SUB2013-00002 NOTICE OF TYPE II DECISION
SUBDIVISION (SUB) 2013-00002
SEQUOIA HEIGHTS SUBDIVISION T I G A R D
120 DAYS = 10/17/2013
SECTION I. APPLICATION SUMMARY
FILE NAME: SEQUOIA HEIGHTS SUBDIVISION
CASE NOS.: Subdivision (SUB) SUB2013-00002
REQUEST: Subdivision of a single 2.28 acre lot located at 15060 SW 133rd Avenue into 14 new lots for
the future construction of detached single-family homes. The new lots will vary in size
between 4,445 and 6,148 square feet, with an average lot size of 5,007 square feet.
Associated with the project is the extension of Hazelcrest Way through the approximate
middle of the project site, connecting 132nd Terrace and 133rd Avenue, and the
construction of a 5,002 square-foot tract to accommodate a stormwater treatment facility.
APPLICANT: Lennar Northwest, Inc. OWNER: Lennar Northwest, Inc.
11807 NE 99th Street, Suite 1170 11807 NE 99th Street, Suite 1170
Vancouver,WA 98682 Vancouver,WA 98682
APPLICANT'S AKS Engineering&Forestry,LLC
REP.: 13910 SW Galbreath Drive, Suite 100
Sherwood, OR 97140
COMP. PLAN
AND ZONING
DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-famaily 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.
LOCATION: 15060 SW 133rd Avenue;Washington County Tax Map 2S19DB Tax Lot 800.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725,
18.745, 18.765, 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 subject to certain conditions of approval. The findings and conclusions on which
the decision is based are noted in Section IV of this decision
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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 CURRENT PLANNING DIVISION, ATTN: John
Floyd (503-718-2429). The cover letter shall clearly identify where in the submittal the required
information is found:
1. Prior to commencing sitework, the applicant shall submit a revised Tree Preservation and Removal Plan, a
revised Site Tree Canopy Plan, and a revised Supplemental Report to include the following changes:
a. Revisions containing the minimum number of required street trees,as set forth in 18.745,040.A.2 of the
Tigard Development Code.
b. Revisions showing compliance with maximum street trees spacing set forth in Part 2.E of Section 2 of
the Urban Forestry Manual;
c. Revisions showing compliance with minimum soil volumes set forth in Parts 1 through 3 of Section 12
(Street Tree Soil Volume Standards) of the Urban Forestry Manual.
d. Revised lot layout and public improvements associated with the dedication of additional right of way
along 133`d Avenue.
e. If the revisions described in a and b above are found not practicable,the applicant may opt to pay a fee-
in-lieu of planting of the required trees pursuant to Section 2 of the Tigard Urban Forestry Manual and
the most current Master Fees and Charges Schedule at the time of payment.
2. Prior to commencing site work, the applicant shall submit an erosion control plan that shows and describes
methods for re-vegetation of disturbed areas consistent with subsection 18.745.060.0 of the Tigard
Development Code. All areas graded during subdivision development will need to be re-seeded and/or planted
to ensure stabilization.
3. Prior to any ground disturbance other than what is necessary for the installation of tree protection measures
and erosion, sediment and pollutant controls measures, 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.
4. The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection measures
during periods of active site development anal 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.
5. Prior to any ground disturbance 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.
6. Prior to any ground disturbance 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.
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 ENGINEERING DEPARTMENT, ATTN: Mike
McCarthy (503-718-2462). The cover letter shall clearly identify where in the submittal the required
information is found:
7. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to
cover street, drainage, and utility improvements and any other work in the public right-of-way. Five (5) sets
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SUB2073-00002-SEQUOIA HEIGHTS SUBDIVISION
of detailed public improvement plans shall be submitted for review to the Engineering Department.
NOTE: these plans are in addition to any drawings required by the Building Division and should only
include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall
conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the
City's web page (www.tigard-or.gov).
8. 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. For example, specify if the entity is a corporation,limited
partnership,LLC, etc. Also specify the state within which the entity is incorporated and provide the name
of the corporate contact person. Failure to provide accurate information to the Engineering Department
will delay processing of project document
9. Prior to issuance of permits, the applicant shall provide a sight distance certification letter for the sight
distance at all proposed site accesses.
10. The applicant shall provide a construction vehicle access and parking plan for approval by the City
Engineer. The purpose of this plan is for parking and traffic control during the public improvement
construction phase.
11. The applicant shall provide approval from TVF&R for access and hydrant placement prior to issuance of
the PFI Permit.
12. The City Engineer may determine the necessity for, and require submittal and approval of, a construction
access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the
applicant shall provide the plan prior to issuance of building permits.
13. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izatt,
Public Works).
14. Profiles of Hazelcrest Way, 132nd Terr, and 133rd Ave shall be provided, extending 300 feet either side of
the subject site showing the existing grade and proposed future grade.
15. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A
connection permit and fee is required to connect to the existing public sanitary sewer system.
16. The applicant shall obtain approval from the City of Tigard for the proposed water connection prior to
issuance of the City's Public Facility Improvement permit.
17, .The applicant shall provide on-site water quality and detention facilities as required by Clean Water Services
Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and
calculations shall be submitted to the Engineering Department (Mike McCarthy) for review and approval
prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with
the plans and calculations for review and approval.
18. .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)."
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SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
19. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740
and the Federal Clean Water Act if necessary.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
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 ENGINEERING DEPARTMENT, ATTN: Mike
McCarthy (503-718-2462). The cover letter shall clearly identify where in the submittal the required
information is found:
20. The applicant shall dedicate additional ROW to provide at least 27 feet from centerline on 133`1 Ave, at least
25 feet from centerline on 132nd Ave and at least a full 50-foot right-of-way for Hazelcrest Way in
accordance with city standards (as determined by the City Engineer) on the final plat.
21. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility
Improvement permit, which indicate that they will construct half-street improvements along the frontages of
SW 132nd Ave and 133`d Ave,complete Hazelcrest Way,and construct the site in accordance with their proposal
and all conditions and findings contained in this decision.
22. The applicant shall provide a half-street improvement of 133`d Avenue along their frontage to at least a 16-
foot paved half-width with pavement tapers on each end,plus a curb, 5-foot wide planter strip (with street
trees), street lights, storm drainage,underground utilities, and 5-foot wide sidewalk, all constructed in
accordance with applicable Tigard codes, standards, and industry best practices.
23. The applicant shall widen their frontage of 132nd Ave to at least a 14-foot paved width from centerline, plus
curb, 5-foot planter strip with street trees, street lights, storm drainage, underground utilities, 5-foot
sidewalks, and other improvements in accordance with city codes and standards. This widening is proposed
to match the improvements south of the subject property. This will result in approximately 28 feet of paved
width,with no parking on the west side, south of Hazelcrest Way and approximately 32 feet of paved width
north of Hazelcrest Way with parking on both sides.
24. The applicant shall construct Hazelcrest Way in at least a 50-foot right of way with at least a 28-foot paved
width with parking on one side only plus curbs, 5-foot planter strips, street trees, street lights, storm
drainage, underground utilities, and 5-foot sidewalks. Parking should be allowed on the side that provides
the most available spaces.
25. The applicant shall design and construct these improvements in accordance with applicable city codes and
standards and industry best practices, and shall obtain city engineer approval of the design prior to
construction and city engineer approval of the construction prior to plat approval.
26. Upon completion of the public street improvements, the applicant's engineer shall submit a final
certification verifying adequate design of streets and access connections to streets to City engineering staff
for approval prior to final plat approval.
27. Prior to plat approval, the applicant will need to demonstrate the adequacy of capacity of the sanitary sewer
system to accommodate flows from the proposed development. The applicant will need to obtain approval
of the sanitary sewer system prior to plat approval.
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SUB201 3-0 0 0 0 2-SEQUOIA HEIGHTS SUBDIVISION
28. The applicant shall design the storm drainage system to accommodate all runoff from the site and also
accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage
system shall be complete and approved prior to plat approval.
29. There are existing overhead utility lines along 133`d Avenue on the opposite side from the proposed
development. Prior to plat approval, the applicant shall pay the applicable city fee-in-lieu for
undergrounding these lines on the opposite side of 133x'Ave.
30. All other utilities on or adjacent to the subject property or within public right-of-way shall be constructed
underground. The applicant shall obtain the city engineer's approval of all utility systems prior to plat
approval.
31. The applicant's plans show a water quality tract that may be used to provide detention. The applicant will
need to obtain city approval of the specific detention facilities, calculations showing the adequacy, easements
providing for access to these facilities, and all other aspects of the detention system prior to issuance of the
PFI permit, and all aspects of the stormwater system shall be complete prior to plat approval.
32. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will
meet the requirements and intent of the CWS Design Standards. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City prior to construction.
Approval of these facilities and maintenance plans must be obtained prior to issuance of the PFI permit.
Approval of all constructed facilities must be obtained prior to plat approval.
33. 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
NPDES 1200-C or 1200-C-N permits as appropriate.
34. The applicant's final plat 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:
a. GPS tie networked to the City's GPS survey.
b. By random traverse using conventional surveying methods.
35. 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 each structure (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).
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 CURRENT PLANNING DIVISION, ATTN: John
Floyd (503-718-2429). The cover letter shall clearly identify where in the submittal the required
information is found:
36. Prior to issuance of building ermits, 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
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SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
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.
37. 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.
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 CURRENT PLANNING DIVISION, ATTN: John
Floyd (503-718-2429). The cover letter shall clearly identify where in the submittal the required
information is found:
38. 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.
39. 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
byears. There shall be a separate tree establishment period for each resulting lot or tract where trees are shown to
e planted in the approved urban forestry plan.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Information and History:
The project site includes a single 2.28 acre through-lot with frontages on 133`d Avenue and 132nd Terrace, and is
located approximately 1,200 feet south of the intersection of 133rd Avenue and Bull Mountain Road. The site slopes
from northwest to southeast with an approximate 25 foot drop in elevation. Until early 2013 the site was almost
completely covered by trees. The majority of these trees were removed prior to the effective date of their
annexation. The site is presently developed with a single-family dwelling and gravel driveway. This structure was
built circa 1970 per the Washington County Assessor's Office. A survey of existing conditions is included on Sheet
2 of the proposed plan set. No land use actions or building records are on file with the City save for an annexation
application filed by the owner/applicant earlier this year (see land use file ZCA2013--00001).
