
requested a special adjustment to allow this access at a spacing of less than 600 feet in either direction.
There are no locations along the subject frontage of SW Gaarde St that would meet the 600-foot spacing standard.
There are no other public streets abutting the site. The proposed access location directly across from the existing
SW 118th Ct is the location on the subject frontage that is closest to meeting the requirements of this section. This
location is well away from the influence area (queuing area) of adjacent intersections. No safety problems or
excessive crash rates have been identified in this immediate area. Due to the relatively low volume of traffic on the
existing 118th Ct and anticipated relatively low volume of traffic on the new 118th Ct, adequate capacity is
anticipated to be available at this intersection.
FINDING: As shown in the analysis above,no other access is currently available to the subject property, and the
proposed location is as close as possible to meeting this standard and no queuing, safety, or capacity
problems have been identified. Therefore, this adjustment request, allowing public street access to
SW Gaarde St directly across from SW 118th Ct, can be granted subject to the following conditions:
CONDITION:
Prior to obtaining a Public Facilities Improvement (PFI) permit, the applicant shall obtain city
approval of the complete design of this new street connection of SW 118th Ct to SW Gaarde St.
Prior to final plat approval, the applicant shall obtain city approval of the complete construction of
this street connection of SW 118th Ct to SW Gaarde St and any related improvements.
NOTICE OF DECISION PAGE 8 OF 26
SUB2013-00006- DA1.I AON 1\11:.ADOWS SUBDIVISION
9. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as
governed by Section 18.390.040, the director shall approve, approve with conditions, or deny a request for
an adjustment to the street improvement requirements, based on findings that the following criterion is
satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing
development, on the proposed development, or on natural features such as wetlands, bodies of water,
significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the
standards, the director shall determine that the potential adverse impacts exceed the public benefits of
strict application of the standards.
Pursuant to Section 18.810.030.L "A cul-de-sac shall be no more than 200 feet long, shall not provide access to
greater than 20 dwelling units, and shall be used only when environmental or topographical constraints, existing
development pattern, or strict adherence to other standards in this code preclude street extension and through
circulation. All cul-de-sacs shall terminate with a turnaround. ... 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."
The applicant requests a street improvement adjustment to allow an 815-foot long cul-de-sac, which exceeds the
200-foot standard and to increase tie number of lots allowed on the cul-de-sac from 20 to 26 lots.
Access spacing standards and potential sight distance issues along SW Gaarde St preclude additional street
connections to Gaarde. Existing development of adjacent properties precludes street connections to the west,
south, and east. The lack of available stub connections on three sides of the subject property preclude through
streets in three directions, and sight distance and access spacing standards preclude street connections in the fourth.
The application states that the houses will be provided with fire protection sprinklers to increase safety. A
pedestrian connection is proposed via the Tract A private street and connecting to the sidewalk along SW Gaarde
St,which provides some pedestrian connectivity.
The applicant will need to establish an easement from SW 118th Ct to the southern edge of the property in order to
construct a water line. Existing development on properties to the south makes it unlikely that a constructed
pathway through this easement would soon connect further south. However, the easement needed for the water
line could be established in a way that would allow pedestrian usage in the future. The easement between lots 10
and 11 shall allow pedestrian facilities and access, along with water and storm drain facilities.
FINDING: As shown in the analysis above, the requested adjustment can be granted allowing SW 118th Ct to
be 815 feet long and serve 26 dwelling units because a) allowing such adjustment is not anticipated
to be detrimental to public safety and welfare, and b) due to a lack of other reasonable street
configuration alternatives. Strict application of the standards would result in an unacceptably adverse
impact on the proposed development as it would leave portions of the property inaccessible. The
potential adverse impacts of increased length and number of units served by the proposed cul-de-sac
exceed the public benefits of strict application of the cul-de-sac design standards. However, since
the cul-de-sac will be greater than 300 feet, pedestrian connectivity shall be accommodated in the
future, subject to the following condition:
CONDITION:
Prior to issuance of the PFI permit, the applicant shall show a public access and utility easement, or
as determined by the city engineer, on the preliminary plat in the area currently shown as a water line
easement between lots 10 and 11.
B — SUBDIVISION STANDARDS:
18.430.020 General Provisions
F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood
damage.
The subject property's lowest point is at 305 foot elevation level.As shown in the city's GIS mapping system, the edge
of the closest 100-year flood plain is at Fanno Creek approximately one mile northeast of the subject property at
elevation 175 feet. This provision is met.
I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce
NOTICE OF DECISION p\GE\G1 9 01 26
SUB2013-00006-MEDALLION MI3ADOV('S SUBDIVISION
exposure to flood damage; and
According to the City's GIS mapping system, the subject property is not located within a "drainage hazard area."
Specific details of the proposed drainage improvements are discussed later in this decision under TDC 18.810,
Street and Utility Improvement Standards Section. This provision is met.
18.430.030 Approval Process
A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of
a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section
18.430.040.
18.430.040.Approval Standards —Preliminary Plat:
The proposed preliminary plat complies with the applicable zoning ordinance and other applicable
ordinances and regulations.
Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this
decision, below, and have been shown to either meet, or be conditioned to meet, applicable standard and regulations
with this decision.This standard is met.
The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter
92.
The plat name "Medallion Meadows" was approved by the Washington County Surveyor's office on 4/17/2014
and otherwise satisfies the provisions of ORS Chapter 92. This standard is met.
The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions
or subdivisions already approved for adjoining property as to width,general direction and in all other respects
unless the City determines it is in the public interest to modify the street or road pattern.
No streets have been stubbed to the boundaries of the subject site. Therefore, the streets and roads laid out for the
proposed subdivision, if internally consistent with City standards, are consistent with this standard. The applicant
proposes dedication of additional right of way on SW Gaarde and street improvements as indicated in the findings for
18.810 later in this decision. This standard is met.
An explanation has been provided for all common improvements.
The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the
proposed improvements are discussed later in this decision under TDC 18.810, Street and Utility Improvement
Standards Section. This standard is met.
FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval standards for
subdivisions.
C—APPLICABLE TIGARD DEVELOMENT STANDARDS
Residential Zoning Districts (18.510)
Lists the description of the residential Zoning District.
The subject property is zoned R-4.5, Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or without accessory residential
units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile
home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted
conditionally.
Table 18.510.1, Use Table, Residential Zones, lists permitted, restricted, conditional, and prohibited uses
in residential zones.
The proposed use is detached single-family household living, a permitted use in the R-4.5 zone.
NOTICE OF DECISION PAGE 10 OF 26
SUB2013-00006-MEDALLION MEADOWS SUBDIVISION
Table 18.510.2 contains development standards in residential zones. The R-4.5 zoning district has the
following dimensional requirements:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Proposed
Minimum Lot Size 6,000 min sq. ft.
Detached unit 7,500 sq. ft. 7,672 avg. sq.ft.
14,825 max sq.ft.
Average Minimum Lot Width 50 ft. Variable,min 58 ft.
Maximum Lot Coverage NA[1]
Minimum Setbacks
Front yard 20 ft. 20 ft.
Side facing street on corner&through lots 15 ft. 15 ft.
Side yard[2] 5 ft. 5 ft./10ft(lots 20,21)
Rear yard 15 ft. 15 ft.
Side or rear yard abutting more restrictive zoning district NA
Distance between property line and front of garage 20 ft. 20 ft.
Maximum Height 30ft. 30 ft.
Minimum Landscape Requirement NA[1]
In Not applicable
12]10 foot side yards apply to flag lots on proposed lots 20 and 21.
According to the applicant's Preliminary Plat (Sheet 11), the proposed lots range in size from 6,000 square feet to
14,825 square feet with an average of 7,672 square feet. Lot Averaging is defined in 18.120.030.107.h as "a design
technique permitting one or more lots in a subdivision to be undersized, providing that the average lot size is no less
than that required in the underlying zone." Fifteen (15) lots are less than the 7,500 square foot minimum, but none are
less than 80%, or 6,000 square feet, the minimum allowed. All proposed lots meet the 50-foot average minimum lot
width with the minimum being 58 feet.
The applicant has not shown or discussed proposed building envelopes to demonstrate compliance with front,rear and
side yard setbacks. Compliance with setbacks required under the base zone, building height, and minimum landscape
requirements and the 10-foot side yard setbacks for flag lots (Lots 20 and 21) will be verified prior to the issuance of
building permits.
FINDING: Based on the analysis above, setback standards in the R-4.5 residential zone have been met. No
residential structures are proposed with this application, but applicable setbacks will be ensured
and verified at the time of building permit issuance.
Access, Egress and Circulation (18.705):
Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a
site and for general circulation within the site.
Section 18.705.030.B Access plan requirements. No building or other permit shall be issued until scaled
plans are presented and approved as provided by this chapter that show how access, egress and circulation
requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the
applicant with detailed information about this submission requirement.
Scaled site plans have been submitted (applicant's plan set) that indicate how the requirements of access, egress and
circulation are to be met, consistent with this standard. This criterion is met.
Section 18.705.030.0 allows shared accesses only if legal agreements are set in place to establish the joint
use and shared rights and maintenance responsibilities associated with such use and such agreements are
placed on permanent file.
The applicant is proposing shared accesses to serve lots 20 and 21, and lots 22 and 23. The applicant is also
proposing a private street to serve lots 1 through 4. Shared access and maintenance agreements must be established
NOTICI;OF DIiCISION
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SUB2013-00006—MED.U,LION MEADOWS SUBDIVISION
for each of the shared accesses and the private street. All aspects of these accesses and all related facilities must be
fully completed by the developer before such maintenance agreements will be considered established.
Prior to obtaining a PFI permit the applicant shall obtain city approval of draft shared access and maintenance
agreements for each shared driveway and privatestreet. Prior to plat approval the applicant shall obtain city
approval of executed joint access and maintenance agreements, have such agreements recorded with Washington
County in such a way that they will be seen in any title or other records search, and obtain city approval of
presented paper copies of such recorded agreements. Prior to issuance of building permits all aspects of each joint
access or private street and all related facilities must be fully completed by the developer.
Section 18.705.030.D Public street access. All vehicular access and egress as required in Sections
18.705.030.H and 18.705.030.I shall connect directly with a public or private street approved by the City for
public use and shall be maintained at the required standards on a continuous basis.
Each of the proposed lots will have access to SW 118`x' Ct,which will be a public street. Lots 20-23 will access 118`"
Ct via accesses shared by two homes each. Lots 1-4 will access 118`" Ct via a private street. This standard is met.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which 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.
