SUB2014-00008 Decision - Olson Woods NOTICE OF TYPE II DECISION
114 15.1.
SUBDIVISION (SUB) 2014-00008
OLSON WOODS SUBDIVISION T I GARD
120 DAYS = 4/28/2015
SECTION I. APPLICATION SUMMARY
FILE NAME: OLSON WOODS SUBDIVISION
CASE NOS.: Subdivision (SUB) SUB2014-00008
Adjustments (VAR) VAR2014-00020
Adjustments (VAR) VAR2014-00021
REQUEST: The applicant requests a 13-lot subdivision on a 3.45-acres site south of SW Walnut Street
including public streets that connect SW Walnut with SW Tranquil Lane to the south and
west. Two variances are also requested for 1) less than 600 feet street spacing along SW
Walnut Street and 2) reduced right of way widths from 50 to 40 feet for proposed Street A
and from 46 to 36 feet for proposed Street B.
APPLICANT/ Windwood Construction, Inc. c/o APPLICANT'S SFA Design Group,LLC
OWNER: Dale Richards REP: c/o Matthew Sprague
12655 SW North Dakota Street 9020 SW Washington Sq. Dr. S. 505
Tigard, OR 97223 Portland, OR 97223
OWNER: Dennis D. &Bonnie L. Olson
Florence M. Olsen
12540 SW Walnut Street
Tigard, OR 97223
COMP. PLAN
AND ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at a
minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
LOCATION: 12540 SW Walnut Street; Washington County Tax Map 2S104AD, Tax Lots 04100, 4200 and
4300.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 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,APPROVED the adjustment to decrease the 600-foot spacing on SW Walnut Street,
APPROVED the requested adjustment from 46 to 36 feet for proposed Street B and DENIED the adjustment to
reduce right of w-al, widths from 50 to 40 feet for proposed Street A, subject to certain conditions of approval. The
findings and conclusions on which these decisions are based are noted in Section VI of this decision.
NOTICE OF DECISION PAGE 1 OF 22
SUB2014-00008-OLSON WOODS SUBDIVISION
CONDITIONS OF APPROVAL
THE APPLICANT SHALL CONSTRUCT THE PROPOSED DEVELOPMENT IN
SUBSTANTIAL COMPLIANCE WITH THE PLANS SUBMITTED EXCEPT AS MODIFIED
BY THE FOLLOWING CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY
ONSITE IMPROVEMENTS, INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the PLANNING DEPARTMENT, ATTN: Gary
Pagenstecher (503-718-2434). The cover letter shall clearly identify where in the submittal the required
information is found:
1. Prior to site work, the project arborist shall perform a site inspection for tree protection measures,
document compliance/non-compliance with the urban forestry plan and send written verification with a
signature of approval directly to the city manager or designee within one week of the site inspection.
2. 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.
3. Prior to site work, the applicant shall provide a tree establishment bond for all trees to be planted per the
approved urban forestry plan (27). 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 ($489) for a period of
two years after planting multiplied by the total number of trees to be planted and maintained (27 trees x
$489 = $13,203)
4. Prior to site work, the applicant shall provide a fee to cover the city's cost of collecting and processing the
inventory data for the entire urban forestry plan ($147.00 first + $28.00 for each additional open grown tree;
$195 first + $44 each additional stand of trees). 27 open grown trees = $875 + 1 stand at$195 = $1070.
Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg @ Tgard-or.gov) for review and
approval:
5. 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. Detailed public improvement plans shall be
submitted for review to the Engineering Depatltnent. 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).
6. Prior to issuance of a PFI permit the applicant shall provide a preliminary access report which verifies that
design of all site driveway and street connections are safe by meeting appropriate standards such as roadway
geometric standards and sight distance.
7. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing
sufficient right-of-way dedication to provide a public right-of-way half-width of at least 38 feet along the
frontage of the subject property along SW Walnut Street.
8. Prior to issuance the PFI permit the applicant shall obtain approval from the city engineer and other
appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream
impacts.
NOTICE OF DECISION PAGE 2 OF 22
SUB2014-00008-OLSON WOODS SUBDIVISION
9. Prior to obtaining the PFI permit the applicant shall obtain approval from the city engineer and other
appropriate agencies of the final stormwater report and the final design of the storm drainage system to
serve the site and any downstream impacts.
10. Prior to any work the applicant shall provide approval from TVF&R for access and hydrant placement.
11. Prior to any work the applicant shall obtain city and CWS approval of design plans for water quality facility
as required by Clean Water Services Design and Construction Standards and the city of Tigard and shall
address potential downstream drainage issues, and shall include a proposed maintenance plan.
12. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail
the provisions for surface drainage of all lots, and show that they will be graded to insure that surface
drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
13. The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10%
and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections and/or permits will be necessary when the lots develop.
14. Prior to issuance of the PFI permit the applicant shall obtain a 1200-C or 1200-C-N General Permit issued
by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act and comply with all other
applicable erosion control requirements.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Greg Berry, 503-718-2468 or gregjtigard-or.gov) for review and
approval:
15. Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two
monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22).