Proposal Description:
The applicant is requesting subdivision approval of a 14 lot subdivision for the future construction of single-family
homes with attached garages. Proposed lots range in size from approximately 4,445 square feet (lot 14) to 6,148
square feet (lot 1). The existing single-family dwelling will be demolished as part of the project, to be replaced with
single-family home sites fronting an extension of SW Hazelcrest Way. Associated improvements include the
extension of SW Hazelcrest way through the approximate center of the project site to connect 132"d Terrace to
133rd Avenue, half-street improvements along 132"d Terrace and 133x1 Avenue, and a stormwater facility on a 5,002
square-foot tract at the southeast corner of the project site.
Vicinity Information:
The site is zoned R-7 with R-7 to the east and southeast. Adjoining properties to the north, west, and southwest
remain in unincorporated Washington County and zoned R-6 under County zoning.
The surrounding neighborhood is primarily composed of single-family homes of varying age. Newer single-family
homes within city limits to the east and south have an average lot size of 5,000-6,000 square feet. Older single-family
homesites within unincorporated Washington County vary in size from approximately 0.75-2.5 acres in size.
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SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
The only non-residential land use near the project site is Alberta Rider Elementary School, located on 1321d Terrace
approximately 50 feet northeast of the site.
SECTION IV. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the criteria applicable to this decision in the order in which they are addressed:
A. Subdivision Standards—18.430
18.430.020 Subdivision
B. Applicable Development Standards
18.510 (Residential zoning districts)
18.705 Access, Egress and Circulation)
18.715 ensity)
18.725 nvironmental Performance Standards)
18.745 andscaping and screening)
18.765 Off-street parking and loading requirements)
18.790 rban Forestry Plan)
18.795 (Vision clearance)
C. Street and Utility Improvement—18.810
18.810 (Street and Utility Improvement Standards)
D. Impact Study— (18.390)
18.390 (Decision making Procedures)
E. Additional City or Agency Concerns
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
A— SUBDIVISION STANDARDS:
18.430 Subdivisions
18.430.020 General Provisions
C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the
lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the
zoning district and this title.
D. Lot averaging, Lot size may be averaged to allow lots less than the minimum lot size allowed in the
underlying zoning district as long as the average lot area for all lots is not less than allowed by the
underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot
size allowed in the underlying zoning district.
The minimum lot size for the R-7 zoning district is 5,0000 square feet. The applicant has proposed to exercise the
lot averaging option provided for in the code, reducing the minimum lot size to 4,000 square feet so long as the
average lot area does not fall below 5,000 square feet. As proposed on Sheet 3 of the proposed plans, lots will range
in size from 4,445 square feet (lot 14) to 6,148 square feet (lot 1), with an average lot size of 5,007 square feet.
None of the proposed lots are large enough to divide any further. As proposed, all lots satisfy standards for future
re-division and lot averaging.
F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood
damage.
G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the
100-year floodplain outside the zero-foot rise floodway, the City shall require consideration of the
dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall
include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the
floodplain in accordance with the adopted pedestrian bicycle pathway plan.
H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as
sewer, gas, electrical, and water systems located and constructed to minimize flood damage.
The nearest mapped 100-year floodplain is approximately 1.3 miles to the south, along the Tualatin River. These
standards do not apply.
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SUB2013-00002-SEQUOIA I IEIGHTS SUBDIVISION
I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce
exposure to flood damage; and
The application includes preliminary plans and a preliminary stomrwater report that demonstrate that satisfactory
stormwater management provisions are included in the subdivision improvements. Further discussion of drainage
is found in the findings pertaining to public improvements, elsewhere in this report. This standard is met.
J. Determination of base flood elevation. Where base flood elevation has not been provided or is not
available from another authoritative source, it shall be generated for subdivision proposals and other
proposed developments which contain at least 50 lots or five acres (whichever is less).
The roject is for less than 50 lots on a project site less than 5 acres in size. The nearest mapped 100-year
floodplain is approximately 1.3 miles to the south, along the Tualatin River. This standard does not apply.
18.430.040 Approval Criteria: Preliminary Plat
A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary
plat based on the following approval criteria:
1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable
ordinances and regulations;
2.The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92;
3.The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions
already approved for adjoining property as to width, general direction and in all other respects unless the City
determines it is in the ublic interest to modify the street or road pattern; and
Subdivisions 18.430-4 lode Update: 10/10
4.An explanation has been provided for all common improvements.
The application materials include substantial evidence demonstrating that the preliminary plat complies with all
applicable approval criteria. The name "Sequoia Heights" has been approved by the Washington County Surveyor's
Office and the final subdivision plat will comply with all provisions of ORS Chapter 92. The streets are laid out so as to
conform to existing surrounding subdivisions as required by the City of Tigard and discussed further in information an
findings pertaining to Chapter 18.810 below. The written narrative and notes on plans submitted in the application
describe all improvements that are to be included in the subdivision. Therefore, all approval criteria for the preliminary
plat are satisfied.
FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval criteria for
subdivisions.
B —APPLICABLE TIGARD DEVELOMENT STANDARDS
Residential Zoning Districts (18.510)
18.510.020 List of Zoning Districts
E. R-7: Medium-Density Residential District. The R-7 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.
As a result of City Council's approval of ZCA2013-00001 (Lennar Annexation) under Ordinance 2013-05, the site is
located in the R-7: Medium-Density residential zoning district. Therefore, the standards of this zone shall apply.
18.510.040 Minimum and Maximum Densities
A. Purpose. The purpose of this section is to establish minimum and maximum densities in each
residential zoning district. To ensure the quality and density of development envisioned, the maximum
density establishes the ceiling for development in each zoning district based on minimum lot size. To
ensure that property develops at or near the density envisioned for the zone, the minimum density for each
zoning district has been established at 80% of maximum density.
B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is
governed by the formulas in Chapter 18.715, Density Computations.
C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other
constraint, it is not possible to accommodate the proportional minimum density as required by Section
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SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
18.715.020.0 and still comply with all of the development standards in the underlying zoning district, as
contained in Table 18510.2 below. Such an adjustment may be granted by means of a Type I procedure, as
governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2.
As discussed in information and findings pertaining to Chapter 18.715, the proposed subdivision complies with
minimum and maximum densities for the R-7 Zoning District. Adjustments are not sought in this application.
Therefore, these provisions do not apply or have been met.
18.510.050 Development Standards
A. Compliance required.All development must comply with:
1. All of the applicable development standards contained in the underlying zoning district, except where
the applicant has obtained variances or adjustments in accordance with Chapters 18.370;
2. All other applicable standards and requirements contained in this title.
As discussed in information and findings below, the proposed subdivision meets or can meet through conditions all
of the applicable development standards contained in the underlying zoning district, and all other applicable
standards and requirements in this title. This standard is met.
B. Development standards. Development standards in residential zoning districts are contained in Table
18.510.2.
The R-7 zoning district has the following dimensional requirements:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-7 Proposed
Minimum Lot Size:Detached single-family unit 5,000 sq. ft. 5,0007 avg. sq. ft.
4,445 min. sq.ft.
6,148 max sq.ft.
Average Minimum Lot Width 50 50
Maximum Lot Coverage 80% [1] 1113D with building
Minimum Setbacks
.Front yard 15 ft. 15 ft.
Side facing street on corner&through lots 10 ft. 10 ft.
Side yard 5 ft. 5 ft.
Rear yard 15 ft. 15 ft.
Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft.
Distance between property line and front of garage 20 ft. 20 ft.
Maximum Height 35 ft. TBD with building
Minimum Landscape Requirement 20% '113D with building
[1]Lot coverage includes all buildings and impervious areas.
According to the applicant's Preliminary Plat and Setback Plan (Sheet 3), the proposed lots conform to minimum lot
size dimensions and setback requirements. Compliance with building height, lot coverage and minimum landscape
requirements are procedurally verified as part of building permit review. This standard is met.
FINDING: Based on the analysis above, Residential Zoning District Standards have been met or will be
verified at the time of building permit issuance.
Access,Egress and Circulation (18.705):
18.705.030 General Provisions
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.
D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and
18.705.030.1 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.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N.
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SU'B2013-00002-SEQUOIA HEIGHTS SUBDIVISION
The preliminary plans show how access, egress, and circulation requirements are fulfilled. As illustrated on the
preliminary plans, public street access is provided to all of the lots included in the subdivision plat. Information and
findings for curb cuts are discussed elsewhere in this report as part of information and findings pertaining to
Chapter 18.810. Standards pertaining to general provisions have been met.
H. Access management.
1. 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 (depending on jurisdiction of
facility.)
The applicant has submitted plans for half-street improvements to SW 132nd Terr and SW 133rd Ave along the
edges of the subject property and SW Hazelcrest Way through the subject property. The Tigard Engineering
Division has reviewed the plans and finds the streets and driveway connections to them can be built in accordance
with appropriate standards, provided that upon completion of the public street improvements, the applicant's
engineer shall submit a final certification verifying adequate design of streets and access connections to streets.
With this condition, this standard can be met.
2. 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 be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the
proposed driveway. The setback may be greater depending upon the influence area, as determined from
City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case
where a 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.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum
spacing of driveways and streets along an arterial shall be 600 feet.
No accesses are proposed in or near the influence area of a collector or arterial. The nearest collector or arterial
street is approximately 1,200 feet to the north, and outside of the influence area of this project. These standards do
not apply.
4. The minimum spacing of local streets along a local street shall be 125 feet.
The next closest public street is Battersea Lane Approximately 700 feet to the north. Summit Ridge Road, presently
gated due to inadequate right of way width,will be approximately 140 feet to the south if and when it is widened to
standard and opened to through traffic between 132 Terrace and 133M Avenue. This standard is met.