The applicant has submitted an access certification stamped by Eric Evans of Emerio Design. That study states: "I
hereby certify that the intersection sight distance at the access for Medallion Meadows Subdivision (SW 118th
Court) conforms to the requirements for sight distance as required by the city of Tigard." While the site is sloped
and street alignments will have curves and driveway/street connections, it is evident that driveway connections
within the subdivision can be designed to provide adequate sight distance and meet appropriate design standards.
This standard can be met by condition.
Prior to obtaining a site permit the applicant shall provide a preliminary access report which verifies that design of
all site driveways and street connections (including new driveway connections to new streets) are safe by meeting
appropriate standards (such as roadway geometric standards and sight distance). Upon completion of the
improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies
design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance
and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior
to final plat approval.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of
collector or arterial street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a collector or
arterial street intersection shall be150 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 project has less than 150 feet of street frontage, the applicant must explore any
option for shared access with the adjacent parcel. If shared access is not possible or practical, the
driveway shall be placed as far from the intersection as possible.
The driveway to lots 22 and 23, the nearest driveway to an arterial (SW Gaarde St) or collector, is approximately 85
feet from the curb line of SW Gaarde St. This is anticipated to be beyond the end of the normal queue of traffic on
SW 118th Ct waiting to turn onto SW Gaarde St, and is as far from the intersection as practicable to serve these
lots. This standard is met.
Section 18.705.030.H.3 states that the minimum spacing of driveways and streets along an arterial shall be
600 feet.
The only public street that abuts the subject property is SW Gaarde St,which is an Arterial. The applicant proposes
to provide access to the site via a new public street, SW 118th Ct, which would connect to Gaarde St directly
opposite the existing northern portion of 118th Ct. This new street connection would be about 240 feet east of
119th Ave and 540 feet west of 117th Ave. This is less than 600 feet in either direction. The applicant has
requested a special adjustment to allow this access at a spacing of less than 600 feet in either direction. The
adjustment can be granted as shown in the findings in this decision under Section A. This standard is met, as
NOTICE OF DECISION PAGE 12 OF 26
SUB2013-00006-NIEDALliON MEADOWS SUBDIVISION
adjusted.
Vehicular access and egress for single-family dwelling units on individual lots shall not be less than as
provided in Table 18.705.1.
According to Table 18.705.1, the width of driveways serving individual lots must be at least 10 feet paved within a
15-foot accessway. As shown on the Preliminary Plat (Sheet 11) the proposed lots have minimum 25-foot frontages,
which are capable of accommodating required access and improvements. Lots 20/21 and 22/23 have shared access
easements 24 feet and 22 feet wide, respectively,which meet the standard. This standard is met.
FINDING: Based on the analysis above, the a-Dplicable Access, Egress and Circulation standards are met or
have been granted an adjustment w iere they could not be met.
Density Computations and Limitations (18.715):
Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number
of dwelling units permitted. The number of allowable dwelling units is based on the net development area.
The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to
determine the number of dwelling units that may be developed on a site.
FINDING: According to Washington County records, the subject property is 6.08 gross acres or 264,844 square
feet gross (6.08 x 43,560) - 50,532 square feet for private and public streets, - 9,197 lot 24, - 5,706
for flag poles for lots 20-22, and -575 square feet steep slopes = 198,834 square feet net buildable
area/7,500 = 26.51 lots or 26 lots maximum; minimum density is 26 lots x .80 = 20.8). The applicant
proposes 26 lots. Therefore, the Density Computations and Limitations criteria are met.
Environmental Performance Standards (18.725):
This chapter requires that federal and state environmental laws, rules and regulations be applied to
development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise,
visible emissions,vibration, odors,glare and heat, and insects and rodents:
Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard
Municipal Code shall apply.
Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district,
there shall be no use, operation or activity which results in a stack or other point- source emission, other
than an emission from space heating, or the emission of pure uncombined water (steam) which is visible
from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015
and 340-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any
given zoning district which is discernible without instruments at the property line of the use concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any
point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090)
apply.
Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature
processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there
shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source;
and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment
at the time of construction or excavation work otherwise permitted by this title.
Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in
a manner which will not attract or aid the propagation of insects or rodents or create a health hazard.
FINDING: This is a detached single-family residential project, which is permitted within the R-4.5 zone. There
is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet
these standards shall be maintained and any violation of these standards will be addressed by the
City of Tigard's Code Enforcement Officer. The Environmental Performance standards are met.
NOTICE OF DECISION P,XG1 13 OF 26
SUB2UI3-000u6-NIi?ll_A1.1.ION I\11 DOW'S SUBDIVISION
Exceptions to Building Height Limitations (18.730.020)
Building heights and flag lots.
1. Limitations on the placement of residential structures on flag lots apply when any of the following exist:
a.A flag lot was created prior to April 15, 1985;
b. A flag lot is created after April 15, 1985 by an approved partition; or
c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the
subdivision so that the lot adjoins other residentially-zoned land.
Proposed lots 20-22 are located on the periphery of the subdivision and adjoin other residentially-zoned land.
However, lot 22 abuts SW 119`x' Place and not another residential lot. Therefore, the limitations apply on proposed
flag lots 21 and 22.
2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential
structure on a flag lot or a lot having sole access from an accessway, private drive or easement is 1-1/2
stories or 25 feet,whichever is less, except that the maximum height may be
2-1/2 stories or 35 feet,whichever is less, provided:
a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of
the zoning district;
The maximum height in the R-4.5 zone is 30 feet. Setbacks to the south will be either 15 feet for a back yard or 10
feet for a side yard per (b) below.
b.A 10-foot side yard will be preserved;
A 10 foot side yard applies to the yards not identified as front or rear for lots 20 and 21.
c. A residential structure on any abutting lot either is located 50 feet or more from the nearest
point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any
abutting lot; and
The abutting lots include two story houses located within 25 feet of the property line. With a 10 foot side yard or 15
foot rear yard, the distance between dwellings will likely be less than 50 feet.
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot
unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such
trees exist and will be preserved.
Existing Sequoia trees #126 and #128 will be preserved and would provide screening between the proposed and
existing dwellings.
FINDING: Dwellings on the proposed flag lots, lots 20 and 21 may be two stories, but not exceed 30 feet in
height, the maximum allowed in the R-4.5 zoning district. A 10-foot side yard shall be preserved and
will be verified at the time of building permits.
Landscaping and Screening (18.745):
18.745.040 Street Tree Standards
A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown
design review (Type II and III), minor land partition (Type II), planned development (Type III), site
development review (Type II) and subdivision (Type II and III) permits.
B. The minimum number of required street trees shall be determined by dividing the linear amount of
street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum
number of required street trees shall be determined by rounding to the nearest whole number.
C. Street trees required by this section shall be planted according to the street tree planting standards in
the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the street tree
soil volume standards in the Urban Forestry Manual.
E. Street trees required by this section shall be planted within the right-of-way whenever practicable
according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted
no more than six feet from the right-of-way according to the street tree planting standards in the Urban
Forestry Manual when planting within the right-of-way is not practicable.
N(Yl'10E OF DECISION Y;AGE 14 OF 26
SUH2013-110006-iAIHD:AI.I.ION NIl?.ADO\VS SUBDIVISION
FINDING: Street trees are required for subdivisions. The applicant's submittal includes an Arborist Report
dated November 11, 2013 by Peter Torres, an ISA Certified Master Arborist, and the Preliminary
Tree Mitigation Plan (Sheet 5) which shows eleven street trees proposed on SW Gaarde where a
minimum of 10 are required. However, only 15/16 trees are shown along both sides of SW 118t''
Court, which is an average of approximately 50 foot spacing where 40 foot spacing is required. In
addition the applicant did not provide a soifvolume calculation to verify that sufficient soil volume
is provided. It is unclear how the proposed street trees relate to the existing retaining walls on SW
Gaarde. The proposed development does not fully meet the applicable street tree standards. With
the following condition of approval, these standards can be met.
CONDITION: The applicant shall provide a revised arborist report and plan set that demonstrates that the
proposed street trees are consistent with spacing, location, and soil volume standards of Chapter
18.745 and the Urban Forestry Manual.
Off-Street Parking and Loading Requirements (18.765):
18.765.030 General Provisions
Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings
shall be located on the same lot with the dwelling(s).
Per Table 18.765.2, Minimum and Maximum Required Off-Street Vehicle and Bicycle Parking
Requirements, single-family dwelling units require a minimum of one parking space and no maximum;
no bicycling spaces are required.
FINDING: Table 18.765.2 requires one vehicle parking space per dwelling unit. The applicant proposes a
two car garage and parking aprons with two spaces and one garage space for a total of four
parking spaces for each dwelling. The Off-Street Parking provisions are met.
Urban Forestry (18.790):
18.790.030 Urban Forestry Plan Requirements
A. Urban Forestry Plan Requirements. An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that
is both a certified arborist and tree risk assessor (the project arborist), except for Minor Land Partitions
that can demonstrate compliance with effective tree canopy cover and soil volume requirements by
planting street trees in open soil volumes only;
The application includes an Existing Conditions Plan (Sheet 02), Tree Preservation and Removal Plan (Sheet 3),
Tree Preservation and Removal Table (Sheet 4), Preliminary Tree Mitigation Plan (Sheet 5), and a Supplemental
Arborist Report dated November 11, 2014 by Peter Torres of Multnomah Tree Experts, Ltd., an ISA Board
certified master arborist. This Urban Forestry Plan requirement is met.
2. Meet the Tree Preservation and Removal Site Plan standards in the Urban Forestry Manual;
Part 1 of Section 10 of the Urban Forestry Manual describes the components to be included in the Tree
Preservation and Removal Site Plan. The Tree Preservation and Removal Plan (Sheet 3) include these components.
The Tree Preservation and Removal Site Plan standards are met.
3. Meet the Tree Canopy Site Plan standards in the Urban Forestry Manual; and
Part 2 of Section 10 of the Urban Forestry Manual sets forth Tree Canopy Site Plan Requirements. The Preliminary
Tree Mitigation Plan (Sheet 5) contains the applicant's proposal to meet these requirements. New development in
the R-4.5 Zone is required to have 40 percent effective tree canopy coverage of the net development site and 15%
o
canopy coverage for each lot. As shown on the preliminary plans and in the narrative, the total net development site
area is 214,367 square feet (40% coverage = 85,747 square feet). As stated in the Arborist Report, the total
qualifying mature tree canopy area -provided is 27,814 square feet or 32%. The applicant proposes to mitigate for
the site balance of 11,361 or 8% ancc, as shown in the Medallion Meadows Tree Canopy Chart and Additional Trees
Required Table, the 15%minimum canopy/lot is met. The Tree Canopy Site Plan standards are met.