These monuments shall be on the same line and shall be of the same precision as required for the
subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to grid north. These coordinates can
be established by GPS tie networked to the City's GPS survey or by random traverse using conventional
surveying methods. The final plat data and/or narrative shall be drawn to the minimum standards set forth
by the Oregon Revised Statutes (ORS 92.05 or subsequent legislation), Washington County, and the City of
Tigard. Note: Washington County will not begin their review of the final plat until they receive notice from
the Engineering Department indicating that the city has reviewed and approved the final plat.
16. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for city
signatures.
17. Prior to final plat approval the applicant shall pay the city's current final plat review fee.
18. Prior to final plat approval the applicant shall submit as-built drawings tied to the city's GPS network. The
applicant's engineer shall provide the City with an electronic file with points for the complete street design
and each structure (walls, manholes, catch basins,water valves, hydrants and other water system features) in
the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-
built drawings must show the approved construction drawings and any and all changes from them.
19. The final plat shall show all easements within the property.
NOTICE OF DECISION PAGE 3 OF 22
SUB2OI4-00008-OLSON WOODS SUBDIVISION
20. Prior to final plat approval, the applicant's engineer shall obtain city approval of a final access report which
verifies design of driveways and streets are safe by meeting standards for adequate sight distance and other
appropriate design parameters.
21. The applicant shall dedicate:
An additional right-of-way to provide 38 feet from centerline on SW Walnut Street on the final plat.
A 50-foot right-of-way for Street A providing for parking on one side. The right-of-way may be
reduced to 44 feet along tax lot 4400.
A 50-foot right-of-way for the extension of SW Tranquil Lane.
A 36-foot right-of-way for Street B.
22. Prior to final plat approval the applicant shall provide:
Full street improvements of A Street including a 28-foot paved width, curbs, 5-foot wide planter
strip, street trees, lights and 5-foot wide sidewalk constructed according to applicable Tigard codes.
The planter strip and sidewalk are not required along tax lot 4400.
Full street improvements of the extension of SW Tranquil Lane including a 28-foot paved width,
curbs, 5-foot wide planter strip, street trees, lights and 5-foot wide sidewalk constructed according to
applicable Tigard codes.
Full street improvements of B Street including a 24-foot paved width, curbs, street trees, lights and
6-foot wide sidewalk on both sides constructed according to applicable Tigard codes.
A sidewalk stub from Street "A" to the western property line of tax lot 4400 for a future extension
to the southern side of SW Blue Heron Street.
23. Prior to final plat approval the applicant shall obtain approval from the city engineer and other appropriate
agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream
impacts.
24. Prior to final plat approval the applicant shall obtain approval from the city engineer and other appropriate
agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream
impacts.
25. Prior to final plat approval, the applicant shall obtain approval from the city engineer and other appropriate
agencies of the construction, or payment of a fee in-lieu of construction, of the storm drainage system
(including maintenance plans) to serve the site and mitigate any downstream impacts.
26. Prior to final plat approval the applicant shall obtain approval from the city engineer of the construction of
the water system to serve the site and any offsite improvements necessary to accommodate this service.
27. Prior to final plat approval all aspects of the proposed infrastructure (such as transportation, storm drainage,
sanitary sewer, water, utility, etc.) shall be in place and operational with accepted maintenance plans. The
developer's engineer shall provide written certification that all improvements, workmanship and materials
are in accord with current and standard engineering and construction practices, and are of high grade, prior
to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance.
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
NOTICE OF DECISION PAGE 4 OF 22
SUB201400008-OLSON WOODS SUBDIVISION
plans that address the following requirements to the `PLANNING DEPARTMENT, ATTN: Gary
Pagenstecher (503-718-2434). The cover letter shall clearly identify where in the submittal the required
information is found:
28. 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.
Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg @tigard-or.gov) for review and
approval:
29. Prior to issuance of building permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul
Izatt,Public Works).
30. Prior to issuance of building permits, the applicant shall submit a paper copy of the final recorded plat.
31. Prior to issuance of building permits all elements of the proposed infrastructure (such as transportation,
sanitary sewer, storm drainage, water, etc.) shall be in place and operational with accepted maintenance
plans. The developer's engineer shall provide written certification that all improvements, workmanship and
materials are in accord with current and standard engineering and construction practices, and are of high
grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and
maintenance.
THE FOLOWING CONDITION SHALL BE MET BEFORE THE CITY ACCEPTS MAINTENANCE
RESPONSIBILITY FOR THE CONSTRUCTED FACILITIES
32. Before the City accepts this facility as a public facility, the developer shall maintain it for the full warranty
period (one year for street and sanitary facilities; three years for stormwater detention and treatment
facilities) after construction is completed. The developer will be required to submit annual reports to the
City which show what maintenance operations were conducted on the facility for that year. Once the
maintenance period is completed, the City will inspect the facility and make note of any problems that have
arisen and require them to be resolved before the City will assume maintenance of the facility. In addition,
the City will not assume maintenance of the facility unless 80 percent of the landscaping is established and
healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the
developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. All
landscaping along streets must be established and healthy prior to city acceptance of the street for
maintenance.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site History:
The subject 3.45-acre, three-parcel site is currently developed with one single-family residence. According to
Washington County records,Tax Lot 4100 contains one residence built in 1930.