I. Minimum access requirements for residential use:
1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on
individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and
Table 18.705.2;
The width of driveways serving individual lots will be reviewed at the time of building permit application. Based on
the proposed preliminary plans, each lot has sufficient space to satisfy the required minimum access width of 10'
pavement and 15' access width. This standard is met.
2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor
entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units;
No multi-family structures are proposed with this application. Therefore, this standard does not apply.
3. Private residential access drives shall be provided and maintained in accordance with the provisions of
the Uniform Fire Code;
The driveways serving individual lots will be reviewed at the time of building permit application. Based on the
proposed site plan, compliance with this standard is feasible. Therefore, this standard is met.
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Section 18.705.030.I.4 states that Access Drives in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus by one of the following: a circular, paved
surface having a minimum turn radius measured from center point to outside edge of 35 feet or a
hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40
feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%.
Private access drives will be limited to driveways on lots less than 100 feet deep. This standard does not apply.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met or can be net
through conditions of approval.
Density Computations and Limitations (18.715):
18.715.020 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined by subtracting
the following land area(s) from the total site acres,which is all of the land included in the legal description
of the property to be developed:
1. All sensitive land areas:
a. Land within the 100-year floodplain,
b. Land or slopes exceeding 25%,
c. Drainage ways, and
d. Wetlands,
e. Optional: Significant tree roves or habitat areas, as designated on the City of Tigard "Significant Tree
Grove Map" or"Significant Habitat
Areas Map";
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the following
formulas may be used:
a. Single-family development: allocate 20% of gross acreage,
b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area;
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to
remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of residential
units per net acre, divide the number of square feet in the net acres by the minimum number of square feet
required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum
number of residential units per net acre shall be calculated by multiplying the maximum number of units
determined in Subsection B above by 80% (0.8).
FINDING: Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the
maximum and minimum number of units permitted on the site is based on the net developable area.
According to the applicant's narrative, the gross project site area is 99,247 square feet. No sensitive
land areas are present, and no dedications for public parks are proposed. When public right of way
dedications are subtracted, the net development area is 75,100 square feet. The net area divided by
the minimum lot size for a single family home in the R-7 zone (75,100/5,000=15.02) results in a
maximum of 15 lots and a minimum of 12 lots (15.02 x 0.8=12.016). The application has proposed
14 lots in this subdivision, consistent with the Density Computations and Limitations Standards.
Environmental Performance Standards (18.725):
18.725.030 Performance Standards
A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the
Tigard Municipal Code shall apply.
B. 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.
C. 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
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concerned.
D. Odors. The emission 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.
E. 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.
F. 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-7 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.
Landscaping and Screening (18.745):
18.745.030 General Provisions
C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this
chapter have been met or other arrangements have been made and approved by the City such as the
posting of a bond.
A condition of approval has been added requiring the posting of a bond to guarantee the planting and establishment
of required trees. The bond must be posted prior to ground disturbance or the issuance of permits. As
conditioned, this standard can be met.
18.745.040 Street Trees
A. Street Tree Standards.
1. 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.
The application is for a 14 lot subdivision and is therefore being processed through a Type II procedure. Therefore,
the following standards apply.
2. 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.
As shown on the Preliminary Site and Setback Plan (Sheet 3) and Site Tree Canopy Plan (Sheet 9), the applicant has
proposed 1,185.49 linear feet of frontage and 25 street trees in the right of way. Dividing the linear about of foot by
40 results in. a requirement of 29.63 street trees, or 5 more than what is proposed. Three existing trees are located
within a public utility easement and may qualify for use as street trees, which still leaves a deficit of at least two
street trees. Changes to the site tree canopy plan are also required as a result of additional right of way dedication
being required along 133rd avenue, and with that conditions of approval requiring changes be made to the linear
square footage of street frontage. The applicant can reasonably be expected to meet this standard through a revised
Site Tree Canopy Plan that addresses the issues above, and a condition of approval is being added to address this
requirement. As conditioned, this standard will be met.
3. Street trees required by this section shall be planted according to the Street Tree Planting Standards in
the Urban Forestry Manual.
The preliminary Site Tree Canopy Plan meets all but two standards for proposed street trees set forth in Section 2
of the Urban Forestry Manual. The applicant proposes the use of medium stature street trees (Yellowood, Sunset
Maple, and Raywood Ash) as shown on sheet 9 of the proposed plans. Medium stature street trees must be spaced
a minimum of 20 and a maximum of 30 feet on center. As proposed in the Site Tree Canopy Plan, proposed street
trees meet the minimum spacing standards of 20 feet, but exceed the maximum standard with proposed spacing of
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55 to 90 feet. The plans are also missing a note requiring root barriers being installed. The applicant can reasonably
be expected to meet these requirements through a revised Site Tree Canopy Plan, and a condition of approval is
being added to address this required. As conditioned, this standard will be met.
4. 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.
Street tree soil volume standards are set forth in Section 12 of the Urban Forestry Manual, with minimum soil
volume requirements linked to right of way width as measured from back of curb towards the subject site. As
proposed in the preliminary Street Cross Sections (Sheet 8), this portion of the right of way varies in width from
10.5' along Hazelcrest Way, to 11.5' in width along 133 Avenue and 132nd Terrace. These widths require a
minimum soil volume of 500 cubic feet per street tree. The applicant has addressed this standard in the
supplemental report assuming a minimum of 400 square feet of available soil volume, rather than the required 500
cubic feet, and as such has not clearly demonstrated compliance with this standard.
Given information provided in the proposed plans, there is evidence that the applicant could demonstrate
compliance with this standard through a revised supplemental report. Because the application proposes 5 foot wide
planter areas, and assuming an available soil depth of 3 feet, a punter area of 33.33 feet would be required per tree
to meet this standard. The preliminary Site Tree Canopy Plan demarcates open soil volumes within planter strips of
between 33 and 90 cubic feet. Moreover the standards permit multiple trees to share the same soil volume. The
applicant has not proposed specific driveway locations at this time, and as discussed above additional street trees
will be required to be planted. However, the applicant can reasonably be expected to comply with this standard
given the proposed lot widths, minimum required driveway widths, and available soil volumes. A condition of
approval is being added to ensure compliance with this standard at the time of development. As conditioned, this
standard will be met.
5. 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 6 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.
As shown on the preliminary Site Tree Canopy Plan, the required street trees are proposed within the right-of-way
in a planter strip behind the curb. This standard is met.
6. An existing tree may be used to meet the street tree standards provided that:
a. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either
within the subject site or within the right of way immediately adjacent to the subject site;
b. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume
Standards in the Urban Forestry Manual if it were newly planted; and
c. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2),Tree
Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790M30.A.4) of a concurrent
urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site.
The applicant does not propose the use of existing trees as street trees. However, as previously discussed the
proposed project does not include the minimum number of street trees required. Three existing trees proposed for
preservation on the preliminary Site Tree Canopy Plan (20000, 20036, & 20315) may quality for use as street trees,
pending additional information, and may be considered in a revised Site Tree Canopy Plan requited in the condition
of approval pertaining to the number and spacing of required street trees, as detailed below.
7. In cases where it is not practicable to provide the minimum number of required street trees, the
Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and
early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three
(3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the
minimum required.
The project proposal does not propose payment into the Urban Forestry Fund. However, the proposed project
does not contain the minimum number of street trees required, and as such the applicant may elect to pay a fee-in-
lieu should the addition of more trees not be practicable. As such this option is being included as part of the
condition of approval related to street tree standards. As conditioned, this standard will be met.
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18.745.050 Buffering and Screening
A. General provisions.
2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type
in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed
development is responsible for the installation and effective maintenance of buffering and screening.
When different uses would be abutting one another except for separation by a right-of-way, buffering, but
not screening, shall be required as specified in the matrix.
The application includes a 14 lot subdivision for the future construction of detached single-family dwellings which
is the same land use as surrounding existing single-family detached units. As shown in Table 18.745.1, additional
landscaping or buffering is not required for the purposes of buffering and screening of new single family homes
from existing single-family homes. No other land uses listed in Table 18.745.1 that would require buffering and
screening are present in or adjacent to the project area. This standard does not apply.
18.745.060 Re-vegetation
A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas
not affected by the landscaping and screening requirements and that are not to be occupied by structures,
such areas are to be replanted as set forth in this section to prevent erosion after construction activities are
completed.
B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and
construction is to be stored on or near the sites and protected from erosion while grading operations are
underway; and
1. Such storage shall be located consistent with an approved urban forestry plan per Chapter 18.790 or
outside the tree canopy driplines of trees intended to be preserved in cases when there is no approved
urban forestry plan; and
2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or
building pads to provide a suitable base for seeding and planting.
C. Methods of re-vegetation.
1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or
other seed with equivalent germination rates, and:
a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to
be sown at not less than four pounds to each 1,000 square feet of land area;
b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority;
c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and
d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands.
The fourteen homesites will all be graded for building pads and surrounding landscaping. The tract will not be
occupied by a structure, but will be planted and inspected per Clean Water Services requirements for stormwater
treatment facilities. Conditions of approval pertaining to Urban Forestry standards will ensure topsoil storage occurs
outside of the dripline of protected trees, consistent with the approved forestry plan. The applicant has provided a
grading plan, which outlines erosion control measures but gives no specifics on the methods of re-vegetation. The
criterion is also not addressed within the narrative. All areas graded during subdivision development will need to be
re-seeded and/or planted to ensure stabilization. A condition of approval has been added to ensure compliance
with this standard. As conditioned, this standard will be met.
FINDING: As discussed above, the Landscaping and Screening standards are met or can be met with
conditions of approval.
Off-Street Parking and Loading Requirements (18.765):
18.765.020 Applicability of Provisions
A. New construction. At the time of the erection of a new structure within any zoning district, offstreet
vehicle parking will be provided in accordance with Section 18.765.070.
The application is for a new 14 lot subdivision for future single-family detached dwellings. Therefore, the following
standards are applicable.
18.765.030 General Provisions
A. Vehicle parking 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
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SUB20I3-00002-SEQUOIA HEIGHTS SUBDIVISION
provide the applicant with detailed information about this submission requirement.