4. Meet the Supplemental Report standards in the Urban Forestry Manual.
Section 10 of the Urban Forestry Manual describes the components to be included in the supplemental report. The
applicant's Supplemental Arborist Report discusses the existing and proposed trees on the site and how the
NOTICE OI DECISION PAGE 15 OF 26
SUB2U13-0U0U6-MED.17.LION Mft\DOWS SUBDIVISION
proposed trees meet the standards of the Urban Forestry Manual. As attested to by Peter Torres, the Project
Arborist, the applicant's preliminary plans and supplemental report meet the Supplemental Report standards.
18.790.060 Urban Forestry Plan Implementation
A. General Provisions. An urban forestry plan shall be in effect from the point of land use approval until
the director determines all applicable urban forestry plan conditions of approval and code requirements
have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each
resulting lot or tract separately until the director determines all applicable urban forestry plan conditions
of approval and code requirements have been met. Prior and subsequent permitting decisions regarding
the planting, maintenance, removal and replacement of trees when not associated with one of the land use
review types in Section 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard
Municipal Code.
Procedures for ensuring compliance with the urban forestry plan and supplemental report are set forth in Section 11
(Urban Forestry Plan Implementation Standards) of the Urban Forestry Manual. Compliance with Section 11 will
be ensured through conditions of approval, as discussed below.
B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by
the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no
person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on
any site with an effective urban forestry plan. The Inspection Requirements in the Urban Forestry Manual
shall apply to sites with an effective urban forestry plan.
Inspection requirements are set forth in Part 1 of Section 11 of the Urban Forestry Manual. In order to ensure
compliance with inspection requirements during all site development and building permit phases of this subdivision
application, the applicant shall be subject to conditions of approval consistent with the procedures and timing set
forth in Part 1 of Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
C. Tree Establishment. The establishment of all trees shown to be planted in the Tree Canopy Site Plan
(per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a previously approved urban forestry
plan shall be guaranteed and required according to the Tree Establishment Requirements in the Urban
Forestry Manual.
Tree establishment requirements are set forth in Part 2 of Section 11 of the Urban Forestry Manual. In order to
ensure compliance with tree establishment requirements throughout all stages of the site development and building
process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 2 of
Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
D. Urban Forest Inventory. Spatial and species specific data shall be collected according to the Urban
Forestry Inventory Requirements in the Urban Forestry Manual for each open grown tree and area of
stand grown trees in the Tree Canopy Site Plan (per 18.790.030.A.3) and Supplemental Report (per
18.790.030.A.4) of a previously approved urban forestry plan.
Urban Forest Inventory requirements are set forth in Part 3 of Section 11 of the Urban Forestry Manual. In order
to ensure compliance with inventory requirements throughout all stages of the site development and building
process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 3 of
Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
FINDING: As shown in the analysis above, the applicable provisions of the Urban Forestry Plan are met.
To ensure compliance,the following conditions of approval are imposed.
CONDITIONS:
• Prior to site work, the project arborist shall perform a site inspection for tree protection measures,
document compliance/non-compliance with the urban forestry plan and send written verification
with a signature of approval directly to the city manager or designee within one week of the site
inspection.
• The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection
measures during periods of active site development and construction, document compliance/non-
NOTICE OF DECISION PAGE 16 OF 26
SUB2013-00006-1v ED:AtLION MEADOWS SUBDIVISION
compliance with the urban forestry plan and send written verification with a signature of approval
directly to the project planner within one week of the site inspection.
• Prior to site work, the applicant shall provide a tree establishment bond for all trees to be planted
per the approved urban forestry plan. The total bond amount shall be equivalent to the city's
average cost to plant and maintain a tree per the applicable standards in the Urban Forestry
Manual for a period of two years after planting multiplied by the total number of trees to be
planted and maintained.
• Prior to site work, the applicant shall provide a fee to cover the city's cost of collecting and
processing the inventory data for the entire urban forestry plan ($137.00 + $28.00 for each
additional tree).
• Prior to issuance of building permits, the applicant shall provide on the building site plan for each
resulting lot or tract, the information detailed in Section 10, part 2.B-N of the Urban Forestry
Manual consistent with the approved urban forestry plan. Prior to issuance of any building permits
for each resulting lot or tract, the roject arborist shall:perform a site inspection for tree protection
measures, document compliance/non-compliance wits the urban forestry plan and send written
verification with a signature of approval with the building permit submittal documents.
• Prior to final building inspection for any lot or tract with an active urban forestry plan, the project
arborist shall perform a site inspection, document compliance/non-compliance with the urban
forestry plan and send written verification with a signature of approval to the city manager or
designee.
• Following final building inspection or upon acceptance by the city manager or designee when there
is no final building inspection, the tree establishment period shall immediately begin and continue
for a period of two years. There shall be a separate tree establishment period for each resulting lot
or tract where trees are shown to be planted in the approved urban forestry plan.
Vision Clearance (18.795):
Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the
corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a
private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure,
signs, or temporary or permanent obstruction exceeding three feet in height.
FINDING: The applicant's Preliminary Plat (Sheet 11) shows at the SW Gaarde and 118th Court intersection and
on Lots 16 and 27 on the inside corners of SW 18th Court. New home construction and driveways
on each of the proposed lots are required to meet the applicable visual clearance triangle
requirements. Prior to issuance of building permits visual clearance will be ensured through site plan
review. This standard is met.
D— STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810):
Chapter 18.810 provides construction standards for the implementation of public and private facilities and
utilities such as streets, sewers, and drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in
accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an
existing street shall be dedicated and improved in accordance with the TDC.
Section 18.810.030.D requires the arrangement of streets in a development to provide for the continuation
or appropriate projection of existing streets in the surrounding areas or conform to a plan adopted by the
NOTICE 01 DECISION P:AGI 17 OF 26
SUB21113-110006-1ti11.11AlLION \IEAIX0WSSUBI)1V'IS1ON
commission if it is impractical to conform to existing street patterns because of particular topographical or
other existing conditions of the land.
Minimum Rights-of-Way and Street Widths:
Section 18.810.030.E sets standards for right-of-way dimensions. Gaarde Street is designated as an Arterial in
the Tigard Transportation System Plan.
SW Gaarde Street is designated as a three-lane Arterial in Tigard's Transportation System Plan. The required right-of-
way half-width for a three-lane arterial is 38 feet. The existing right-of-way half-width is 30 feet. The applicant's
preliminary plat shows dedication of 8 additional feet of half-width for a total half-width of 38 feet,which would meet
this requirement.
Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing sufficient
right-of-way dedication to provide a public right-of-way half-width of at least 38 feet along the frontage of the subject
property along SW Gaarde St. This dedication shall be shown on the final plat.
Section 18.810.030.E also sets standards for street dimensions. Gaarde St is designated as an Arterial in the
Tigard Transportation System Plan.
SW Gaarde St was improved by the city in the early 2000s to include a common three-lane arterial section of a 44-foot
paved width (22-foot paved half-width) with curb-tight sidewalks along its full length. The applicant has requested that
Gaarde St be allowed to remain at these dimensions along the frontage of the subject property.
Gaarde Street does have a consistent cross-section with a curb-tight sidewalk in this area. Provision of a planter strip
along the subject property would only provide a relatively short section of planter strip in an area of otherwise curb-
tight sidewalks. The subject property and surrounding area slope up steeply from Gaarde St,and this slope would make
planter strip and separated sidewalk construction particularly difficult, requiring relocation of existing retaining walls.
TMC 18.810.070.0 includes an exception allowing curbside sidewalks where curbside sidewalks already exist on
predominant portions of the street. Gaarde St currently has curbside sidewalks along its full length, which meets this
exception criteria. The adjustment allowing curb-tight sidewalks along the subject property's frontage of Gaarde Street
can be granted.
Section 18.810.030.E sets standards for Local Streets for which a 32-foot paved width with 5-foot planter strips
and 5-foot sidewalks in a 54-foot wide right-of-way is required for streets with parking on both sides, and
provides an option for a 28-foot paved width within a 50-foot right-of-way width for a street with parking on
one side only.
The applicant is proposing to provide a 28-foot paved width (parking on one side only) within a 50-foot right-of-way
width for the new SW 118`h Ct plus an 8-foot public utility easement along the outside of both sides of this right-of-
way. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing a 50-foot
public right-of-way width plus an 8-foot public utility easements along the right-of-way for SW 118th Ct. Turnarounds
shall meet city and fire district standards. This right-of-way and easements shall be shown on the final plat.
Prior to issuance of the PFI permit,the applicant shall obtain City approval of detailed design plans for all aspects of the
work on or affecting SW 118`h Ct and its right-of-way. This shall include detailed plans, profiles, cross-slope, at least a
28-foot paved width,curb, storm drainage,underground utilities, street lights, a 5-foot planter strip, street trees, a 5-foot
wide sidewalk,and all other work necessary for a complete street in accordance with City of Tigard and other applicable
standards. Turnarounds shall meet city and fire district standards. This work shall be fully complete before final plat
approval.
Section 18.810.030.F requires a future street plan to show how the streets proposed for one development
could become part of a cohesive area-wide street network.
Access spacing standards and potential sight distance issues along SW Gaarde St preclude new street connections to
the north. Existing development of adjacent properties precludes street connections to the west, south, and east.
NOTICE OF DECISION PAGE 18 OF 26
SUB2013-00006-MEDAL],ION ME 1 DOW S SUBDIVISION
Street Alignment and Connections:
Section 18.810.030.H.1 state that full street connections with spacing of no more than 530 feet between
connections is required. Exceptions can be made where prevented by barriers such as topography,
railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions
existing prior to May 1, 1995 which preclude street connections. A full street connection may also be
exempted due to a regulated water feature if regulations would not permit construction.
Section 18.810.030.H.2 states that all local, neighborhood route 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 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% 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.
Metro's Regional Transportation Functional Plan requires local street spacing of no more than 530 feet
throughout the Metro region.
Access spacing standards and potential sight distance issues along SW Gaarde St preclude new street connections to
the north. Existing development of adjacent properties precludes street connections to the west, south, and east.
Intersection Angles: Section 18.810.030.I states that Streets shall be laid out so as to intersect at an angle as
near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall
the angle be less than 75 degrees unless there is a special intersection design.
The proposed SW 118`x' Ct would intersect SW Gaarde St at a 90-degree angle. This standard is met.
Cul-de-sacs: Section 18.810.030.L states "A cul-de-sac shall be no more than 200 feet long, shall not
provide access to greater than 20 dwelling units, and shall be used only when environmental or
topographical constraints, existing development pattern, or strict adherence to other standards in this
code preclude street extension and through circulation. All cul-de-sacs shall terminate with a turnaround.
... 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.