Site Information and Proposal Description:
The subject site is gently sloping up from SW Walnut Street to the house and then to the east and southeast. The
southern two thirds of the property are heavily treed with primarily native species. Over an acre of the forest in the
southeast of the site is inventoried as a significant tree grove.
NOTICE OF DECISION PAGE 5 OF 22
SUB2014-00008-OLSON WOODS SUBDIVISION
The applicant requests a 13-lot subdivision on a 3.45-acres site south of SW Walnut Street including public streets
that connect SW Walnut with SW Tranquil Lane to the south and west. Two variances are also requested for 1) less
than 600 feet street spacing along SW Walnut Street and 2) reduced right of way widths from 50 to 40 feet for
proposed Street A and from 46 to 36 feet for proposed Street B.
Vicinity Information:
The subject site is zoned R-4.5, as are all adjacent properties. Adjacent parcels to the west and northeast have been
fully developed.A stream meanders from south to north through adjacent properties to the east.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
On July 22, 2014, the applicant held a neighborhood meeting with 11 participants. Issues raised by neighbors
included storm water runoff on down slope properties, character of the homes, development schedule and access.
On January 20, 2015, a Notice of Type II Proposal was sent to neighboring property owners within 500 feet of the
subject site boundaries. The city received five written comments from neighboring property owners concerned over
the requested adjustments to street width standards and the alignments of proposed Streets A and B:
Margie Kessler, 12425 SW Alberta St.
Sandra Fathizadeh, 12790 SW Blue Heron Pl.
Alison Davis,12880 SW Blue Heron Pl.
Garla. Isaacson, 1520 SW Walnut St.
Rick Meikle,Blue Heron Park HOA
RESPONSE: Proposed local Street A will provide a north-south connection through the site. An adjustment to
reduce the width of the northern portion of the right-of-way has been requested. The purpose of the request is to
provide for the partition of tax lot 4000 and a standard sidewalk connection at Walnut Street. An insufficient public
benefit has been shown to allow the request. Except for where the street is adjacent to tax lot 3400,the street should be
fully improved with a 50- foot right-of-way with a 28-foot paved width. The paved width will be maintained along tax
lot 3400 but a planter and sidewalk will not be required. A non-standard sidewalk connection at Walnut Street will be
required. Parking will be restricted to one side.
An adjustment is also requested for Street B. It is proposed to be improved with a 24-foot paved width within 36-foot
right-of-way to provide a connection to the east. Additional substantial extension of the street is not expected because
of a creek.The requested adjustment is approvable.
Development of 12425 SW Alberta is limited by development restrictions surrounding a creek. A road crossing of the
creek would likely require a bridge spanning the 130 foot width of the restricted area. The anticipated development of
the lot is not expected to justify the cost of a bridge. Street B will provide the required access to the most developable
portion of the west side of the lot. The extension of Blue Heron Place is not proposed because it is a private street and
would not provide the lot to the west with efficient access for development. However,a sidewalk stub from Street"A"
to the western property line of tax lot 4400 for a future pedestrian extension to the southern side of SW Blue Heron
Street will be required.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the criteria applicable to this decision in the order in which they are addressed:
A. Variances and Adjustments—18.370
18.370.020 Adjustments
B. Subdivisions—18.430
18.430.020 Subdivision
C. Applicable Specific Development Standards
18.510 (Residential zoning districts)
18.705 (Access,Egress and Circulation)
18.715 (Density)
NOTICE OF DECISION PAGE 6 OF 22
SUB2014-00008-OLSON WOODS SUBDIVISION
18.725 (Environmental Performance Standards)
18.745 (Landscaping and screening)
18.765 (Off-street parking and loading requirements)
18.790 (Urban Forestry)
18.795 (Vision clearance)
D. Street and Utility Improvement Standards —18.810
18.810 (Street and Utility Improvement Standards)
E. Impact Study—(18.390)
18.390.040 (Type II Procedures)
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
A—VARIANCES AND ADJUSTMENTS
18.370.020 Adjustments
A. Purpose. The purpose of this section is to establish two classes of special variances:
1. "Development adjustments" which allow modest variation from required development standards within
proscribed limits. Because such adjustments are granted using "clear and objective standards," these can
be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and
procedure for variances.
2. "Special adjustments" which are variances from development standards which have their own approval
criteria as opposed to the standard approval criteria for variances contained in Section 18.370.020.C.
The ap?licant is requesting t adjustments for 1) less than 600 feet street spacing along SW Walnut Street and 2)
reducec right of way widths from 50 to 40 feet for proposed Street A and from 46 to 36 feet for proposed Street B.
5. Adjustment to access and egress standards (Chapter 18.705).
a. In all zoning districts where access and egress drives cannot be readily designed to conform to code
standards within a particular parcel, access with an adjoining property shall be considered. If access in
conjunction with another parcel cannot reasonably be achieved, the director may grant an adjustment to
the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030,
using approval criteria contained in subparagraph b of this paragraph 5.
b. The Director may approve, approve with conditions, or deny a request for an adjustment from the
access requirements contained in Chapter 18.705, based on the following criteria:
i. It is not possible to share access;
ii. There are no other alternative access points on the street in question or from another street;
iii. The access separation requirements cannot be met;
iv. The request is the minimum adjustment required to provide adequate access;
v. The approved access or access approved with conditions will result in a safe access; and
vi. The visual clearance requirements of Chapter 18.795 will be met.