B. Location of vehicle parking. The location of off-street parking will be as follows:
1. 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).
Scaled site plans have been presented showing 14 new lots, each with frontage onto a public street. Individual lot
access and the number/location of parking spaces on each lot will be submitted at the time of building permit
application. This standard is met.
18.765.040 General Design Standards
H. Parking space surfacing.
2. Off-street parking spaces for single and two-family residences shall be improved with an
asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed
and maintained to remain well-drained;
The application narrative states the 14 lots will have paved off-street parking surfaces. This will be verified at the
time of building permit submittal. This standard is met.
Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street
parking space for each dwelling unit.
The proposed project will create 14 lots for single-family dwellings. Table 18.765.2 requires that one (1) off-street
parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed or detached
single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. The applicant
stated within the narrative that a vehicle parking lan will be submitted with the building permit application for each
of the new homes on the project site. This standard will be met as part of normal building permit review.
FINDING: The Off-Street Parking and Loading standards are met.
Urban Forestry Plan(18.790):
18.790.030 Urban Forestry Plan Requirements
A. Urban Forestry Planequirements.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 Preliminary Tree Preservation and Removal Plan (Sheet 3) and Preliminary Site Tree Canopy Plan (Sheet 9) and
associated supplemental arborist report were approved by Bruce Baldwin, ISA Certified Arborist No. PN-6666A.
This standard 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 Preliminary Tree Preservation and Removal Plan (Sheet 3) contains the
required components. This standard is 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
Site Tree Canopy Plan (Sheet 9) contains the applicant's proposal to meet the requirements. The manual requires
40% effective canopy coverage in the R-7 Zone, and the preliminary plans propose 42%. Effective canopy
coverage on individual lots is required to measure 15% per lot, the applicant proposes between 19% to 192%. All
proposed trees are from approved lists within the Urban Forestry Manual, and meet minimum spacing requirements
from other trees and hard surface paving. All other requirements are present. This standard is met.
4. Meet the Supplemental Report standards in the Urban Forestry Manual.
Part 3 of Section 10 of the Urban Forestry manual sets forth standards for the required supplemental report. A
report was prepared by the project arborist and submitted with the application, and contains the required
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SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
documentation. This standard is met.
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 is set forth in Section11
(Urban Forestry Plan Implementation Standards) of the Urban Forestry Manual. Compliance 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 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 rec uirements 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
Sprocess, conditions of approval are being applied consistent with the procedures and timing set forth in Part 2 of
ection 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 have been
met, or will be met through conditions of approval.
Vision Clearance (18.795):
18.795.030 Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the
corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway
providing access to a public or private street.
18.795.040 Computations
B. Non-arterial streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a nonarterial
street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or
driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way
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S1JI32013-00002-SEQUOIA HEIGI-1'1'S SUBDI■ISION
or property lines along such lots and a straight line joining the right-of-way or property line at points
which are 30 feet distance from the intersection of the right-of-way line and measured along such lines.
See Figure 18.795.1.
FINDING: The applicant has illustrated the vision clearance area on sheet 5 of the proposed plans (see lots 1, 7,
8 and Tract "A") as required . Because no structures are currently proposed in the vision clearance
area and all future buildings will be reviewed for compliance during the public facility improvement
permit and building permit phases, this standard will be met.
C—STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810):
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a public street.
2. No development shall occur unless streets within the development meet the standards of this chapter.
3. No development shall occur unless the streets adjacent to the development meet the standards of this
chapter, provided, however, that a development may be approved if the adjacent street does not meet the
standards but half-street improvements meeting the standards of this title are constructed adjacent to the
development.
4. Any new street or additional street width planned as a portion of an existing street shall meet the
standards of this chapter.
This site lies adjacent to 133rd Avenue, a public street classified as a Neighborhood Route in the Tigard
Transportation System Plan. At present, there is approximately 25 feet of right-of-way from the centerline,
according to the most recent tax assessor's map. The Tigard Engineering Division reviewed the application and
finds additional right of way necessary to meet public street standards. Section 18.810.E, including Table 18.810.1
and Figure 18.810.3 set forth the requirements for Neighborhood Routes (including 133rd Avenue) as a 32-foot
wide street plus curb, 5-foot planter strip with street trees, street lights, storm drainage, underground utilities, 5-foot
sidewalks, and other improvements in accordance with city codes and standards within a 54-foot right-of-way.
Construction of half-street improvements compliant with standards would require expansion of the right of way
from 25 feet to 27 feet from centerline. The application does not oropose any dedication along 133 d Avenue,
which would result in a deficiency of two feet. In order to comply wit_-i street standards, conditions of approval are
being applied to require the dedication of additional right of way to provide 27 feet from centerline of 133 Avenue,
and haffstreet improvements along this frontage to include a 16-foot paved half-width with pavement tapers on
each end, curb, 5-foot wide planter strip (with street trees), street lights, storm drainage, underground utilities, and
5-foot wide sidewalk, all constructed in accordance with applicable Tigard codes, standards, and industry best
practices.
The site also lies adjacent to 132nd Terrace, a public street classified as a Local Street in the Tigard Transportation
System.Plan. At present, there appears to be approximately 15 feet of right-of-way width on the development side
of the centerline. The eastern side of 132nd Terrace was improved in conjunction with a previous development.
The western side of 132nd Terrace south of the subject property was also improved in conjunction with the
previous development. The applicant proposes widening the western side of 132nd Terrace to a 50 foot right of
way with 14-foot paved width from centerline, plus curb, 5-foot planter strip with street trees, street lights, storm
drainage, underground utilities, 6-foot sidewalks, and other improvements in accordance with city codes and
standards. This will result in approximately 28 feet of paved width, with no parking on the west side, south of
Hazelcrest Way and approximately 32 feet of paved width north of Hazelcrest Way with parking on both sides.
Because there is insufficient width in the proposed right of way to accommodate all of the improvements (25 feet
proposed and 26 feet required, a condition of approval is being added to require a five foot sidewalk in order to fit
within the proposed right of way and match existing sidewalks to the south of the project site.
The applicant also proposes to extend Hazelcrest Way in a 50-foot right of way. This right of way would contain a
28-foot paved road with parking on one side only, curbs, 5-foot planter strips, street trees, street lights, storm
drainage underground utilities, and 5-foot sidewalks. The Engineering Division has reviewed the plans and finds it
consistent with city standards, so long as parking is provided on the side of the street that provides the most
available spaces. A condition of approval has been added to ensure maximum on-street parking is provided.
As discussed above, the proposed street improvements appear to meet city standards for public streets, or are
capable of meeting city standards as conditioned below. In order to ensure the applicant designs and constructs
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these improvements in accordance with applicable city codes and standards and industry best practices, the
applicant shall obtain city engineer approval of the design prior to construction and city engineer approval of the
construction prior to plat approval-. Methods for implementing these requirements have been attached as
conditions of approval. These standards are met or will be met.
D. Street location, width and grade. Except as noted below, the location, width and grade of all streets
shall conform to an approved street plan and shall be considered in their relation to existing and planned
streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to
the proposed use of the land to be served by such streets:
1. Street grades shall be approved by the city engineer in accordance with subsection N below; and
2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a
development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns
because of particular topographical or other existing conditions of the land. Such a plan shall be based on
the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for
public convenience and safety.
As discussed above, the city engineer has reviewed the plans and finds them in accordance with public street
standards or capable of being in conformance subject to the attached conditions of approval. The applicant has
proposed the continuation of Hazelcrest way. These standards are met or will be met.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as
needed to continue an existing improved street, street right-of-way and roadway widths shall not be less
than the minimum width described below. Where a range is indicated, the width shall be determined by
the decision-making authority based upon anticipated average daily traffic (ADT) on the new street
segment. (The City Council may adopt by resolution, design standards for street construction and other
public improvements. The design standards will provide guidance for determining improvement
requirements within the specified ranges.) These are presented in Table
18.810.1.
As discussed above, the applicant has proposed right of way and street widths that meet minimum standards, or will
be can minimum standards through conditions of approval. This standard is met.
F. Future street plan and extension of streets.
2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be
extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since
they are intended to continue as through streets at such time as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed
until authorized by the city engineer, the cost of which shall be included m the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in
excess of 150 feet in length.
The applicant proposes to extend Hazelcrest Way from 132nd Terrace across the subject property to SW 133rd
Avenue. The nearest East-West street connection between 133rd Avenue and 132nd Terrace is Batterson Lane, which
is over 800 feet north of the existing portion of Hazelcrest Way. There is no existing public East-West street
connection between 133rd Avenue and f32nd Terrace south of the subject property. Therefore, a street connection,
such as the proposed extension of Hazelcrest Way,is necessary to meet the requirements of TDC 18.81O.03O.F.
A petition was received from several residents of 133rd Ave asking that no street connection be made to 133rd Avenue
(see Section VII below for more discussion regarding this letter). Failure to extend Hazelcrest Way fully across the
project site would be inconsistent with the requirement for streets to be extended to the boundary line of the track
being developed. As proposed,the proposal meets this standard.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions,
easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A
full street connection may also be exempted due to a regulated water feature if regulations would not permit
construction.
NOTICE OF DECISION PAGE 18 OF 26
SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
The applicant proposes to extend Hazelcrest Way from 132nd Terrace across the subject property to SW 133rd
Avenue. The distance between the centerline of SW 133rd Avenue and SW 132nd Terrace is approximately 480 feet,
which is less than the maximum spacing of 530 feet. Therefore, a mid-block, north-south stub street is not required
with this proposed development.
A petition was received from several residents of 133rd Ave asking that no street connection be made to 133rd Avenue.
The nearest East-West street connection between 133rd Avenue and 132nd Terrace is Batterson Lane, which is over
800 feet north of the existing portion of Hazelcrest Way. There is no existing public East-West street connection
between 133rd Avenue and 132nd Terrace south of the subject property. Therefore, a street connection, such as the
proposed extension of Hazelcrest Way,is necessary to meet the requirements of TDC 18.810.030.H.1.
As proposed this standard is met, and no change is necessary to comply with the standard.