The applicant has requested an adjustment to these standards. The proposed cul-de-sac length of SW 118th Ct is
815 feet, compared to the code maximum of 200 feet. SW 118`'' Ct is proposed to serve 26 dwelling units,
compared to the code maximum of 20. As shown in the findings in this decision under Section A, the requested
adjustment can be granted. This standard is met, as adjusted.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on any other street (except that local or residential access streets may have segments
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as
determined by the City Engineer.
The subject property slopes fairly steeply to the North-Northeast. The proposed site plans show the alignment of
SW 118" Ct ascending this slope at less of a grade than the existing ground. While most of the street grades are at
or below 12%, the street profile plans show sections that exceed 12%, but for distances of less than 250 feet. This
standard would be met with the proposed street design.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is
traversed by an existing or proposed arterial or major 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.
NOTICE OF Dl?CISION PAGE 19 OF 26
SUB2013-00006-iAIRD:11,1,10N N11?:1IDOWS SUBDIVISION
• A parallel access street along the arterial or major collector;
• Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with
frontage along another street;
• Screen planting at the rear or side property line to be contained in a non-access reservation along the
arterial or major collector; or
• Other treatment suitable to meet the objectives of this subsection;
• If a lot has access to two streets with different classifications, primary access should be from the lower
classification street.
The proposed subdivision abuts SW Gaarde St, which is an Arterial in the City of Tigard Transportation System
Plan. The proposed subdivision would provide a 10-foot landscaped buffer and situate the homes well above the
level of Gaarde St, which will provide some protection and buffering for residential properties. The street design
will keep through traffic on Gaarde, and preserve neighborhood streets for local traffic. All of the proposed lots
would be accessed via SW 118th Ct, a local street; none would be accessed directly from Gaarde. SW 118th Ct and
Tract A are proposed to be constructed so as to provide future access to adjacent taxlots 1600 and 1700. This
standard is met.
Private Streets: Section 18.810.030.T gives the city engineer direction and authority to establish standards
for private streets, requires established maintenance agreements to be put in place if private streets are
allowed, and prohibits use of private streets to serve more than 6 dwelling units..
The applicant is proposing to construct a private street in Tract A to serve lots 1 through 4 on the northeastern
portion of the property. This portion is a relatively narrow strip of land. An option was investigated to provide a
public street through this portion of the property connecting to Gaarde St. However, sight distance issues made
such connection infeasible. Providing a standard public street to serve these lots would significantly reduce their
depth, especially in the area where a turnaround would be needed. For the above reasons a private street can be
allowed in this case.
Traffic Study: Section 18.810.030.CC Requires a traffic study for development proposals meeting certain
criteria.
Mitigation of Transportation Impacts:
Policy 1.9 of Tigard's Transportation System Plan states that the City shall require all development to meet
adopted transportation standards or provide appropriate mitigations.
The 26 lots of this proposed subdivision would be anticipated to generate approximately 250 daily trips. This is less
than the traffic volume thresholds of 18.810.030.CC. No excessive traffic volumes, hazard locations, access
configuration issues, or other locations as described in 18.810.030.CC have been identified in the vicinity of the site.
Therefore a traffic study is not required for this proposal.
Block Designs - Section 18.810.040.A states that 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.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000
feet measured along the right-of-way line except:
• Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-
existing development or;
• For blocks adjacent to arterial streets,limited access highways, major collectors or railroads.
• For non-residential blocks in which internal public circulation provides equivalent access.
The subject property is situated within a very large block. However, existing development of adjacent properties
precludes street connections to the west, south, and east, and access spacing standards and potential sight distance
issues along SW Gaarde St preclude new street connections to the north. Sections 18.810.040.B.1.a and b
respectively list these as acceptable reasons for not constructing new street connections. This standard is met.
NOTICE OF DECISION PAGE 20 OF 26
SUB2013-00006-MEDALLION MEADOWS SUBDIVISION
Section 18.810.040.B.2 states that bicycle and pedestrian connections on public easements or right-of-ways
shall be provided when full street connection is exempted by subsection B.1 of this section. Spacing between
connections shall be no more than 330 feet, except where precluded by environmental or geographic
constraints,existing development patterns, or strict adherence to other standards in this code.
A pedestrian connection to Gaarde St is provided via Tract A. While existing development to the south precludes
building a new pedestrian connection, an easement can be provided over the new water and storm lines. This
criterion will be met.
Prior to issuance of the PFI permit, the applicant shall show a public access and utility easement, or as determined
by the city engineer, on the preliminary plat in the area currently shown as a water easement between lots 10 and 11.
This shall also be included on the final plat.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and
be located on both sides of arterial, collector and local residential streets.
Section 18.810.070.B.2 states that 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.
The proposed plans show sidewalks that would meet city design standards. Sidewalks exist for over 1,000 feet in
each direction along Gaarde St. There are no identified sidewalk gaps that would meet the 18.810.070.B.2 criteria.
This standard is met.
Planter Strips: Section 18.810.070.0 requires five-foot planter strips between sidewalk and curb except in
certain cases. One of these exceptions is if curbside sidewalks already exist on predominant portions of
the street.
Five-foot planter strips are proposed along SW 118`" Ct, which will meet this standard. Gaarde St currently has
curbside sidewalks along its full length, which meets this exception criteria. The adjustment allowing curb-tight
sidewalks along the subject property's frontage of Gaarde Street can be granted.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new
development and to connect developments to existing mains in accordance with the provisions set forth in
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean
Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the
comprehensive plan.
Sewer Plan approval: Section 18.810.090.B requires that the applicant obtain City Engineer approval of all
sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer
service.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of
additional development within the area as projected by the Comprehensive Plan.
The applicant proposes a new sanitary sewer main under SW 118t1' Ct, connecting to the existing sanitary sewer
main under SW Gaarde St. It is evident that an adequate sewerage system can be provided to serve the proposed
development. No other properties have been identified that would need to be served through the subject property.
This standard can be met by condition. Prior to obtaining the PFI permit the applicant shall obtain approval from
the City Engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site
and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City
Engineer and other appropriate agencies of the construction of the sanitary sewer system to serve the site and
mitigation of any downstream impacts.
NOTICE OF DIiCISION
PAGF,21OP26
SUB2013-01 u06-MEDAL LION MI:ADOWS SUBDIVISION
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water
and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that 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. The City Engineer shall approve the necessary size of the facility,
based on the provisions of Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 2000 and including any future revisions or
amendments).
Effect on Downstream Drainage: Section 18.810.100.D states that 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 accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2007 and including
any future revisions or amendments).
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities shall be designed in accordance
with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and
shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water
runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be
submitted indicating the frequency and method to be used in keeping the facility maintained through the
year.
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno
Creek Watershed Management Plan. Section V of that plan includes a recommendation that local
governments institute a stormwater detention/effective impervious area reduction program resulting in no
net increase in storm peak flows up to the 25-year event. The City will require that all new developments
resulting in an increase of impervious surfaces of more than 1,000 square feet provide onsite detention
facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to
Fanno Creek, the storm water runoff will be permitted to discharge without detention, but a fee-in-lieu
would be required.
The applicant has submitted a preliminary stormwater management report as Item 11 of the application. To treat
and detain the runoff from the approximately 105,000sf of new impervious area, drainage flows will be directed
through and detained in a vegetated swale located just south of SW Gaarde St and west of SW 118th Ct on the
northern edge of the project. A portion of the site (Tract A and lots 1 through 4) are at an elevation and grade from
which it would not be feasible to route drainage to the swale, and the applicant proposes to treat and detain runoff
from adjacent properties in lieu of treating this area. While not all aspects of this approach may be viable, standard
methods exist that can meet the treatment standards for this site.
It is evident that an adequate storm drainage treatment and detention system can be provided to serve the proposed
development. Final design will be worked out in the plan review process. This standard can be met by condition.
Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other appropriate
agencies of the final stormwater report and the final design of the storm drainage system to serve the site and any
downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer and
other appropriate agencies of the construction of the storm drainage system (including maintenance plans) to serve
the site and mitigation of any downstream impacts.
NOTICI:OF DI (:ISION PiAGI's 22 OF 26
SUB21113—(X11)1)6—NII,1)\1.1,1ON\II?.ADOWS SUBDIVISION
Utilities:
Section 18.810.120 states that 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:
• The developer shall make all necessary arrangements with the serving utility to provide the
underground services;
• The City reserves the right to approve location of all surface mounted facilities;
• 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
• Stubs for service connections shall be long enough to avoid disturbing the street improvements when
service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee
in-lieu of under-grounding 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
under-grounding 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
under-grounding would result in the placement of additional poles, rather than the removal of above-
ground utilities facilities. 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 a
fee in-lieu of under-grounding.
The existing utility lines along Gaarde St are located underground. Any new utilities serving the subject property
shall be placed under ground.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safety:
The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant location
prior to issuance of the PFI permit.
Public Water System:
The applicant is proposing to connect to the existing 550' zone water main south and west of the site via an
easement between lots 10 and 11. A new water main is proposed under SW 118`5 Ct, which would then be
connected under Gaarde St looping to an existing 550' zone water main under SW 119`5 Pl. It is evident that
adequate water service can be provided to serve the proposed development. No other properties have been
identified that would need to be served through the subject property. This standard can be met by condition. Prior
to obtaining the PFI permit the applicant shall obtain approval from the City Engineer for the final design of the
water system to serve the site and any offsite improvements necessary to accommodate this service. Prior to final
plat approval the applicant shall obtain approval from the City Engineer of the construction of the water system to
serve the site and any offsite improvements necessary to accommodate this service.
Grading and Erosion Control:
CWS 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. Per CWS
regulations, the applicant is required to submit an erosion control plan for City review and approval prior
to issuance of City permits.
NOTICE OF DI'.CISION I)VIII 23 OF 25
SUB2013-Oues—NI1 J)\J.ION N1E:ADOA'S SUBDIVISION
The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant
Discharge Elimination System (NPDES) erosion control permits that may be needed for this project.
The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal
Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the
conditions of NPDES 1200-C or 1200-C-N permits as applicable. With the 6-acre size of this site, it is anticipated
that a 1200-C permit will be necessary.
Site Stability and Geotechnical Issues:
It is the applicant's responsibility to ensure the future stability of anything they construct, excavate, fill, or otherwise
affect. Steep slopes are present on the subject property, and significant areas of cut and fill are proposed. Retaining
walls are also proposed. The applicant has submitted a Geotechnical Investigation of the subject property and
proposed development.
Prior to issuance of the site permit the applicant shall have the site and detailed construction plans reviewed by a
geotechnical engineer, who shall provide written conditions, procedures, and requirements for construction. These
shall be designed and implemented to ensure that the development will be constructed safely, the stability of the site will
be maintained,landslides, sloughing, or other problems will be avoided,and no negative effects will impact neighboring
properties or streets. All aspects of construction must be in accordance with the geotechnical engineer's
recommendations.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility
installations (water, sewer, storm, etc.) and driveway construction.