Section 18.705.030.H.3 states that the minimum spacing of driveways and streets along an arterial shall be 600 feet.
The connection of Street A to SW Walnut Street will result in street spacing of less than 600 feet along an arterial.
An adjustment under CDC 18.370.020 A.2 is requested. The request notes that the nearby streets will generate
limited traffic and there is no other option to serve the site. The request for an adjustment is approvable.
FINDING: As shown in the analysis above, no other access is currently available to the subject property, and the
proposed location is as close as possible to meeting this standard and no queuing, safety, or capacity
problems have been identified. Therefore, the adjustment request allowing public street access for
proposed Street A to SW Walnut Street is approved.
9. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as
governed by Section 18.390.040, the director shall approve, approve with conditions, or deny a request for
an adjustment to the street improvement requirements, based on findings that the following criterion is
satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing
development, on the proposed development, or on natural features such as wetlands, bodies of water,
significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the
NOTICF Of DECISION PAGE 7 OF 22
SUB2o11-00008—O]SON WOODS SUBDIVISION
standards, the director shall determine that the potential adverse impacts exceed the public benefits of
strict application of the standards.
Pursuant to Section 18.810.030.E streets shall be designed consistent with the street sections provided. The
applicant proposes reduced right of way widths from 50 to 40 feet for proposed Street A and from 46 to 36 feet for
proposed Street B.
Proposed local Street A will provide a north-south connection through the site. An adjustment to reduce the width of
the northern portion of the right-of-way has been requested. The purpose of the request is to provide for the partition
of tax lot 4000 and a standard sidewalk connection at Walnut Street. An insufficient public benefit has been shown to
allow the request. Except for where the street is adjacent to tax lot 3400, the street should be fully improved with a 50-
foot right-of-way with a 28-foot paved width. The paved width will be maintained along tax lot 3400 but a planter and
sidewalk will not be required. A non-standard sidewalk connection at Walnut Street will be required. Parking will be
restricted to one side. The requested adjustment for proposed Street A is denied.
An adjustment is also requested for Street B. It is proposed to be improved with a 24-foot paved width within 36-foot
right-of-way to provide a connection to the east. Additional substantial extension of the street is not expected because
of a creek.The requested adjustment is approvable.
FINDING: As shown in the analysis above, the requested adjustment for Street A is denied. The requested
adjustment for proposed Street B is approved.
B—SUBDIVISION STANDARDS:
18.430.020 General Provisions
F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood
damage.
The subject property's lowest point is at 245 foot elevation level.As shown in the city's GIS mapping system,the edge
of the closest 100-year flood plain is at Fanno Creek approximately 2,600 feet northeast of the subject property at
elevation 175 feet.This provision is met.
I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce
exposure to flood damage; and
According to the City's GIS mapping system, the subject property is not located within a "drainage hazard area."
Specific details of the proposed drainage improvements are discussed later in this decision under TDC 18.810,
Street and Utility Improvement Standards Section. This provision is met.
18.430.030 Approval Process
A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of
a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section
18.430.040.
18.430.040.Approval Standards —Preliminary Plat:
The proposed preliminary plat complies with the applicable zoning ordinance and other applicable
ordinances and regulations.
Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this
decision, below, and have been shown to either meet, or be conditioned to meet, applicable standard and regulations
with this decision.This standard is met.
The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter
92.
The plat name "Olson Woods" was approved by the Washington County Surveyor's office on 7/1/2014 and
otherwise satisfies the provisions of ORS Chapter 92.This standard is met.
The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions
NOTICE OF DECISION P 1G I?801 22
SUB2014-00008-OI SON WOODS SUBDIVISION
or subdivisions already approved for adjoining property as to width,general direction and in all other respects
unless the City determines it is in the public interest to modify the street or road pattern.
SW Tranquil Lane is stubbed to the western boundary of the subject site. The applicant's plan set shows this street
continuing into the site and intersecting with the proposed internal Street A,which intern, connects with SW Walnut to
the north and stubs to the southern property line.This standard is met.
An explanation has been provided for all common improvements.
The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the
proposed improvements are discussed 'later in this decision under '1'DC 18.810, Street and Utility Improvement
Standards Section. This standard is met.
FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval standards for
subdivisions.
C—APPLICABLE TIGARD DEVELOMENT STANDARDS
Residential Zoning Districts (18.510)
Lists the description of the residential Zoning District.
The subject property is zoned R-4.5, Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or without accessory residential
units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile
home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted
conditionally.
Table 18.510.1, Use Table, Residential Zones, lists permitted, restricted, conditional, and prohibited uses
in residential zones.
The proposed use is detached single-family household living, a permitted use in the R-4.5 zone.
Table 18.510.2 contains development standards in residential zones. The R-4.5 zoning district has the
following dimensional requirements:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Proposed
Minimum Lot Size 6,185 min sq. ft.
Detached unit 7,500 sq.ft. 7,881 avg. sq. ft.
9,761 max sq. ft.
Average Minimum Lot Width 50 ft. Variable,50-74 ft.
Maximum Lot Coverage NA[1]
Minimum Setbacks
Front yard 20 ft. 20 ft.
Side facing street on corner&through lots 15 ft. 15 ft.