2. All local, neighborhood routes and collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by environmental or topographical constraints,
existing development patterns or strict adherence to other standards in this code. A street connection or
extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to
provide required extensions. Land is considered topographically constrained if the slope is greater than 15%
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.
The applicant proposes to extend Hazelcrest Way from 1321" Terrace across the subject property to SW 133rd
Avenue. A petition was received from several residents of 133" Ave asking that no street connection be made to
133" Avenue. No topographical or environmental constraints are present which would preclude the extension of
Hazelcrest Way through the site. As a result the extension of Hazelcrest Way from 132nd Terrace across the subject
property to 133' Ave to provide through circulation is necessary to meet TDC 18.810.030.H.2. This standard is
met.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as
practicable, except where topography requires a lesser angle, but in no case shall the angle be less than
75o unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography
requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the
right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet.
As shown on the preliminary plans, all intersection angles are as near to right angles as practicable. There, this standard
is met.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than
standard width, additional rights-of-way shall be provided at the time of subdivision or development.
As discussed above, sufficient right of way will be dedicated as part of the subdivision of the project site. This standard
is met.
L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20
dwelling units, and shall only be used when environmental or topographical constraints, existing
development pattern, or strict adherence to other standards in this code preclude street extension and
through circulation:
1.All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall
be approved by the city engineer; and
2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to
the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted
The applicant is not proposing a cul-de-sac as part of this development. A petition was received from several
residents of 133rd Ave asking that no street connection be made to 133" Avenue. If Hazelcrest Way were
NOTICE OF DECISION PAGE 19 OF 26
SUB20134)0002-SEQUOIA I MAGI ITS SUBDIVISION
constructed as a cul-de-sac,it would be longer than 200 feet, and thus would not meet the requirements of 18.810.030.L
without significant redesign. In addition, a cul-de-sac may only be used when the project site is constrained. None of
the constraints listed in this standard are present.As a result no changes are required to meet this standard.
N. Grades and curves.
1. Grades shall not exceed 10% 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); and
2. Centerline radii of curves shall be as determined by the city engineer.
The existing grades along 132nd Terrace and 133rd Avenue are less than 12%. No grade changes are proposed to these
streets. The proposed grades of Hazelcrest Way are less than 12%. This standard is met.
18.810.040 Blocks
A. Block design. The length, width and shape of blocks shall be designed with due regard to providing
adequate building sites for the use contemplated, consideration of needs for convenient access, circulation,
control and safety of street traffic and recognition of limitations and opportunities of topography.
Street Utility Improvement Standards 18.810-21 Code Update: 4/13
B. Sizes.
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the
streets except:
a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of
water, or pre-existing development; or
b. For blocks adjacent to arterial streets,limited access highways, collectors or railroads.
c. For nonresidential blocks in which internal public circulation provides equivalent access.
2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street
connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more
than 330 feet, except where precluded by environmental or topographical constraints, existing development
patterns, or strict adherence to other standards in the code.
The subject property is part of an existing block (following 132nd Terrace, Summit Ridge, Greenfield, Beef Bend,
Peachtree, Bull Mountain, 133rd, and Batterson) that is well over 10,000 feet in length. The extension of Hazelcrest
Way across the subject property would result in a block following 132nd, Hazelcrest, 133rd, and Batterson that is
approximately 2,600 feet in length, which is a significant reduction. Existing residential properties north and south of
the subject development currently preclude additional street connections.
A request from neighboring property owners to terminate the extension of Hazelcrest Way with a cul-de-sac would
preclude the applicant from meeting the block length standards of this section. As such no change is required to meet
this standard.
The extension of Hazelcrest Way significantly reduces block length, and further reductions (such as to meet the 2,000-
foot standard) are precluded by pre-existing residential properties. This standard is met.
18.810.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be
either dedicated or provided for in the deed restrictions, and where a development is traversed by a
watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of the watercourse.
B. Utility easements. A property owner proposing a development shall make arrangements with the city, the
applicable district, and each utility franchise for the provision and dedication of utility easements necessary to
provide full services to the development.The city's standard width for public main line utility easements shall
be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer.
As shown on the preliminary plans, the utility easements are included with the application and will be recorded with the
final plat. This standard is met.
18.810.060 Lots
A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the
development and for the type of use contemplated, and:
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SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions.
2. The depth of all Iots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2
times the minimum lot size of the applicable zoning district.
3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide
for the off-street parking and service facilities required by the type of use proposed.
B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least
25 feet unless the lot is created through a minor land partition in which case Section 18.162.050.0 applies, or
unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15
feet.
C. Through lots. Through lots shall be avoided except where they are essential to provide separation of
residential development from major traffic arterials or to overcome specific disadvantages of topography and
orientation, and:
1.A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and
2. All through lots shall provide the required front yard setback on each street.
D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which
the lots front.
E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided,
the commission may require that the lots be of such size and shape, and be so divided into building sites, and
contain such site restrictions as will provide for the extension and opening of streets at intervals which will
permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied
if the proposed large development lot does not provide for the future division of the lots and future extension
of public facilities.
As shown on the preliminary plat (Sheet 3), the proposed lots conform to lot standards or the standards do not apply.
All lots will front a public right of way, and none contain part of a proposed or existing right of way. The depth of all
lots is less than 2.5 times the average width. No lot is zoned commercial. No through lots are proposed. All side lot
lines are at right angles to the extent practicable. No lots are large enough for redivision. The standards of this section
have been met or do not apply.
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall 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 the Unified Sewerage Agency in 1996
and including any future revisions or amendments) and the adopted policies of the comprehensive plan.
B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior
to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area
as projected by the comprehensive plan.
Page 21 of the application narrative states: "sanitary sewer will be extended from an existing sanitary sewer line in SW
132nd Terrace through the site." Connection fees shall be paid for each sanitary sewer connection. It appears the
proposal will meet this standard. Prior to final plat approval, the applicant will need to demonstrate the adequacy of
capacity to accommodate flows from the proposed development. A condition has been added to ensure this is done.
As conditioned,this standard will be met.
18.810.100 Storm Drainage
A. General provisions. The director and city engineer shall issue a development permit only where adequate
provisions for stormwater and floodwater runoff have been made,and:
1.The storm water drainage system shall be separate and independent of any sanitary sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to
flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there
shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of
such watercourse and such further width as will be adequate for conveyance and maintenance.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to
accommodate potential runoff from its entire upstream drainage area, whether inside or outside the
development, and the city engineer shall approve the necessary size of the facility, based on the provisions of
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified
Sewerage Agency in 1996 and including any future revisions or amendments).
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff
NOTICE OF DECISION PAGE 21 OF 26
SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments).
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.
There are no apparent significant upstream drainage ways that impact this development. The applicant has proposed to
route and capture all onsite drainage in Tract "A" of the proposed subdivision. Easements for conveyance will be
recorded with the final plat. Prior to construction, the applicant will be required to submit plans and calculations for a
water quality facility that meet the requirements and intent of the CWS Design Standards. In addition, the applicant
shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction.
Approval of these facilities and maintenance plans must be obtained prior to issuance of the PFI permit. Approval of
all constructed facilities must be obtained prior to plat approval.
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. This is necessary to 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 is required to 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 NPDES 1200-C or 1200-C-N permits as appropriate.
Conditions of approval have been added to ensure compliance with these requirements. As conditioned, these
standards can be met.
18.810.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed underground,
except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may
be placed above ground, temporary utility service facilities during construction, high capacity electric lines
operating at 50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide the underground
services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,
shall be constructed prior to the surfacing of the streets;and
4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when
service connections are made.
13. information on development plans. The applicant for a development shall show on the development plan
or in the explanatory information, easements for all underground utility facilities,and:
1. Plans showing the location of all underground facilities as described herein shall be submitted to the city
engineer for review and approval; and
2.Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance
areas for vehicular traffic.
D. Fee in-lieu of undergrounding
1. The city engineer shall establish utility service areas in the city. All development which occurs within a
utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide
underground utilities, unless exempted by this code.
2. The city engineer shall establish the fee by utility service area which shall be determined based upon the
estimated cost to underground utilities within each service area. The total estimated cost for undergrounding
in a service area shall be allocated on a front-foot basis to each party within the service area.The fee due from
any developer shall be calculated based on a front-foot basis.
NOTICE OF DECISION PAGE 22 OF 26
SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing
overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information
submitted by the applicant with the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities within the city at large.
The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be
funded with the fees collected by the city. The list shall indicate the estimated ti and cost of each
project. The list shall be submitted to the City Council for their review and approval ann 1 y.
There are existing overhead utility lines along 133rd Avenue on the opposite side from the proposed development.
Prior to plat approval, the applicant shall be requited pay the applicable city fee-in-lieu for undergrounding these lines
on the opposite side of 133rd Ave, and a condition of approval has been added to ensure compliance with this
standard.All other utilities on or adjacent to the subject property shall be constructed underground. ne applicant shall
obtain the city engineer's approval of all utility systems prior to plat approval. As conditioned, compliance with these
standards be expected.
FINDING: As discussed above, the project meets or can meet through conditions of approval, all applicable public
street and utility standards.
D—IMPACT STUDY(SECTION 18.390):
SECTION 18.390.040.13.e requires that the applicant include an impact study. The impact study shall
quantify the effect of the development on public facilities and services. 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, the study shall propose improvements necessary to meet city standards and to minimize the
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 requirements, 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 addressing the requirements above (see application narrative,pages 4 and
5). As shown in the application materials (narrative and preliminary plat) the applicant concurs with all dedication
requirements proposed in the application. As discussed in findings pertaining to street standards above, an additional
two feet of right of way dedication will be required along 133'd Avenue on the final plat.
The internal street within the subdivision (Hazelcrest Way) is needed to allow the subdivision to develop and the
need for streets is created by the subdivision. Because the need for the internal street is created by the
development, the impact of the development is directly proportional to the cost of dedication and construction of
the internal streets. Therefore, no proportionality analysis is needed for the internal street improvements, and they
are not factored into the mitigated costs for the City's transportation system.