Survey Requirements
Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments
with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be
on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle
from north to grid north. These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall
provide the City with an electronic file with points for the complete street design and each structure (walls,
manholes, catch basins, water valves, hydrants and other water system features) in the development, and their
respective X and Y State Plane Coordinates,referenced to NAD 83 (91).
Engineer's Written Certification Required:
Section 18.810.200 states that the developer's engineer shall provide written certification of a form provided
by the city that all improvements, workmanship and materials are in accord with current and standard
engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's
improvements or any portion thereof for operation and maintenance.
E —IMPACT STUDY
SECTION 18.390.040.B.e requires that the applicant include an impact study. The study shall address, at a
minimum, the transportation system, including bikeways, the drainage system, the parks system, the water
system,the sewer system, and the noise impacts of the development. For each public facility system and type
of impact of the development on the public at large, public facilities systems, and affected private property
users. In situations where the Community Development Code requires the dedication of real property
interests, the applicant shall either specifically concur with the dedication of real property interest, or provide
evidence which supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
The applicant has submitted an impact study as Exhibit 3 of the application that addresses the impact of the proposed
development. As shown in the applicant's Preliminary Plat (Sheet 11) and narrative, the applicant specifically concurs
NOTICE OF DECISION PAGE 24 OF 26
SUB2013-00006-MEDALLION MEADOWS SUBDIVISION
with the required real property right-of-way dedication for SW Gaarde.
ROUGH PROPORTIONALITY ANALYSIS
The Transportation Development Tax (TDT) is a mitigation measure required for new development and will be paid at
the time of building permits. Based on Washington County implementation figures for 2013/2014,TDTs are expected
to recapture approximately 27.0 percent of the traffic impact of new development on the Collector and Arterial Street
system. Based on the use and the size of the use proposed and upon completion of this development, the future
builders of the residences will be required to pay TDTs of approximately $153,295 ($6,665 x 23 single-family
dwelling units including credit for three existing dwelling).
Based on the estimate that total TDT fees cover 27.0 percent of the impact on major street improvements citywide, a
fee that would cover 100 percent of this project's traffic impact is $567,759 ($153,295 _ 0.27). The difference between
the TDT paid and the full impact,is considered as unmitigated impact.
Estimate of Unmitigated Impacts
Full Impact TDT_0.27= $567,759
Less TDT Assessment 34 lots x$6,665/lot= 153,295
Less ROW value 3,920 s.f.x $3/s.f.= 11,760
Estimated Value of Remaining Unmitigated Impacts $402,704
FINDING: Using the above cost factors, it can be determined that the value of the remaining unmitigated
impacts exceeds the costs of the conditions imposed and, therefore, the conditions are roughly
proportional and justified.
SECTION VII. OTHER STAFF COMMENTS
The City Police Department reviewed the proposal and had no objections to it.
The City Development Review Engineer (Contact Mike McCarthy, 503-718-2462) has reviewed the proposal
and provided comment in a Memorandum dated April 30, 2014, which is attached as Exhibit C. In addition, the
findings and conclusions in the Memorandum have been incorporated into this land use decision.
The City Public Works Department (Contact Vance Walker 503-718-2606) commented that he will need to see
details on street lights and street trees. The applicant has been conditioned to provide revised plans showing street
tree soil volume and location information.
SECTION VIII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue Gohn Wolfe, 503-259-1504) has reviewed the proposal and submitted a
comment letter dated March 19, 2014,which is attached as Exhibit D.
Clean Water Services (Laurie Harris, 503-681-3603) has reviewed this proposal and issued a Service Provider
Letter dated November 4, 2013 concluding that the project will not significantly impact the existing sensitive areas
found near the site (CWS File No. 13-002802). In addition, a storm water connection Memorandum was issued
March 21, 2014 stating authorization must be obtained prior to plat approval and recordation.
Exhibits: A. Vicinity Map
B. Preliminary Plat
C. Memorandum from Mike McCarthy, Senior Project Engineer,dated April 30, 2014
D. Tualatin Valley Fire &Rescue Letter, dated March 19,2014
NOTICE OF DECISION PAG I i 25 OF 26
SUB2U13-00006-MEDALLION MEADOWS SUBDIVISION
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was mailed to:
X The applicant and owners
X Owners of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MAY 6, 2014 AND
EFFECTIVE ON MAY 23, 2014 UNLESS AN APPEAL IS FILED.
A ealea :
The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section
18.390.040.G.1. may a?peal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community
Development Code w iich provides that a written appeal together with the required fee shall be filed with the
Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and
forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon
97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the
specific issues identified in the written comments submitted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal
hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body.
I THE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON MAY 22,2014. I
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall
Boulevard,Tigard, Oregon at (503) 639-4171.
C / `�
PREPARED BY: Gary Iagenstecher DATE
Associate Planner May 6, 2014
May 6, 2014
APPROVEIY13 : T McGuire DATE
Assistant Community Development Director
NOTICE OF DECISION PAGE.26 OF 26
SUB2013-00000-MEDAL],ION M EADOWS SUBDIVISION
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9700 9800 251 99008 A 75!IOBA ^ 6009 3 8001 S 6975 SF I,$ V,
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AVERAGE LOT AREA: 7,672 SF LOT 14 I Nit sF n "
9455 I 3 V ,
AVERAGE LOT AREA USES THE NET AREAS 11"
FOR LOTS 20,27,t 22 AND ODES NOT S /.-6B y- e M g
INCLUDE LOT 24 F/
TAX LOT 99 TAX LOT .,
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o
LOT 13 F[-TiYfA
100.987 SF LESS 9,197 SF FOR LOT 24=791,790 SF DINGED BY 7,500 SF=25 LOTS '- 9723 Si TAX LOT
7,672 SF - AVERAGE LOT SIZE EXCLUDES LOT 24 AND MC POLES OF LOTS 20,21 AND 22
LOT 12 LOT 11 66 251 1L49A
264,698 SF - TOTAL GROSS SITE AREA TAX LOT °' 6121 3 8014 SF 9�
16,832 SF - AREA IN PUBLIC SIREFf OEOICARON 251 IOBA LOT 10 1i"
7,673 SF - WATER QUALITY 860 01119(106 TRACT•8` 10600 10957 SF 2f
3.7011 Si - TRACT'A•PPoVATE STREET
.o A
5,706 SF - FLAG POLES FOR LOTS 20,21 AND 22
9,197 SF - LOT 24 44714 1I1 0011NG HOUSE Se' se Or
191,790 SF - NET BUILDABLE AREA EXCLUDING LOT 24 116'
TAX LOT SCALE A
251 IOTA MX LOT
9200 251 1080 TAX LOT TAX LOT WET /
OL00 751 1060 751 IOTA 11 1
4000 5900 OF
/ 11
EXHIBIT C
" City of Tigard
TIGARD Memorandum
To: Gary Pagenstecher,Associate Planner
From: Mike McCarthy P.E., Senior Project Engineer
Re: SUB 13-06; Medallion Meadows Subdivision; 11760/11830 SW Gaarde St
Date: April 30, 2014
These comments are based on the application packet received March 10,2014, and subsequent
revisions, for a 26-lot subdivision on property currently located at 11760 and 11830 SW Gaarde St.
Access Management (Section 18.705)
Section 18.705.030.B requires site plans be presented for approval showing how access
requirements are to be fulfilled in accordance with this chapter.
The application includes a site plan for the proposed 26-lot subdivision.
Section 18.705.030.0 allows shared accesses only if legal agreements are set in place to
establish the joint use and shared rights and maintenance responsibilities associated with
such use and such agreements are placed on permanent file.
The applicant is proposing shared accesses to serve lots 20 and 21, and lots 22 and 23. The
applicant is also proposing a private street to serve lots 1 through 4. Shared access and maintenance
agreements must be established for each of the shared accesses and the private street. All aspects of
these accesses and all related facilities must be fully completed by the developer before such
maintenance agreements will be considered established.
Prior to obtaining a PFI permit the applicant shall obtain city approval of draft shared access and
maintenance agreements for each shared driveway and private street. Prior to plat approval the
applicant shall obtain city approval of executed joint access and maintenance agreements, have such
agreements recorded with Washington County in such a way that they will be seen in any title or
other records search, and obtain city approval of presented paper copies of such recorded
agreements. Prior to issuance of building permits all aspects of each joint access or private street
and all related facilities must be fully completed by the developer.
Section 18.705.030.D states that all vehicular access and egress ... shall connect directly with
a public or private street approved by the City for public use and shall be maintained at the
required standards on a continuous basis.
Each of the proposed lots will have access to SW 118th Ct,which will be a public street. Lots 20-23
will access 118th Ct via accesses shared by two homes each. Lots 1-4 will access 118th Ct via a private
street. This standard is met.
Section 18.705.030.H.1 states that an access report shall be submitted with all new
development proposals which 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/or AASHTO (depending on jurisdiction of facility).
The applicant has submitted an access certification stamped by Eric Evans of Emerio Design. That
study states: "I hereby certify that the intersection sight distance at the access for Medallion
Meadows Subdivision (SW 118th Court) conforms to the requirements for sight distance as required
by the city of Tigard." While the site is sloped and street alignments will have curves and
driveway/street connections,it is evident that driveway connections within the subdivision can be
designed to provide adequate sight distance and meet appropriate design standards. This standard
can be met by condition.
Prior to obtaining a site permit the applicant shall provide a preliminary access report which verifies
that design of all site driveways and street connections (including new driveway connections to new
streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight
distance). Upon completion of the improvements, the applicant's engineer shall submit a final
access report to City engineering staff which verifies design of driveways and streets to be used by
site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as
set by the City and AASHTO. The applicant shall obtain approval of this report prior to final plat
approval.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the
influence area of collector or arterial street intersections. Influence area of intersections is
that area where queues of traffic commonly form on approach to an intersection.
The driveway to lots 22 and 23, the nearest driveway to an arterial (SW Gaarde St) or collector,is
approximately 85 feet from the curb line of SW Gaarde St. This is anticipated to be beyond the end
of the normal queue of traffic on SW 118th Ct waiting to turn onto SW Gaarde St, and is as far from
the intersection as practicable to serve these lots. This standard is met.
Section 18.705.030.H.3 states that the minimum spacing of driveways and streets along an
arterial shall be 600 feet.
The only public street that abuts the subject property is SW Gaarde St,which is an Arterial. The
applicant proposes to provide access to the site via a new public street, SW 118th Ct,which would
connect to Gaarde St directly opposite the existing northern portion of 118th Ct. This new street
connection would be about 240 feet east of 119th Ave and 540 feet west of 117th Ave. This is less
than 600 feet in either direction. The applicant has requested a special adjustment to allow this
access at a spacing of less than 600 feet in either direction.