Side yard[2] 5 ft. 5 ft.
Rear yard 15 ft. 15 ft.
Side or rear yard abutting more restrictive zoning district NA
Distance between property line and front of garage 20 ft. 20 ft.
Maximum Height 30ft. 30 ft. _
Minimum Landscape Requirement NA[1]
11]Not applicable
According to the applicant's Preliminary Plat (Sheet 1), the proposed lots range in size from 6,185 square feet to 9,761
square feet with an average of 7,881 square feet. Lot Averaging is defined in 18.120.030.107.h as "a design technique
permitting one or more lots in a subdivision to be undersized, providing that the average lot size is no less than that
required in the underlying zone."Two (2) lots are less than the 7,500 square foot minimum,but none are less than 80%,
or 6,000 square feet, the minimum allowed. All proposed lots meet the 50-foot average minimum lot width with the
minimum being 50 feet and maximum being 74 feet.
NOTICE OF DECISION PAGE 9 OF 22
SUB2014-00008—OLSON WOODS SUBDIVISION
The applicant has shown proposed building envelopes to demonstrate compliance with front, rear and side yard
setbacks. Compliance with setbacks required under the base zone, building height, and minimum landscape
requirements will be verified prior to the issuance of building permits.
FINDING: Based on the analysis above, setback standards in the R-4.5 residential zone have been met. No
residential structures are proposed with this application, but applicable setbacks will be ensured
and verified at the time of building permit issuance.
Access, Egress and Circulation (18.705):
Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a
site and for general circulation within the site.
Section 18.705.030.B Access plan requirements. No building or other permit shall be issued until scaled
plans are presented and approved as provided by this chapter that show how access, egress and circulation
requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the
applicant with detailed information about this submission requirement.
Scaled site plans have been submitted (applicant's plan set) that indicate how the requirements of access, egress and
circulation are to be met, consistent with this standard. This standard is met.
Section 18.705.030.0 allows shared accesses only if legal agreements are set in place to establish the joint
use and shared rights and maintenance responsibilities associated with such use and such agreements are
placed on permanent file.
The applicant is not proposing shared accesses. This standard does not apply.
Section 18.705.030.D Public street access. All vehicular access and egress as required in Sections
18.705.030.H and 18.705.030.I shall connect directly with a public or private street approved by the City for
public use and shall be maintained at the required standards on a continuous basis.
Each of the proposed lots will have access to a public street. This standard is met.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance
and deceleration standards as set by ODOT,Washington County, the City and AASHTO.
The applicant has submitted an access report showing that the proposed design is expected to meet these standards.
Before obtaining a Public Facilities Improvement permit the applicant shall provide a revised preliminary access
report that verifies that the design of all site driveways and street connections (including new driveway connections
to new streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight distance).
Upon completion of the improvements, the applicant's engineer shall submit a final access report to City
engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting
adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant
shall obtain approval of this report prior to final plat approval.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of
collector or arterial street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a collector or
arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to
the throat of the proposed driveway. The setback may be greater depending upon the influence area, as
determined from City Engineer review of a traffic impact report submitted by the applicant's traffic
engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any
option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway
shall be placed as far from the intersection as possible.
There are no driveways within 150 feet of Walnut Street, the nearest arterial street. This requirement is met. The
applicant has submitted a variance for arterial spacing.
Section 18.705.030.H.3 states that the minimum spacing of driveways and streets along an arterial shall be
600 feet.
NO I ICI:OF 1)1?CISION PAG I?10 01,22
SUB2014-00( 8-OI SON\XWOODS SUBDIVISION
The connection of Street A to Walnut Street will result in street spacing of less than 600 feet along an arterial. An
adjustment under CDC 18.370.020 A.2 is requested. The request notes that the nearby streets will generate limited
traffic and there is no other option to serve the site. The request for an adjustment is approvable.
The proposed local streets meet the spacing standard.
With the requested adjustment, this requirement is met.
Vehicular access and egress for single-family dwelling units on individual lots shall not be less than as
provided in Table 18.705.1.
According to Table 18.705.1, the width of driveways serving individual lots must be at least 10 feet paved within a
15-foot accessway. As shown on the Preliminary Plat (Sheet 1) the proposed lots have minimum 25-foot frontages,
which are capable of accommodating required access and improvements. This standard is met.
FINDING: Based on the analysis above, the applicable Access, Egress and Circulation standards are met or
have been granted an adjustment where they could not be met.
Density Computations and Limitations (18.715):
Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number
of dwelling units permitted. The number of allowable dwelling units is based on the net development area.
The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to
determine the number of dwelling units that may be developed on a site.
FINDING: According to Washington County records, the subject property is 3.45 gross acres or 150,282 square
feet gross - 41,483 square feet for public streets = 108,799 square feet net buildable area/7,500 =
14.51 lots or 14 lots maximum; minimum density is 14 lots x .80 = 11.2). The applicant proposes 13
lots. Therefore, the Density Computations and Limitations criteria are met.
Environmental Performance Standards (18.725):
This chapter requires that federal and state environmental laws, rules and regulations be applied to
development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise,
visible emissions,vibration, odors, glare and heat, and insects and rodents:
Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard
Municipal Code shall apply.
Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district,
there shall be no use, operation or activity which results in a stack or other point- source emission, other
than an emission from space heating, or the emission of pure uncombined water (steam) which is visible
from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015
and 340-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any
given zoning district which is discernible without instruments at the property line of the use concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any
point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090)
apply.
Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature
processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there
shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source;
and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment
at the time of construction or excavation work otherwise permitted by this title.
Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a
manner which will not attract or aid the propagation of insects or rodents or create a health hazard.
Nano,:OF DI CISTON P VG1S 11 OF 22
S1_38201401)0U8-01SON WOODS SUBDIVISION
FINDING: This is a detached single-family residential project, which is permitted within the R-4.5 zone. There
is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet
these standards shall be maintained and any violation of these standards will be addressed by the
City of Tigard's Code Enforcement Officer. The Environmental Performance standards are met.
Landscaping and Screening (18.745):
18.745.040 Street Tree Standards
A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown
design review (Type II and III), minor land partition (Type II), planned development (Type III), site
development review (Type II) and subdivision (Type II and III) permits.
B. The minimum number of required street trees shall be determined by dividing the linear amount of
street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum
number of required street trees shall be determined by rounding to the nearest whole number.
C. Street trees required by this section shall be planted according to the street tree planting standards in
the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the street tree
soil volume standards in the Urban Forestry Manual.
E. Street trees required by this section shall be planted within the right-of-way whenever practicable
according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted
no more than six feet from the right-of-way according to the street tree planting standards in the Urban
Forestry Manual when planting within the right-of-way is not practicable.
FINDING: Street trees are required for subdivisions. The applicant's submittal includes an Urban Forestry
Supplemental Report dated September 26, 2014 by Morgan Holen, an ISA Certified Arborist, and
the Preliminary Tree Preservation and Removal Plan (Sheet L1) which shows 26 street trees
proposed on proposed Streets A and B where a minimum of 25 are required. The Report states
the required soil volumes are sufficient. The street tree standards are met.
Off-Street Parking and Loading Requirements (18.765):
18.765.030 General Provisions
Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings
shall be located on the same lot with the dwelling(s).
Per Table 18.765.2, Minimum and Maximum Required Off-Street Vehicle and Bicycle Parking
Requirements, single-family dwelling units require a minimum of one parking space and no maximum;
no bicycling spaces are required.
FINDING: Table 18.765.2 requires one vehicle parking space per dwelling unit. The applicant proposes a
two car garage and parking aprons with two spaces and one garage space for a total of four
parking spaces for each dwelling. The Off-Street Parking provisions are met.
Urban Forestry (18.790):
18.790.030 Urban Forestry Plan Requirements
A. Urban Forestry Plan Requirements. An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that
is both a certified arborist and tree risk assessor (the project arborist), except for Minor Land Partitions
that can demonstrate compliance with effective tree canopy cover and soil volume requirements by
planting street trees in open soil volumes only;
The application includes a Tree Preservation and Removal Plan (Sheet L1), Tree Canopy Plan (Sheet L2), and the
Arborist Urban Forestry Supplemental Report dated September 26, 2014 by Morgan Holen, an ISA Certified
Arborist. This Urban Forestry Plan requirement is met.
2. Meet the Tree Preservation and Removal Site Plan standards in the Urban Forestry Manual;
Part 1 of Section 10 of the Urban Forestry Manual describes the components to be included in the Tree
Preservation and Removal Site Plan. The Tree Preservation and Removal Plan (Sheet L1) includes these
components. The Tree Preservation and Removal Site Plan standards are met.
3. Meet the Tree Canopy Site Plan standards in the Urban Forestry Manual; and
NOTICE OF DECISION P.AGI]12 OF 22
SUB2(14-(1(0)8-0]SON WOODS SUBDIVISION
Part 2 of Section 10 of the Urban Forestry Manual sets forth Tree Canopy Site Plan Requirements. The Tree
Canopy, Plan (Sheet L2) and the Arborist Urban Forestry Supplemental Report contains the applicant's proposal to
meet these requirements. New development in the R-4.5 Zone is required to have 40 percent effective tree canopy
coverage of the net development site and 15°% canopy coverage for each lot. As shown on the Arborist Report, the
effective tree canopy is 64% and each of the proposed lots substantially exceeds the 15% minimum. Tree Canopy
Site Plan standards are met.
4. Meet the Supplemental Report standards in the Urban Forestry Manual.
Section 10 of the Urban Forestry Manual describes the components to be included in the supplemental report. The
applicant's Supplemental Arborist Report discusses the existing and proposed trees on the site and how the
proposed trees meet the standards of the Urban Forestry Manual. As attested to by Moran Holen, the Project
Arborist, the applicant's preliminary plans and supplemental report meet the Supplemental Report standards.
18.790.060 Urban Forestry Plan Implementation
A. General Provisions. An urban forestry plan shall be in effect from the point of land use approval until
the director determines all applicable urban forestry plan conditions of approval and code requirements
have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each
resulting lot or tract separately until the director determines all applicable urban forestry plan conditions
of approval and code requirements have been met. Prior and subsequent permitting decisions regarding
the planting, maintenance, removal and replacement of trees when not associated with one of the land use
review types in Section 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard
Municipal Code.