External street improvements are required to offset the general contribution of traffic impacts (vehicular, pedestrian,
etc.) generated from the development and to systematically bring substandard systems into conformance. These half-
street frontage improvements are required to be roughly proportional to the impacts resulting from development of the
property.
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,'IDTs are expected
to recapture approximately 23.0 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
'I'I�proposed and upon completion of this development, the future
builders of the residences will be required to pay Ts of approximately $93,310 ($6,665 x 14 single-family dwelling
units).
Based on the estimate that total TDT fees cover 23.0 percent of the impact on major street improvements ci -wide, a
fee that would cover 100 percent of this project's traffic impact is $405,696 ($33,325 - 0.23). The difference between
the TDT paid and the full impact,is considered as unmitigated impact.
NOTICE OF DECISION PAGE 23 OF 26
SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
Estimate of Unmitigated Impacts
Full Impact $405,696
Less TDT Assessment $ 93,310
Less ROW value (2,800 s.f. x$3/s.f.) $ 8,400
Less 1/2 street improvement value (4751.f x$200/1.f) $ 95,000
Estimated Value of Remaining Unmitigated Impacts $208,986
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.
E. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safety:
In order to meet fire and life safety requirements of Tualatin Valley Fire and Rescue, responsible for serving the
project site, the applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and
hydrant placement prior to issuance of the PFI permit. A condition of approval has been added to ensure
compliance with this requirement.
Public Water System:
The City of Tigard provides service in this area. The applicant shall obtain approval from the City for the proposed
water connection prior to issuance of public facility improvement permits. A condition of approval has been added
to ensure compliance with this requirement.
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.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in
the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to site permit.
Survey Requirements
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 each structure (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).
SECTION V. 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 July 30, 2013, which can be found in the land use file and as an
attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this
land use decision.
The City Building Official (Contact Mark Van Domelen, 503-718-2448) has reviewed the proposal and provided
comments stating excavation to firm native soil or engineering fill may be required where the existing structure is
presently located (Lots 2, 3, and 4). Compliance with this standard will be verified as part of normal building permit
review.
The City Public Works Department was sent a request for comments but did not respond.
NOTICE OF DECISION PAGE 24 OF 26
SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
SECTION VI. AGENCY COMMENTS
Portland General Electric, Tigard/Tualatin School District, NW Natural Gas Company, Cozucast Cable
Corporation, and Verizon were sent requests for comments but did not respond.
Century-Link has reviewed the proposal and in an email dated June 24, 2013 stated the location falls outside of
their servicing area,and as such they have no comment.
Washington County Land Use and Transportation reviewed the proposal and stated they had no objections,
commenting that SW 133"d Avenue is not a County maintained road.
Clean Water Services has reviewed this proposal and issued a letter dated July 9, 2013 stating conditions to be met
prior to any work on the site and plat recording, including review and approval of final construction plans and
drainage ca_culations. Conditions of approval included in this decision will ensure compliance with Clean Water
Service requirements for water quality.
Tualatin Valley Fire and Rescue has reviewed the proposal and offered comments in a letter dated July 8, 2013
stated they endorse the proposal predicated on a nine conditions of approval, including demonstration of a current
fire flow test of the nearest fire hydrant demonstrating available flow at 20 PSI residual ressure. A condition of
approval has been included to ensure compliance with fire and life safety requirements set forth in the letter.
SECTION VII. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
Notices were mailed to neighboring property owners within 500 feet of the subject site boundaries on June 20,
2013. The city received two letters of comment from adjacent property owners. The first was sent by Deborah
Olsen via email on June 21, 2013, and included a letter signed by herself and the owners of 12 other properties
along 133" Avenue. A second letter dated July 2, 2013 was sent by Alison and Josh Nichelson, also of 133rd
Avenue. Comments contained therein requested a redesign of the project prohibit or restrictions on the extension
of Hazelcrest Way. The preferred option expressed in the letters is to terminate the extension of Hazelcrest Way
with a cul-de-sac, to be accessed off of 132❑d Avenue. The secondary preference is the installation of a gate at the
intersection of Hazelcrest Way with 133"Avenue. The basis for these requests is a concern for increased vehicle
traffic on 133' resulting from greater connectivity between 133' Avenue and 132r'd Terrace, particularly in regards
to traffic associated with Alberta Rider Elementary School.
As discussed above in findings pertaining to public streets, a redesign of the project to a cul-de-sac or gated design
would render the project inconsistent with findings pertaining to the extension of public streets, maximum block
size, and cul-de-sac design standards. The purpose of these standards is to increase connectivity where possible,
and as such a redesign of the project would not be consistent with this goal and the implementing standards. As a
result no change is required to conform to public improvement standards.
SECTION VIII. 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 AUGUST 21,2013 AND
EFFECTIVE ON SEPTEMBER 5,2013 UNLESS AN APPEAL IS FILED.
NOTICE OF DECISION PAGE 25 OF 26
SUB2013-00002-SEQUOIA HEIGHTS SUBDIVISION
Areal:
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 appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community
Development Code which 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.
THE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON SEPTEMBER 4, 2013.
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.
' August 21, 2013
PREP BY: John Floyd DATE
Associate Planner
, 'G°� August 21,2013
APPRO VED BY: Tom McGuire DATE
Assistant Community Development Director
Exhibits: A. Site Plan
B. Zoning and Vicinity Map
C. Memorandum from Mike McCarthy, Senior Project Engineer, dated July 30, 2013
D. Letter from Tualatin Valley Fire&Rescue, dated July 8, 2013
E. Letter from Alison and Josh Nichelson, dated July 2, 2013
F. Email from Lynn Smith and attached letter from neighbors, dated June 24, 2013
NOTICE OF DECISION PAGE 26 OF 26
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WITH DEVELOPMENT
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DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD
MAKES NOT WARRANTY.REPRESENTATION.DR GUARANTEE AS TO THE
CONTENT,ACGLRACY,TIMELINESS OR COMPLETENESS OF ANY OF TI-E I
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S U M M�'�' RIDGE S T COMMUNITY DEVELOPMENT DEPARTMENT
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EXHIBIT C
1:
City of Tigard
TIGARD Memorandum
To: John Floyd, Associate Planner
From: Mike McCarthy, Senior Project Engineer
Re: SUB 2013-02 Sequoia Heights Subdivision, 15060 SW 133rd Ave
Date: July 30, 2013
Access Management (Tigard Development Code Section 18.705.030.H)
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 plans for half-street improvements to SW 132nd Terr and
SW 133rd Ave along the edges of the subject property and SW Hazelcrest Way through
the subject property. It appears that these streets and the driveway connections to
them can be built in accordance with appropriate standards.
Upon completion of the public street improvements, the applicant's engineer shall
submit a final certification verifying adequate design of streets and access connections
to streets to City engineering staff for approval prior to final approval of these planning
actions.
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.
No accesses are proposed in or near the influence area of a Collector or Arterial. This
standard is met.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and
streets along a collector shall be 200 feet. The minimum spacing of driveways
and streets along an arterial shall be 600 feet. The minimum spacing of local
streets along a local street shall be 125 feet.
No new driveways or street connections are proposed to Arterials or Collectors.
Haze!crest Way is more than 125 feet from another local street intersection with either
132nd Terr or 133rd Ave. This standard is met.
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.
Minimum Rights-of-Way and Street Widths: Section 18.810.030E requires a
Neighborhood Route to have at least a 54-foot right-of-way width and 32-foot paved
section. Other improvements required may include on-street parking, sidewalks
and bikeways, underground utilities, street lighting, storm drainage, and street
trees.
This site lies adjacent to 133rd Avenue, which is classified as a Neighborhood Route in
the Tigard Transportation System Plan. At present, there appears to be approximately
25 feet of right-of-way from the centerline, according to the most recent tax assessor's
map. The applicant shall dedicate additional right-of-way to provide 27 feet from
centerline on 133rd Avenue along the property frontage, which shall be shown on the
final plat.
Section 18.810E shows the requirements for Neighborhood Routes (including 133rd
Avenue) as a 32-foot wide street plus curb, 5-foot planter strip with street trees, street
lights, storm drainage, underground utilities, 6-foot sidewalks, and other improvements
in accordance with city codes and standards within a 54-foot right-of-way. The
applicant shall provide a half-street improvement of 133rd Avenue along their frontage to
a 16-foot paved half-width with pavement tapers on each end, plus a curb, 5-foot wide
planter strip (with street trees), street lights, storm drainage, underground utilities, and
5-foot wide sidewalk, all constructed in accordance with applicable Tigard codes,
standards, and industry best practices.
The site also lies adjacent to 132nd Terrace, which is classified as a Local Street on the
Tigard Transportation System Plan. At present, there appears to be approximately 15
feet of right-of-way width on the development side of the centerline. The applicant shall
dedicate additional right-of-way to provide 25 feet from centerline on 132nd Terr along
the property frontage, which shall be shown on the final plat.
The eastern side of 132nd Terr was improved in conjunction with a previous
development. The western side of 132nd Terr south of the subject property was also
improved in conjunction with the previous development. The applicant proposes
widening the western side of 132nd Terr to a 14-foot paved width from centerline, plus
curb, 5-foot planter strip with street trees, street lights, storm drainage, underground
utilities, 6-foot sidewalks, and other improvements in accordance with city codes and
standards. This widening is proposed to match the improvements south of the subject
property. This will result in approximately 28 feet of paved width, with no parking on the
west side, south of Hazelcrest Way and approximately 32 feet of paved width north of
Hazelcrest Way with parking on both sides.
The applicant proposes to construct Hazelcrest Way in a 50-foot right of way with a 28-
foot paved width with parking on one side only plus curbs, 5-foot planter strips, street
trees, street lights, storm drainage underground utilities, and 5-foot sidewalks. Parking
should be allowed on the side that provides the most available spaces.
The proposed street improvements appear to meet this standard. The applicant shall
design and construct these improvements in accordance with applicable city codes and
standards and industry best practices, and shall obtain city engineer approval of the
design prior to construction and city engineer approval of the construction prior to plat
approval.