There are no locations along the subject frontage of SW Gaarde St that would meet the 600-foot
spacing standard. There are no other public streets abutting the site. The proposed access location
directly across from the existing SW 118th Ct is the location on the subject frontage that is closest to
meeting the requirements of this section. This location is well away from the influence area
(queuing area) of adjacent intersections. No safety problems or excessive crash rates have been
identified in this immediate area. Due to the relatively low volume of traffic on the existing 118th Ct
and anticipated relatively low volume of traffic on the new 118th Ct, adequate capacity is anticipated
to be available at this intersection. As no other access is currently available to the subject property,
and the proposed location is as close as possible to meeting this standard and no queuing, safety, or
capacity problems have been identified, this adjustment allowing public street access to SW Gaarde
St directly across from SW 118th Ct can be granted subject to the following conditions:
Prior to obtaining a Public Facilities Improvement (PFI) permit, the applicant shall obtain city
approval of the complete design of this new street connection of SW 118th Ct to SW Gaarde St.
Prior to final plat approval the applicant shall obtain city approval of the complete construction of
this street connection of SW 118th Ct to SW Gaarde St and any related improvements.
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the Tigard Development Code (TDC) standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a
portion of an existing street shall be dedicated and improved in accordance with the TDC.
Section 18.810.030.D requires the arrangement of streets in a development to provide for the
continuation or appropriate projection of existing streets in the surrounding areas or
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.
Section 18.810.030.F requires a future street plan to show how the streets proposed for one
development could become part of a cohesive area-wide street network.
Access spacing standards and potential sight distance issues along SW Gaarde St preclude new street
connections to the north. Existing development of adjacent properties precludes street connections
to the west, south, and east.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E sets standards for right-of-
way dimensions. Gaarde Street is designated as an Arterial in the Tigard Transportation
System Plan.
SW Gaarde Street is designated as a three-lane Arterial in Tigard's Transportation System Plan. The
required right-of-way half-width for a three-lane arterial is 38 feet. The existing right-of-way half-width
is 30 feet. The applicant's preliminary plat shows dedication of 8 additional feet of half-width for a total
half-width of 38 feet,which would meet this requirement.
Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat
showing sufficient right-of-way dedication to provide a public right-of-way half-width of at least 38 feet
along the frontage of the subject property along SW Gaarde St. This dedication shall be shown on the
final plat.
Section 18.810.030.E also sets standards for street dimensions. Gaarde St is designated as an
Arterial in the Tigard Transportation System Plan.
SW Gaarde St was improved by the city in the early 2000s to include a common three-lane arterial
section of a 44-foot paved width (22-foot paved half-width) with curb-tight sidewalks along its full
length. The applicant has requested that Gaarde St be allowed to remain at these dimensions along the
frontage of the subject property.
Gaarde Street does have a consistent cross-section with a curb-tight sidewalk in this area. Provision of
a planter strip along the subject property would only provide a relatively short section of planter strip in
an area of otherwise curb-tight sidewalks. The subject property and surrounding area slope up steeply
from Gaarde St, and this slope would make planter strip and separated sidewalk construction
particularly difficult, requiring relocation of existing retaining walls. TMC 18.810.070.0 includes an
exception allowing curbside sidewalks where curbside sidewalks already exist on predominant portions
of the street. Gaarde St currently has curbside sidewalks along its full length, which meets this
exception criteria. The adjustment allowing curb-tight sidewalks along the subject property's frontage
of Gaarde Street can be granted.
Section 18.810.030.E sets standards for Local Streets for which a 32-foot paved width with 5-foot
planter strips and 5-foot sidewalks in a 54-foot wide right-of-way is required for streets with
parking on both sides, and provides an option for a 28-foot paved width within a 50-foot right-
of-way width for a street with parking on one side only.
The applicant is proposing to provide a 28-foot paved width (parking on one side only)within a 50-foot
right-of-way width for the new SW 118th Ct plus an 8-foot public utility easement along the outside of
both sides of this right-of-way. Prior to issuance of the PFI permit, the applicant shall obtain city
approval of a preliminary plat showing a 50-foot public right-of-way width plus an 8-foot public utility
easements along the right-of-way for SW 118th Ct. Turnarounds shall meet city and fire district
standards. This right-of-way and easements shall be shown on the final plat.
Prior to issuance of the PFI permit, the applicant shall obtain City approval of detailed design plans for
all aspects of the work on or affecting SW 118`'' Ct and its right-of-way. This shall include detailed
plans, profiles, cross-slope, at least a 28-foot paved width, curb, storm drainage, underground utilities,
street lights,a 5-foot planter strip,street trees,a 5-foot wide sidewalk,and all other work necessary for a
complete street in accordance with City of Tigard and other applicable standards. Turnarounds shall
meet city and fire district standards. This work shall be fully complete before final plat approval.
Street Alignment and Connections:
Section 18.810.030.H.1 state that full street connections with spacing of no more than 530
feet between connections is required. Exceptions can be made where prevented by barriers
such as topography, railroads, freeways, pre-existing developments, lease provisions,
easements, covenants or other restrictions existing prior to May 1, 1995 which preclude
street connections. A full street connection may also be exempted due to a regulated water
feature if regulations would not permit construction.
Section 18.810.030.H.2 states that all local, neighborhood route 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 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% 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.
Metro's Regional Transportation Functional Plan requires local street spacing of no more
than 530 feet throughout the Metro region.
Access spacing standards and potential sight distance issues along SW Gaarde St preclude new street
connections to the north. Existing development of adjacent properties precludes street connections
to the west, south, and east.
Intersection Angles: Section 18.810.030.I states that Streets shall be laid out so as to intersect
at an angle as near to a right angle as practicable, except where topography requires a lesser
angle, but in no case shall the angle be less than 75 degrees unless there is a special
intersection design.
The proposed SW 118th Ct would intersect SW Gaarde St at a 90-degree angle. This standard is met.
Cul-de-sacs: Section 18.810.030.L states "A cul-de-sac shall be no more than 200 feet long,
shall not provide access to greater than 20 dwelling units, and shall be used only when
environmental or topographical constraints, existing development pattern, or strict
adherence to other standards in this code preclude street extension and through circulation.
All cul-de-sacs shall terminate with a turnaround. ... 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.
The applicant has requested an adjustment to these standards. The proposed cul-de-sac length of
SW 118th Ct is 815 feet, compared to the code maximum of 200 feet. SW 118th Ct is proposed to
serve 26 dwelling units, compared to the code maximum of 20.
Access spacing standards and potential sight distance issues along SW Gaarde St preclude additional
street connections to Gaarde. Existing development of adjacent properties precludes street
connections to the west, south, and east. The lack of available stub connections on three sides of
the subject property preclude through streets in three directions, and sight distance and access
spacing standards preclude street connections in the fourth.
The application states that the houses will be provided with fire protection sprinklers to increase
safety. A pedestrian connection is proposed via the Tract A private street and connecting to the
sidewalk along SW Gaarde St,which provides some pedestrian connectivity.
The applicant will need to establish an easement from SW 118th Ct to the southern edge of the
property in order to construct a water line. Existing development on properties to the south makes
it unlikely that a constructed pathway through this easement would soon connect further south.
However, the easement needed for the water line could be established in a way that would allow
pedestrian usage in the future. The easement between lots 10 and 11 shall allow pedestrian facilities
and access, along with water and storm drain facilities.
Therefore the requested adjustment can be granted allowing SW 118th Ct to be 815 feet long and
serve 26 dwelling units a) because allowing such adjustment is not anticipated to be detrimental to
public safety and welfare, and b) due to a lack of other reasonable street configuration alternatives.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on
arterials, 12% on collector streets, or 12% on any other street (except that local or residential
access streets may have segments with grades up to 15% for distances of no greater than 250
feet). Centerline radii of curves shall be as determined by the City Engineer.
The subject property slopes fairly steeply to the North-Northeast. The proposed site plans show the
alignment of SW 118t'' Ct ascending this slope at less of a grade than the existing ground. While
most of the street grades are at or below 12%, the street profile plans show sections that exceed
12%,but for distances of less than 250 feet. This standard would be met with the proposed street
design.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a
development abuts or is traversed by an existing or proposed arterial or major 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.
• A parallel access street along the arterial or major collector;
• Lots of suitable depth abutting the arterial or major collector to provide adequate
buffering with frontage along another street;
• Screen planting at the rear or side property line to be contained in a non-access
reservation along the arterial or major collector; or
• Other treatment suitable to meet the objectives of this subsection;
• If a lot has access to two streets with different classifications,primary access should be
from the lower classification street.
The proposed subdivision abuts SW Gaarde St,which is an Arterial in the City of Tigard
Transportation System Plan. The proposed subdivision would provide a 10-foot landscaped buffer
and situate the homes well above the level of Gaarde St,which will provide some protection and
buffering for residential properties. The street design will keep through traffic on Gaarde, and
preserve neighborhood streets for local traffic. All of the proposed lots would be accessed via SW
118`h Ct, a local street;none would be accessed directly from Gaarde. SW 118`'' Ct and Tract A are
proposed to be constructed so as to provide future access to adjacent taxlots 1600 and 1700. This
standard is met.
Private Streets: Section 18.810.030.T gives the city engineer direction and authority to
establish standards for private streets, requires established maintenance agreements to be
put in place if private streets are allowed, and prohibits use of private streets to serve more
than 6 dwelling units..
The applicant is proposing to construct a private street in Tract A to serve lots 1 through 4 on the
northeastern portion of the property. This portion is a relatively narrow strip of land. An option
was investigated to provide a public street through this portion of the property connecting to
Gaarde St. However, sight distance issues made such connection infeasible. Providing a standard
public street to serve these lots would significantly reduce their depth, especially in the area where a
turnaround would be needed. For the above reasons a private street can be allowed in this case.
Traffic Study: Section 18.810.030.CC Requires a traffic study for development proposals
meeting certain criteria.
Mitigation of Transportation Impacts:
Policy 1.9 of Tigard's Transportation System Plan states that the City shall require all
development to meet adopted transportation standards or provide appropriate mitigations.
The 26 lots of this proposed subdivision would be anticipated to generate approximately 250 daily
trips. This is less than the traffic volume thresholds of 18.810.030.CC. No excessive traffic
volumes, hazard locations, access configuration issues, or other locations as described in
18.810.030.CC have been identified in the vicinity of the site. Therefore a traffic study is not
required for this proposal.