Procedures for ensuring compliance with the urban forestry plan and supplemental report are set forth in Section 11
(Urban Forestry Plan Implementation Standards) of the Urban Forestry Manual. Compliance with Section 11 will be
ensured through conditions of approval, as discussed below.
B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by
the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no
person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on
any site with an effective urban forestry plan. The Inspection Requirements in the Urban Forestry Manual
shall apply to sites with an effective urban forestry plan.
Inspection requirements are set forth in Part 1 of Section 11 of the Urban Forestry Manual. In order to ensure
compliance with ins--)ection requirements during all site development and building permit phases of this subdivision
application, the appicant shall be subject to conditions of approval consistent with the procedures and timing set
forth in Part 1 of Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
C. Tree Establishment. The establishment of all trees shown to be planted in the Tree Canopy Site Plan
(per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a previously approved urban forestry
plan shall be guaranteed and required according to the Tree Establishment Requirements in the Urban
Forestry Manual.
Tree establishment requirements are set forth in Part 2 of Section 11 of the Urban Forestry Manual. In order to
ensure compliance with tree establishment requirements throughout all stages of the site development and building
process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 2 of
Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
D. Urban Forest Inventory. Spatial and species specific data shall be collected according to the Urban
Forestry Inventory Requirements in the Urban Forestry Manual for each open grown tree and area of
stand grown trees in the Tree Canopy Site Plan (per 18.790.030.A.3) and Supplemental Report (per
18.790.030.A.4) of a previously approved urban forestry plan.
Urban Forest Inventory requirements are set forth in Part 3 of Section 11 of the Urban Forestry Manual. In order
to ensure compliance with inventory requirements throughout all stages of the site development and building
process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 3 of
Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
FINDING: As shown in the analysis above, the applicable provisions of the Urban Forestry Plan are met.
To ensure compliance, the following conditions of approval are imposed.
NO1TCF OF DIFCISION 1)AG1.13 OF 22
SUB201400008-O ,SON WOODS SUBDIVISION
CONDITIONS:
• Prior to site work, the roject arborist shall perform a site inspection for tree protection measures,
document compliance/non-compliance with the urban forestry plan and send written verification
with a signature of approval directly to the city manager or designee within one week of the site
inspection.
• The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection
measures during periods of active site development and construction, document compliance/non-
compliance with the urban forestry plan and send written verification with a signature of approval
directly to the project planner within one week of the site inspection.
• Prior to site work, the applicant shall provide a tree establishment bond for all trees to be planted
per the approved urban forestry plan (27). 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 ($489) for a period of two years after planting multiplied by the total number of trees to be
planted and maintained (27 trees x $489 = $13,203)
• Prior to site work, the applicant shall provide a fee to cover the city's cost of collecting and
processing the inventory data for the entire urban forestry plan ($147.00 first + $28.00 for each
additional open grown tree; $195 first + $44 each additional stand of trees). 27 open grown trees =
$875 + 1 stand at$195 = $1070.
• 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.
Vision Clearance (18.795):
Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the
corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a
private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure,
signs, or temporary or permanent obstruction exceeding three feet in height.
FINDING: The applicant's Preliminary Street Plan (Sheet 4) shows visual clearance areas at the intersections of
the proposed public streets. Visual clearance areas at the intersection of the public streets and
private driveways are not shown but shall contain no vehicle, hedge, planting, fence, wall structure,
signs, or temporary or permanent obstruction exceeding three feet in height,which can be reviewed
at the time of building permit submittal. This standard is met.
D—STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810):
Chapter 18.810 provides construction standards for the implementation of public and private facilities and
utilities such as streets,sewers, and drainage.The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in
accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an
existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a residential local street (with
parking on both sides) to have a 54-foot right-of-way width and 32-foot paved section with 5-wide sidewalks,
planter strips, underground utilities, street lighting, storm drainage, and street trees.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires minimum rights-of-way and street
widths for each street classification. Streets must conform to the standards set out in this section or as
described in a street plan such as the Tigard Transportation Plan.
NOTICE OF DECISION PAGE 14 OF 22
SUB20140 )O5-01,SON WOODS SUBDIVISION
The northern frontage of the site connects to SW Walnut Street, which is classified as an arterial street by the Tigard
Transportation System Plan. Improvements to Walnut Street will be limited to those required for the street connection
because of the limited frontage.
The existing right-of-way from the centerline is about 30 feet, according to the most recent tax assessor's map.
Dedication of an additional 8 feet of right-of-way to provide 38 feet from centerline of SW Walnut Street along the
frontage of the subject property is required.The dedication is to be shown on the final plat.
Proposed local Street A will provide a north-south connection through the site. An adjustment to reduce the width of
the northern portion of the right-of-way has been requested. The purpose of the request is to provide for the partition
of tax lot 4000 and a standard sidewalk connection at Walnut Street. An insufficient public benefit has been shown to
allow the request. Except for where the street is adjacent to tax lot 3400, the street should be fully improved with a 50-
foot right-of-way with a 28-foot paved width. The paved width will be maintained along tax lot 3400 but a planter and
sidewalk will not be required. A non-standard sidewalk connection at Walnut Street will be required. Parking will be
restricted to one side.