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a
future street plan shall be filed which shows the pattern of existing and proposed
future streets from the boundaries of the proposed land division. This section also
states that where it is necessary to give access or permit a satisfactory future
division of adjoining land, streets shall be extended to the boundary lines of the
tract to be developed and a barricade shall be constructed at the end of the street.
These street stubs to adjoining properties are not considered to be cul-de-sacs
since they are intended to continue as through streets at such time as the adjoining
property is developed. A barricade shall be constructed at the end of the street by
the property owners which shall not be removed until authorized by the City
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
The applicant proposes to extend Hazelcrest Way from 132nd Terrace across the
subject property to SW 133rd Avenue.
A petition was received from several residents of 133rd Ave asking that no street
connection be made to 1331d Avenue.
The nearest East-West street connection between 133rd Avenue and 132nd Terrace is
Batterson Lane, which is over 800 feet north of the existing portion of Hazelcrest Way.
There is no existing public East-West street connection between 133rd Avenue and 132nd
Terrace south of the subject property. Therefore, a street connection, such as the
proposed extension of Hazelcrest Way, is necessary to meet the requirements of TDC
18.810.030.F. A lack of street connection would be inconsistent with the classification of
SW 133rd Avenue as a Neighborhood Route in the City of Tigard Transportation System
Plan.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more
than 530 feet between connections is required except where prevented by
barriers such as topography, railroads, freeways, pre-existing developments,
lease provisions, easements, covenants or other restrictions existing prior to May
1, 1995 which preclude street connections. A full street connection may also be
exempted due to a regulated water feature if regulations would not permit
construction.
The applicant proposes to extend Hazelcrest Way from 132nd Terrace across the
subject property to SW 133rd Avenue.
A petition was received from several residents of 133rd Ave asking that no street
connection be made to 133rd Avenue.
The nearest East-West street connection between 133rd Avenue and 132nd Terrace is
Batterson Lane, which is over 800 feet north of the existing portion of Hazelcrest Way.
There is no existing public East-West street connection between 133rd Avenue and 132nd
Terrace south of the subject property. Therefore, a street connection, such as the
proposed extension of Hazelcrest Way, is necessary to meet the requirements of TDC
18.810.030.H.1
The distance between the centerline of SW 133rd Avenue and SW 132nd Terrace is
approximately 480 feet, which is less than the maximum spacing of 530 feet. Therefore, a
north-south stub street is not required with this proposed development.
Section 18.810.030.H.2 states that all local, neighborhood routes and collector
streets which abut a development site shall be extended within the site to provide
through circulation when not precluded by environmental or topographical
constraints, existing development patterns or strict adherence to other standards
in this code. A street connection or extension is 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.
The applicant proposes to extend Hazelcrest Way from 132nd Terrace across the
subject property to SW 133rd Avenue.
A petition was received from several residents of 133rd Ave asking that no street
connection be made to 133rd Avenue.
The extension of Hazelcrest Way from 132nd Terr across the subject property to 133rd
Ave to provide through circulation is necessary to meet TDC 18.810.030.H.2.
Culs-de-sacs: Section 18.810.030L states that a cul-de-sac may 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.
The applicant is not proposing a cul-de-sac as part of this development.
If Hazelcrest Way were constructed as a cul-de-sac, it would be longer than 200 feet, and
thus would not meet the requirements of 18.810.030.L.
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 existing grades along 132nd Terr and 133rd Ave are less than 12%. No grade
changes are proposed to these streets. The proposed grades of Hazeicrest Way are
less than 12%. This standard is met.
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. The
design shall include any of the following:
• 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 proposal does not include access to an Arterial or Major Collector.
Private Streets: Section 18.810.030.T states that design standards for private
streets shall be established by the City Engineer. The City shall require legal
assurances for the continued maintenance of private streets, such as a recorded
maintenance agreement. Private streets serving more than six dwelling units are
permitted only within planned developments, mobile home parks, and multi-
family residential developments.
No private streets are proposed as part of this development.
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 part of an existing block (following 132nd Terr, Summit Ridge,
Greenfield, Beef Bend, Peachtree, Bull Mountain, 133rd, and Batterson) that is well over
10,000 feet in length. The extension of Hazelcrest Way across the subject property would
result in a block following 132nd, Hazelcrest, 133rd, and Batterson that is approximately
2,600 feet in length, which is a significant reduction. Existing residential properties north
and south of the subject development currently preclude additional street connections.
The extension of Hazelcrest Way significantly reduces block length, and further reductions
(such as to meet the 2,000-foot standard) are precluded by pre-existing residential
properties. This standard is met.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on
public easements or right-of-ways shall be provided when full street connection
is not possible. Spacing between connections shall be no more than 330 feet,
except where precluded by environmental or topographical constraints, existing
development patterns, or strict adherence to other standards in the code.
The extension of Hazelcrest Way provides a full street connection meeting the criteria of
18.810.030.H.1. so alternative bicycle and pedestrian requirements are not required. This
standard is met.
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. Private streets and industrial streets shall have sidewalks on
at least one side.
This proposed development includes construction of sidewalk along the development
side of 132nd Terr and 133rd Ave and along both sides of Hazelcrest Way. The
sidewalks shown on the plans would meet this standard.
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.
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.
Page 21 of the application states: "sanitary sewer will be extended from an existing
sanitary sewer line in SW 132nd Terrace through the site." Connection fees shall be
paid for each sanitary sewer connection. It appears the proposal will meet this
standard. Prior to plat approval, the applicant will need to demonstrate the adequacy of
capacity to accommodate flows from the proposed development.
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).
There are no apparent significant upstream drainage ways that impact this
development. The applicant shall design the storm drainage system to also
accommodate all drainage that currently flows onto the subject property. All aspects of
the storm drainage system shall be complete and approved prior to plat approval. It
appears this standard can be met.
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).
The applicant's plans show a water quality tract that may be used to provide detention.
The applicant will need to obtain city approval of the specific detention facilities,
calculations showing their adequacy, easements providing for access to these facilities,
and all other aspects of the detention system prior to issuance of the PFI permit, and all
aspects of the stormwater system shall be complete prior to plat approval. It appears
that this standard can be met.
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.
There are existing overhead utility lines along 133rd Avenue on the opposite side from
the proposed development. Prior to plat approval, the applicant shall pay the applicable
city fee-in-lieu for undergrounding these lines on the opposite side of 133rd Ave.
All other utilities on or adjacent to the subject property shall be constructed
underground. The applicant shall obtain the city engineer's approval of all utility
systems prior to plat approval. It appears that these standards can be met.
Fire and Life Safety:
The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for
access and hydrant placement prior to issuance of the PFI permit.
Public Water System:
Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall
obtain approval from TVWD of all aspects of the proposed development prior to
issuance of the PFI permit.
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.
Prior to construction, the applicant shall submit plans and calculations for a water quality
facility that will meet the requirements and intent of the CWS Design Standards. In
addition, the applicant shall submit a maintenance plan for the facility that must be
reviewed and approved by the City prior to construction. Approval of these facilities and
maintenance plans must be obtained prior to issuance of the PFI permit. Approval of all
constructed facilities must be obtained prior to plat approval.
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 NPDES 1200-C or 1200-C-N permits as
appropriate.
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.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of
Tigard. An addressing fee in the amount of$50.00 per address shall be assessed.
This fee shall be paid to the City prior to issuance of permits.
The developer will also be required to provide signage at the entrance of each shared
flag lot driveway or private street that lists the addresses that are served by the given
driveway or street. This will assist emergency services personnel to more easily find a
particular home.
Survey Requirements
The applicant's final plat 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 each
structure (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).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF
THE SITE PERMIT:
Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or
mikem @tigard-or.gov) for review and approval:
Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is
required for this project to cover street, drainage, and utility improvements 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. NOTE: these
plans are in addition to any drawings required by the Building Division and should
only include sheets relevant to public improvements. Public Facility Improvement
(PFI) permit plans shall conform to City of Tigard Public Improvement Design
Standards, which are available at City Hall and the City's web page (www.tiqard-
or.qov).
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. For example, specify if the entity is a corporation, limited
partnership, LLC, etc. Also specify the state within which the entity is incorporated
and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project
document
Prior to issuance of permits, the applicant shall provide a sight distance certification
letter for the sight distance at all proposed site accesses.
The applicant shall provide a construction vehicle access and parking plan for
approval by the City Engineer. The purpose of this plan is for parking and traffic
control during the public improvement construction phase.
The applicant shall provide approval from TVF&R for access and hydrant
placement prior to issuance of the PFI Permit.
The City Engineer may determine the necessity for, and require submittal and
approval of, a construction access and parking plan for the building phase. If the
City Engineer deems such a plan necessary, the applicant shall provide the plan
prior to issuance of building permits.
Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF
CONTACT: Paul Izatt, Public Works).
Profiles of Hazelcrest Way, 132nd Terr, and 133rd Ave shall be provided, extending
300 feet either side of the subject site showing the existing grade and proposed
future grade.
The applicant shall provide connection of proposed buildings to the public sanitary
sewerage system. A connection permit and fee is required to connect to the
existing public sanitary sewer system.
The applicant shall obtain approval from the City of Tigard for the proposed water
connection prior to issuance of the City's Public Facility Improvement permit.
The applicant shall provide on-site water quality and detention facilities as required
by Clean Water Services Design and Construction Standards (adopted by
Resolution and Order No. 00-7). Final plans and calculations shall be submitted to
the Engineering Department (Mike McCarthy) for review and approval prior to
issuance of the site permit. In addition, a proposed maintenance plan shall be
submitted along with the plans and calculations for review and approval.
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)."
The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act if necessary.
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 @ tgard-or.gov) for review and approval:
The applicant shall dedicate additional ROW to provide at least 27 feet from centerline
on 133rd Ave, at least 25 feet from centerline on 132nd Ave and at least a full 50-foot
right-of-way for Hazelcrest Way in accordance with city standards (as determined by the
City Engineer) on the final plat.