Block Designs - Section 18.810.040.A states that 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.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 2,000 feet measured along the right-of-way line except:
• Where street location is precluded by natural topography,wetlands or other bodies of water
or,pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
• For non-residential blocks in which internal public circulation provides equivalent access.
The subject property is situated within a very large block. However, existing development of
adjacent properties precludes street connections to the west, south, and east, and access spacing
standards and potential sight distance issues along SW Gaarde St preclude new street connections to
the north. Sections 18.810.040.B.1.a and b respectively list these as acceptable reasons for not
constructing new street connections. This standard is met.
Section 18.810.040.B.2 states that bicycle and pedestrian connections on public easements or
right-of-ways shall be provided when full street connection is exempted by subsection B.1 of
this section. Spacing between connections shall be no more than 330 feet, except where
precluded by environmental or geographic constraints, existing development patterns, or strict
adherence to other standards in this code.
A pedestrian connection to Gaarde St is provided via Tract A. While existing development to the
south precludes building a new pedestrian connection, an easement can be provided over the new
water and stolni lines. This criterion will be met.
Prior to issuance of the PFI permit, the applicant shall show a public access and utility easement, or
as determined by the city engineer, on the preliminary plat in the area currently shown as a water
easement between lots 10 and 11. This shall also be included on the final plat.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets.
Section 18.810.070.B.2 states that 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.
The proposed plans show sidewalks that would meet city design standards. Sidewalks exist for over
1,000 feet in each direction along Gaarde St. There are no identified sidewalk gaps that would meet
the 18.810.070.B.2 criteria. This standard is met.
Planter Strips: Section 18.810.070.0 requires five-foot planter strips between sidewalk and
curb except in certain cases. One of these exceptions is if curbside sidewalks already exist
on predominant portions of the street.
Five-foot planter strips are proposed along SW 118th Ct,which will meet this standard. Gaarde St
currently has curbside sidewalks along its full length,which meets this exception criteria. The
adjustment allowing curb-tight sidewalks along the subject property's frontage of Gaarde Street can be
granted.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions
or amendments) and the adopted policies of the comprehensive plan.
Sewer Plan approval: Section 18.810.090.B requires that the applicant obtain City Engineer
approval of all sanitary sewer plans and proposed systems prior to issuance of development
permits involving sewer service.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
The applicant proposes a new sanitary sewer main under SW 118``' Ct, connecting to the existing
sanitary sewer main under SW Gaarde St. It is evident that an adequate sewerage system can be
provided to serve the proposed development. No other properties have been identified that would
need to be served through the subject property. This standard can be met by condition. Prior to
obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other
appropriate agencies for the final design of the sanitary sewer system to serve the site and any
downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City
Engineer and other appropriate agencies of the construction of the sanitary sewer system to serve
the site and mitigation of any downstream impacts.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions
for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that 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. The City Engineer
shall approve the necessary size of the facility, based on the provisions of Design and
Construction Standards for Sanitary and Surface Water Management (as adopted by Clean
Water Services in 2000 and including any future revisions or amendments).
Effect on Downstream Drainage: Section 18.810.100.D states that 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 accordance with the Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 2007 and including any future
revisions or amendments).
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established
by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution
and Order No. 00-7) which require the construction of on-site water quality facilities. The
facilities shall be designed in accordance with the CWS Design and Construction Standards
for Sanitary Sewer and Surface Water Management and shall be designed to remove 65
percent of the phosphorus contained in 100 percent of the storm water runoff generated
from newly created impervious surfaces. In addition, a maintenance plan shall be
submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted
the Fanno Creek Watershed Management Plan. Section V of that plan includes a
recommendation that local governments institute a stormwater detention/effective
impervious area reduction program resulting in no net increase in storm peak flows up to
the 25-year event. The City will require that all new developments resulting in an increase
of impervious surfaces of more than 1,000 square feet provide onsite detention facilities,
unless the development is located adjacent to Fanno Creek. For those developments
adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without
detention, but a fee-in-lieu would be required.
The applicant has submitted a preliminary stormwater management report as Item 11 of the
application. To treat and detain the runoff from the approximately 105,000sf of new impervious
area, drainage flows will be directed through and detained in a vegetated swale located just south of
SW Gaarde St and west of SW 118th Ct on the northern edge of the project. A portion of the site
(Tract A and lots 1 through 4) are at an elevation and grade from which it would not be feasible to
route drainage to the swale, and the applicant proposes to treat and detain runoff from adjacent
properties in lieu of treating this area. While not all aspects of this approach may be viable, standard
methods exist that can meet the treatment standards for this site.
It is evident that an adequate storm drainage treatment and detention system can be provided to
serve the proposed development. Final design will be worked out in the plan review process. This
standard can be met by condition. Prior to obtaining the PFI permit the applicant shall obtain
approval from the City Engineer and other appropriate agencies of the final stormwater report and
the final design of the storm drainage system to serve the site and any downstream impacts. Prior to
final plat approval the applicant shall obtain approval from the City Engineer and other appropriate
agencies of the construction of the storm drainage system (including maintenance plans) to serve the
site and mitigation of any downstream impacts.
Utilities:
Section 18.810.120 states that 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:
• The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
• The City reserves the right to approve location of all surface mounted facilities;
• 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
• Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer
shall pay a fee in-lieu of under-grounding 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 under-grounding 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 under-grounding
would result in the placement of additional poles, rather than the removal of above-ground
utilities facilities. 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 a fee in-lieu of under-grounding.
The existing utility lines along Gaarde St are located underground. Any new utilities serving the
subject property shall be placed under ground.
Fire and Life Safety:
The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and
hydrant location prior to issuance of the PFI permit.
Public Water System:
The applicant is proposing to connect to the existing 550' zone water main south and west of the
site via an easement between lots 10 and 11. A new water main is proposed under SW 118th Ct,
which would then be connected under Gaarde St looping to an existing 550' zone water main under
SW 119th Pl. It is evident that adequate water service can be provided to serve the proposed
development. No other properties have been identified that would need to be served through the
subject property. This standard can be met by condition. Prior to obtaining the PFI permit the
applicant shall obtain approval from the City Engineer for the final design of the water system to
serve the site and any offsite improvements necessary to accommodate this service. Prior to final
plat approval the applicant shall obtain approval from the City Engineer of the construction of the
water system to serve the site and any offsite improvements necessary to accommodate this service.
Grading and Erosion Control:
CWS 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. Per CWS regulations, the applicant is required to submit
an erosion control plan for City review and approval prior to issuance of City permits.
The applicant shall meet the requirements of the Federal Clean Water Act regarding
National Pollutant Discharge Elimination System (NPDES) erosion control permits that
may be needed for this project.
The applicant shall follow all applicable requirements regarding erosion control,particularly those of
the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including
obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable.
With the 6-acre size of this site,it is anticipated that a 1200-C permit will be necessary.
Site Stability and Geotechnical Issues:
It is the applicant's responsibility to ensure the future stability of anything they construct, excavate,
fill, or otherwise affect. Steep slopes are present on the subject property, and significant areas of cut
and fill are proposed. Retaining walls are also proposed. The applicant has submitted a
Geotechnical Investigation of the subject property and proposed development.
Prior to issuance of the site permit the applicant shall have the site and detailed construction plans
reviewed by a geotechnical engineer,who shall provide written conditions, procedures, and
requirements for construction. These shall be designed and implemented to ensure that the
development will be constructed safely,the stability of the site will be maintained,landslides,sloughing,
or other problems will be avoided,and no negative effects will impact neighboring properties or streets.
All aspects of construction must be in accordance with the geotechnical engineer's recommendations.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to cover all on-site
private utility installations (water, sewer, storm, etc.) and driveway construction.
Survey Requirements
Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC
22). These monuments shall be on the same line and shall be of the same precision as required for the
subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's
engineer shall provide the City with an electronic file with points for the complete street design and
each structure (walls, manholes, catch basins,water valves, hydrants and other water system features)
in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83
(91).
Engineer's Written Certification Required:
Section 18.810.200 states that the developer's engineer shall provide written certification of a
form provided by the city that all improvements, workmanship and materials are in accord
with current and standard engineering and construction practices, and are of high grade,
prior to city acceptance of the subdivision's improvements or any portion thereof for
operation and maintenance.
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
COMMENCING ANY IMPROVEMENTS ONSITE OR IN THE PUBLIC RIGHT-OF-
WAY, INCLUDING GRADING, EXCAVATION,AND/OR FILL ACTIVITIES:
Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-
or.gov) for review and approval:
Prior to construction on the subject property or in the public right-of-way, a Public Facility
Improvement (PFI) permit is required for this project to cover street improvements, public
utility issues, and any other work in the public right-of-way. Five (5) sets of detailed public
improvement plans shall be submitted for review to the Engineering Depaitinent. The PFI
permit plan submittal shall include 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. Failure to provide accurate information to
the Engineering Department will delay processing of project documents.
Prior to issuance of the PFI permit the applicant shall obtain city approval of a staging and
construction vehicle access and parking plan for this site. Vehicles, equipment, or materials
shall not be stored in a way that would adversely affect adjacent properties or existing public
right-of-way.
Prior to obtaining a PFI permit the applicant shall obtain city approval of draft shared access
and maintenance agreements for each shared driveway and private street.
Prior to issuance of a PFI permit the applicant shall provide a preliminary access report
which verifies that design of all site driveway and street connections are safe by meeting
appropriate standards such as roadway geometric standards and sight distance.
Prior to obtaining a Public Facilities Improvement (PFI) permit, the applicant shall obtain
city approval of the complete design of the new street connection of SW 118`''Ct to SW
Gaarde St.
Prior to issuance of the PFI permit,the applicant shall obtain city approval of a preliminary plat
showing sufficient right-of-way dedication to provide a public right-of-way half-width of at least
38 feet along the frontage of the subject property along SW Gaarde St.
Prior to issuance of the PFI permit,the applicant shall obtain city approval of a preliminary plat
showing a 50-foot public right-of-way width plus 8-foot public utility easements along the right-
of-way for SW 118th Ct.
Prior to issuance of the PFI permit,the applicant shall obtain City approval of detailed design
plans for all aspects of the work on or affecting SW 118th Ct and its right-of-way. This shall
include detailed plans,profiles, cross-slope,at least a 28-foot paved width,curb,storm drainage,
underground utilities, street lights,a 5-foot planter strip, street trees,a 5-foot wide sidewalk,and
all other work necessary for a complete street in accordance with City of Tigard and other
applicable standards. Turnarounds shall meet city and fire district standards.
Prior to issuance of the PFI permit,the applicant shall obtain city approval of the design of
SW 118th Ct and Tract A so that they can be used for future access to adjacent properties.
Prior to issuance of the PFI permit, the applicant shall show a public access and utility
easement, or as determined by the city engineer, on the preliminary plat in the area currently
shown as a water line easement between lots 10 and 11.
Prior to issuance the PFI permit the applicant shall obtain approval from the city engineer
and other appropriate agencies for the final design of the sanitary sewer system to serve the
site and any downstream impacts.
Prior to obtaining the PFI permit the applicant shall obtain approval from the city engineer
and other appropriate agencies of the final stormwater report and the final design of the
storm drainage system to serve the site and any downstream impacts.
Prior to issuance of the PFI permit the applicant shall obtain approval from the city engineer
for the final design of the water system to serve the site and any offsite improvements
necessary to accommodate this service.
The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for
access and hydrant location prior to issuance of the PFI permit.
Prior to issuance of the site permit the applicant shall have the site and detailed construction
plans reviewed by a geotechnical engineer,who shall provide written conditions,procedures,
and requirements for construction. These shall be designed and implemented to ensure that the
development will be constructed safely,the stability of the site will be maintained,landslides,
sloughing,or other problems will be avoided,and no negative effects will impact neighboring
properties or streets.
An erosion control plan shall be provided as part of the Public Facility Improvement (PFI)
permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control
Design and Planning Manual,February 2003 edition (and any subsequent versions or updates)."
Prior to issuance of the PFI peiinit the applicant shall obtain a 1200-C or 1200-C-N General
Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act
and comply with all other applicable erosion control requirements.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL PLAT
APPROVAL OF THE PROPOSED SUBDIVISION:
Submit to the Engineering Department(Mike McCarthy, 503-718-2462 or mikem @tigard-
or.gov) for review and approval:
Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83
(91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be of the same
precision as required for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert ground measurements to grid measurements and the
angle from north to grid north. These coordinates can be established by GPS tie networked to
the City's GPS survey or by random traverse using conventional surveying methods. The final
plat data and/or narrative shall be drawn to the minimum standards set forth by the Oregon
Revised Statutes (ORS 92.05 or subsequent legislation), Washington County, and the City of
Tigard. Note:Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the city has reviewed and approved the
final plat.
After the City and County have reviewed the final plat, submit two mylar copies of the final plat
for city signatures.
Prior to final plat approval the applicant shall pay the city's current final plat review fee.
Prior to final plat approval the applicant shall submit as-built drawings tied to the city's GPS
network. The applicant's engineer shall provide the City with an electronic file with points
for the complete street design and each structure (walls, manholes, catch basins,water
valves,hydrants and other water system features) in the development, and their respective X
and Y State Plane Coordinates,referenced to NAD 83 (91). As-built drawings must show
the approved construction drawings and any and all changes from them.
The final plat shall show all easements within the property.
Prior to final plat approval all elements of the proposed infrastructure (such as
transportation, sanitary sewer, storm drainage,water, etc.) shall be in place and operational
with accepted maintenance plans. The developer's engineer shall provide written
certification that all improvements,workmanship and materials are in accord with current
and standard engineering and construction practices, and are of high grade,prior to city
acceptance of the subdivision's improvements or any portion thereof for operation and
maintenance.
Prior to plat approval the applicant shall obtain city approval of executed joint access and
maintenance agreements,have such agreements recorded with Washington County in such a
way that they will be seen in a title or other records search, and obtain city approval of
presented paper copies of such recorded agreements.
Prior to final plat approval, the applicant's engineer shall obtain city approval of a final
access report which verifies design of driveway and street connections to be used by site
traffic are safe by meeting adequate stacking needs, sight distance,deceleration, and other
standards as set by the City, ODOT,and AASHTO.
Prior to final plat approval the applicant shall obtain city approval of all aspects of the
complete construction of the street connection of SW 118th Ct to SW Gaarde St and any
related improvements.
The final plat shall include sufficient right-of-way dedication to provide a public right-of-way
half-width of at least 38 feet along the frontage of the subject property along SW Gaarde St.
The final plat shall show a 50-foot public right-of-way width plus 8-foot public utility easements
along the right-of-way for SW 118th Ct.
Prior to final plat approval,the applicant shall obtain City approval of complete construction of
all aspects of the work on or affecting SW 118t Ct and its right-of-way. This shall include
detailed plans,profiles,cross-slope,at least a 28-foot paved width,curb, storm drainage,
underground utilities,street lights,a 5-foot planter strip,street trees,a 5-foot wide sidewalk,and
all other work necessary for a complete street in accordance with City of Tigard and other
applicable standards. Turnarounds shall meet city and fire district standards.
Prior to issuance of the PFI permit, the applicant shall obtain city approval of the
construction of SW 118th Ct and Tract A so that they can be used for future access to adjacent
properties.
Prior to final plat approval the applicant shall obtain approval from the city engineer and
other appropriate agencies of the construction of the sanitary sewer system to serve the site
and mitigation of any downstream impacts.
Prior to final plat approval the applicant shall obtain approval from the city engineer and
other appropriate agencies of the construction of the storm drainage system (including
maintenance plans) to serve the site and mitigation of any downstream impacts.
Prior to final plat approval the applicant shall obtain approval from the city engineer of the
construction of the water system to serve the site and any offsite improvements necessary to
accommodate this service.
Prior to final plat approval the applicant shall provide written certification from a geotechnical
engineer that all aspects of construction have been completed in accordance with the
geotechnical engineer's report and recommendations. The geotechnical engineer shall also
certify that any unanticipated site conditions have been addressed in accordance with
appropriate standards and best practices and that the development has been constructed safely,
the stability of the site has been maintained,landslides,sloughing,or other problems will be
avoided now and in the future,and that no negative effects of the development will impact
neighboring properties or streets.
Prior to final plat approval any new utilities serving the subject property shall be placed
under ground.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF
BUILDING PERMITS:
Prior to issuance of building permits, the applicant shall submit a paper copy of the final
recorded plat.
Prior to issuance of building permits all elements of the proposed infrastructure (such as
transportation, sanitary sewer, storm drainage,water, etc.) shall be in place and operational
with accepted maintenance plans. The developer's engineer shall provide written
certification that all improvements,workmanship and materials are in accord with current
and standard engineering and construction practices, and are of high grade,prior to city
acceptance of the subdivision's improvements or any portion thereof for operation and
maintenance.
Prior to issuance of building permits all aspects of each joint access or private street and all
related facilities must be fully completed by the developer.
EXHIBIT D
www.tvfr.com
Tualatin Valley
Fire & Rescue
March 19, 2014
City of Tigard
13125 SW Hall Blvd
Tigard, OR, 97223
Re: Medallion Meadows Subdivision
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. Tualatin Valley Fire& Rescue endorses this proposal predicated on the following criteria and conditions
of approval:
1) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When
buildings are completely protected with an approved automatic fire sprinkler system, the requirements for
fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note:If
residential fire sprinklers are elected as an alternate means of protection and the system will be
supported by a municipal water supply,please contact the local water purveyor for information
surrounding water meter sizing.
2) ADDITIONAL ACCESS ROADS—COMMERCIAL: Where buildings exceed 30 feet in height or three
stories in height shall have at least two separate means of fire apparatus access.. (OFC D104) With only
one access building height will be limited to 30 feet.
3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory
buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus
roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway
and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32
feet wide, "NO PARKING"signs shall be installed on one side of the roadway and in turnarounds as
needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.)
4) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire
apparatus access road, the minimum road width shall be 26 feet. (OFC D103.1)
5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked
vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both
sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both
sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire
lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade
level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white
reflective background. (OFC D103.6)
6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that
is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds
point load (wheel load)and 60,000 pounds live load(gross vehicle weight). You may need to provide
documentation from a registered engineer that the design will be capable of supporting such loading. (OFC
D102.1)
North Operating Center Command&Business Operations Center South Operating Center Training Center
20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road
Aloha,Oregon 97007-1042 11945 SW 70th Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734
503-259-1400 Tigard,Oregon 97223-9196
503-259-1500
503-649-8577 503-259-1600
• www.tvfr.com
Tualatin Valley
Fire & Rescue
7) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and
48 feet respectively, measured from the same center point. (OFC 503.2.4& 103.3)
8) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked
"NO PARKING FIRE LANE"at approved intervals. Lettering shall have a stroke of not less than one inch
wide by six inches high. Lettering shall be white on red background. (OFC 503.3)
9) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and
turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire
sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an
alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (OFC 503.2.7 &
D103.2) Portions of grade exceed allowable level. Reduce grade or apply to propose alternate
method of providing automatic sprinklers for approval.
10) SINGLE FAMILY DWELLINGS- REQUIRED FIRE FLOW: The minimum available fire flow for single
family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC
Appendix B. (OFC 8105.2) Prior to issuance of a building permit,provide evidence of a current fire
flow test of the nearest fire hydrant demonstrating available flow at 20 PSI residual pressure.
11) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS&ACCESSORY STRUCTURES: Where a
portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in
an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided.
(OFC 507.5.1)
12) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants
available to a building shall not be less than that listed in Appendix C,Table C 105.1.
Considerations for placing fire hydrants may be as follows:
• Existing hydrants in the area may be used to meet the required number of hydrants as approved.
Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected
with fire sprinklers may contribute to the required number of hydrants.
• Hydrants that are separated from the subject building by divided highways or freeways shall not
contribute to the required number of hydrants. Heavily traveled collector streets only as approved
by the fire code official.
• Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required
number of hydrants only if approved by the fire code official.
13) PRIVATE FIRE HYDRANTS: To distinguish private fire hydrants from public fire hydrants, private fire
hydrants shall be painted red. (OFC 507.2.1, NFPA 24&291)
14) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15
feet from an approved fire apparatus access roadway. (OFC C102.1)
15) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the
centerline of the access road way that the fire hydrant is located on. In case that there is no center line,
then assume a centerline, and place the reflectors accordingly. (OFC 510.1)
16) PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts,
bollards or other approved means of protection shall be provided. (OFC 507.5.6)
17) CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the
circumference of fire hydrants. (OFC 507.5.5)
Page 12
www.tvfr.com
Tualatin Valley
Fire & Rescue
18) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus
access roadways and fire fighting water supplies shall be installed and operational prior to any combustible
construction or storage of combustible materials on the site. (OFC 1410.1 & 1412.1)
19) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible and visible from the street or road
fronting the property. These numbers shall contrast with their background. Address numbers shall be
Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke.
(OFC 505.1)
20) ANGLE OF APPROACH AND DEPARTURE: The angles of approach and departure for fire apparatus
roads shall not exceed 8 Degrees. (OFC 503.2.8, NFPA 1901)
21)
If you have questions or need further clarification, please feel free to contact me at 503-259-1504.
Sincerely,
John Wolff
Deputy Fire Marshal
Copy: TVF&R File
Page J 3