The applicant shall submit construction plans to the Engineering Department as a part of
the Public Facility Improvement permit, which indicate that they will construct half-street
improvements along the frontages of SW 132nd Ave and 133rd Ave, complete Hazelcrest
Way, and construct the site in accordance with their proposal and all conditions and
findings contained in this decision.
The applicant shall provide a half-street improvement of 133rd Avenue along their
frontage to at least a 16-foot paved half-width with pavement tapers on each end, plus a
curb, 5-foot wide planter strip (with street trees), street lights, storm drainage,
underground utilities, and 6-foot wide sidewalk, all constructed in accordance with
applicable Tigard codes, standards, and industry best practices.
The applicant shall widen their frontage of 132nd Ave to at least a 14-foot paved width
from centerline, plus curb, 5-foot planter strip with street trees, street lights, storm
drainage, underground utilities, 6-foot sidewalks, and other improvements in
accordance with city codes and standards. This widening is proposed to match the
improvements south of the subject property. This will result in approximately 28 feet of
paved width, with no parking on the west side, south of Hazelcrest Way and
approximately 32 feet of paved width north of Hazelcrest Way with parking on both
sides.
The applicant shall construct Hazelcrest Way in at least a 50-foot right of way with at
least a 28-foot paved width with parking on one side only plus curbs, 5-foot planter
strips, street trees, street lights, storm drainage, underground utilities, and 5-foot
sidewalks. Parking should be allowed on the side that provides the most available
spaces.
The applicant shall design and construct these improvements in accordance with
applicable city codes and standards and industry best practices, and shall obtain city
engineer approval of the design prior to construction and city engineer approval of the
construction prior to plat approval.
Upon completion of the public street improvements, the applicant's engineer shall
submit a final certification verifying adequate design of streets and access connections
to streets to City engineering staff for approval prior to final plat approval.
Prior to plat approval, the applicant will need to demonstrate the adequacy of capacity
of the sanitary sewer system to accommodate flows from the proposed development.
The applicant will need to obtain approval of the sanitary sewer system prior to plat
approval.
The applicant shall design the storm drainage system to accommodate all runoff from
the site and also accommodate all drainage that currently flows onto the subject
property. All aspects of the storm drainage system shall be complete and approved
prior to plat approval.
There are existing overhead utility lines along 1331d Avenue on the opposite side from
the proposed development. Prior to plat approval, the applicant shall pay the applicable
city fee-in-lieu for undergrounding these lines on the opposite side of 1331d Ave.
All other utilities on or adjacent to the subject property shall be constructed
underground. The applicant shall obtain the city engineer's approval of all utility
systems prior to plat approval.
The applicant's plans show a water quality tract that may be used to provide detention.
The applicant will need to obtain city approval of the specific detention facilities,
calculations showing the adequacy, easements providing for access to these facilities,
and all other aspects of the detention system prior to issuance of the PFI permit, and all
aspects of the stormwater system shall be complete prior to plat approval.
Prior to construction, the applicant shall submit plans and calculations for a water quality
facility that will meet the requirements and intent of the CWS Design Standards. In
addition, the applicant shall submit a maintenance plan for the facility that must be
reviewed and approved by the City prior to construction. Approval of these facilities and
maintenance plans must be obtained prior to issuance of the PFI permit. Approval of all
constructed facilities must be obtained prior to plat approval.
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 NPDES 1200-C or 1200-C-N permits as
appropriate.
The applicant's final plat 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 each
structure (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).
EXHIBIT D
ITVP0Ait www.tvfr.com
Tualatin Valley
Fire & Rescue
July 8, 2013
John Floyd
13125 SW Hall Blvd
Tigard OR 97223
Re: Sequoia Heights 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 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.)
2) 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)
3) 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)
4) 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 B105.2) 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.
5) 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)
6) 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)
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 70' Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734
503-259-1400 Tigard,Oregon 97223-9196
503-259-1500 503-259-1600
503-649-8577
www.tvfr.com
Tualatin Valley
Fire & Rescue
7) CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the
circumference of fire hydrants. (OFC 507.5.5)
8) 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)
9) 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 %inch stroke.
(OFC 505.1)
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: TVFR File
Page 12
EXHIBIT E
July 2, 2013
John Floyd
13125 SW Hall Blvd ' d V
Tigard, OR 97223 Rtu'rr
,JUL. O L 013
RE: Case ID Number: SUB2013-00002 Sequoia Heights
CITY TI GAP)
)
Mr. Floyd,
In regards to the proposed development at 15060 SW 1331 Avenue, we would like to suggest the street,
Hazelcrest Way, not be a through street connecting 132nd Terrace and 1331d Avenue. We know the
neighbors have proposed a gate to block through traffic, and we would like to adamantly support that
proposal. There are many cars and school buses that go through the neighborhood during the school
year for Alberta Rider Elementary, and to make this a through street will increase the volume of cars on
132nd Terrace. There are no sidewalks on this street, and adding through traffic will become very
dangerous to pedestrians, as well as very disruptive to the neighborhood.
There is a locked gate at the end of Summit Ridge Street that works very well, it allows the street to
continue for pedestrians and can be opened for emergency purposes, but cars can't go through. This
would be ideal for the new development on the 132nd Terrace end.
We urge you to please put a gate. Not only for the safety of the neighborhood (including many young
children), but also for the peace of a neighborhood about to be increasingly disrupted. We are doing
our best to come to terms with the fact that the feel of the neighborhood we loved is changing
drastically, we'd like to know that our safety and concerns matter. They matter to us.
Please feel free to contact us if you have any questions. 503-522-7173 or ali.nichelson @gmail.com
Thank you,
Ltutm\ticivivez\A,
Alison Nichelson (and Josh Nichelson)
(Tax lot 5000)
EXHIBIT F
John Floyd
From: Deborah Olsen <dolsen @linfield.edu>
Sent: Friday, June 21, 2013 1:56 PM
To: John Floyd
Cc: George Olsen
Subject: Case ID#: SUB2013-00002 SEQUOIA HEIGHTS
Attachments: LetterToCity.pdf
Dear John,
I am responding to the Notice of a Type II Proposal Subdivision Case ID SU82013-00002 Sequoia Heights that involves a
proposal to subdivide the property located at 15060 SW 133rd into 14 new lots (ironically this area will apparently be called
Sequoia Heights, even though the huge, old sequoia located on this property were all cut down by the developer).
Attached is a letter signed by sixteen residents of 133rd Avenue. Although my husband and I were unable to attend the April 9
hearing regarding the annexation of this property by the city, we understand that this letter was read but not discussed by the
city council. At a subsequent meeting of neighbors held by a representative of the developer(and unfortunately we were out
of town on this date as well), I understand that the speaker acknowledge having a copy of the letter but made no response or
comments about it whatsoever.
It appears that the city is more interested in checking off the steps required of them by law than in listening to the views of
citizens.To my knowledge, no one has seriously considered the specific suggestions made in our attached letter of April 5. And
if they have, we have never been informed nor had any response to our communication.
We urge you to seriously consider the suggestions in the attached letter. Our neighborhood will irrevocably change if the
proposed Hazelcrest Way is linked to 133rd Ave. If the City wishes to develop good relations with potential future residents of
Tigard, listening to, seriously considering, and responding to the concern of residents in the unincorporated areas adjacent to
the city would be a good start.
We look forward to hearing from you.
Deborah M. Olsen
George D. Olsen
15165 SW 133rd Ave.
503-639-9026
1.
To:The Mayor and Tigard City Council
From:Neighbors on 133rd Ave.
Re: zone change annexation (ZCA) 2013-00001
Date:April 5, 2013
Dear Mayor and City Councilors,
We,the undersigned homeowners of 133ra Avenue,are writing to offer suggestions regarding annexation
of the property located at 15060 SW 133rd Ave.that you will be considering at the hearing on April 9,
2013.
When the large area to the east of our street was developed, residents of 133rd worked with the city to
preserve the Iong-standing rural nature of our neighborhood. Our street was not widened,sidewalks and
streetlights were not added, and Summit Ridge St. did not become a through street,but remains
accessible from 133rd only to emergency vehicles. Residents of our street, as well as many neighbors from
nearby areas,walk dogs,hike, push baby strollers,and generally enjoy the quiet and park-like setting of
our dead-end street.
We strongly urge you to make the annexation of the property that Lennar Northwest,Inc. proposes to
develop contingent upon one of the following options:
• When Haze!crest Way is extended,making it a cul de sac so that it does not connect with 133rd
Ave.
• If Hazelcrest Way is extended to 133rd,creating a locked gate at the junction with 133rd, similar to
the one that exists on Summit Ridge St.,thereby preventing through traffic to all but emergency
vehicles.
We understand from Mr.John Floyd that a traffic assessment would not be required if Hazelcrest Way
would connect to 133rd.We expect,however, that in addition to residents of the new Lennar development,
many people in other parts of the much larger developments to our east would use this new street to
access their homes,because it would allow them to bypass the traffic congestion around Alberta Rider
School.Such an increase in traffic would irreparably change the nature of our neighborhood.
Thank you for appreciating our desire to preserve our neighborhood and for giving serious consideration
to these suggestions.
Respectfully yours, 1 f+ '
r - fl-z �J='2�2.
Lcg Otke
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Names on attached letter:
Deborah M. Olsen
George D. Olsen
15165 SW 133rd Ave.
Farzad.Larki
15285 SW 133rd Ave.
Madalyn A. Utz
F. Ray Utz
14880 SW 133rd Ave.
Diane Steuber
Art Steuber
15045 SW 133rd Ave.
Lee J.Herskowitz
15225 SW 133rd Ave
Donald L. Dillon
Nadine Dillon
14850 SW 133rd Ave.
Jay Larson
14800 SW 133" Ave.
Rob Jones
15220 SW 133rd Ave.
Norma 8radfish
15150 SW 133rd Ave.
Mary Lou Ririe
David L. Ririe
14920 SW 133rd Ave.
Janette S. Gordon
15330 SW 133rd Ave.
Elinor Highet
15420 SW 133rd Ave.
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,OR 97223-8189
06250007527762
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7190 SW SANDBURG ST
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PORTLAND OR 97223
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16101 SW 72ND AVE STE 200
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