An adjustment is also requested for Street B. It is proposed to be improved with a 24-foot paved width within 36-foot
right-of-way to provide a connection to the east. Additional substantial extension of the street is not expected because
of a creek.The requested adjustment is approvable.
The extension of SW Tranquil Lane will provide a connection to the west. It will be similarly improved with a 50-foot
right-of-way.
With approval of the adjustment for Street B this condition may be met by condition.
Comments concerning the location of Street B have been received from:
Margie Kessler, 12425 SW Alberta St.
Sandra Fathizadeh, 12790 SW Blue Heron Pl.
Alison Davis, 12880 SW Blue Heron Pl.
Garla Isaacson, 1520 SW Walnut St.
Rick Meikle,Blue Heron Park HOA
Development of 12425 SW Alberta is limited by development restrictions surrounding a creek. A road crossing of the
creek would likely require a bridge spanning the 130 foot width of the restricted area. The anticipated development of
the lot is not expected to justify the cost of a bridge. Street B will provide the required access to the most developable
portion of the west side of the lot.
The extension of Blue Heron Place is not proposed because it is a private street and would not provide the lot to the
west with efficient access for development. However, a sidewalk stub from Street "A" to the western property line of
tax lot 4400 for a future pedestrian extension to the southern side of SW Blue Heron Street will be required.
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 has submitted a plan showing the pattern of existing and proposed future streets surrounding the site.
This standard is met.
NOTICE OP DECISION PAGE 15 OF 22
SUB2014-00008-OI SON WOODS SUBDIVISION
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.
Full street connections are proposed. This standard is met.
Cul-de-sacs: 18.810.030.L states that 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:
• All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,
shall be approved by the City Engineer; and
• 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, and
• If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be
required to be provided and dedicated to the City.
No cul-de-sacs are proposed.
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 grade of B Street increases to 15%. About 50 feet of the street exceeds 12% so 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.
No access to SW Walnut Street, an arterial,is proposed. This standard is met.
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.
NOTICI3 OF DECISION P11GE 16 OP 22
SUB2014-O(008-OLSON\\/OOI)S 511111)1 VISE)N
Traffic Study: Section 18.810.030.CC requires a traffic study for development proposals meeting certain
criteria.
Mitigation of Transportation Impacts:
Policy 1.9 of Tigard's Transportation System Plan states that the City shall require all development to meet
adopted transportation standards or provide appropriate mitigations.
The submitted Traffic Impact Summary fords that the 13 lots of this proposed subdivision are anticipated to
generate approximately 91 to 130 daily trips. This is less than the traffic volume thresholds of 18.810.030.CC. No
excessive traffic volumes, hazard locations, access configuration issues, or other locations as described in
18.810.030.CC have been identified in the vicinity of the site.
Therefore a traffic study is not required for this proposal.
Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with
due regard to providing adequate building sites for the use contemplated, consideration of needs for
convenient access, circulation, control and safety of street traffic and recognition of limitations and
opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800
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.
One new block is created with the extension of SW Tranquil Lane and the proposed Street A. The new block will
have a perimeter of 1,740 feet. 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.
Street connection is not possible to the east where Street B terminates at the property boundary because of the
drainageway. However, a sidewalk stub from Street "A" to the western property line of tax lot 4400 for a future
pedestrian extension to the southern side of SW Blue Heron Street will be required. This standard is met.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average
lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district.
All of the proposed lots are less than 1.5 times the minimum lot size for the R4.5 zone. This standard does not apply.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private
streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to
either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where
the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet.
All proposed lots have at least 25 feet of frontage. 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.
NOTICE Or DI CTSION PAGE IT OF 22
SUB2014-U(Ho8-0]SON WOODS SUBDIVISION
Section 18.810.070.B.2 states that if there is an existing sidewalk on the same side of the street as the
development within 300 feet of a development site in either direction, the sidewalk shall be extended from
the site to meet the existing sidewalk, subject to rough proportionality.
SW Walnut Street is currently improved with sidewalks for over 300 feet in both directions from the site. The
sidewalks will be connected to the Street A sidewalks. SW Tranquil Lane is fully improvements with sidewalks that
will be extended.
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.
Public sewer is available from an existing line within the proposed Street A. as shown on the submitted composite
utility plans. Connection fees shall be paid for each sanitary sewer connection. All aspects of the sanitary sewer
system design shall be approved prior to obtaining a site permit, and shall be complete and approved prior to plat
approval. It appears the proposal will meet this standard.
A lateral will be extended to serve Tax Lot 4400. No other properties have been identified that would need to be
served through the subject property.
This standard can be met by condition. Prior to obtaining the PFI permit the applicant shall obtain approval from
the City Engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site
and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer
and other appropriate agencies of the construction of the sanitary sewer system to serve the site and mitigation of
any downstream impacts.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water
and flood water runoff.
A Storm Water and Storm Drain Analysis has been submitted. Storm drainage for the site will be provided by
extending public storm drains to an existing storm drain is SW Walnut Street.
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).
The submitted preliminary storm drain design accounts for all runoff that currently flows onto the subject property.
All aspects of the storm drainage system must be approved before plat approval.
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
NOTICE OF DECISION PAGE 18 OF 22
SUB2U14-00008-0ISON WOODS SUBDIVISION
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 2000 and including
any future revisions or amendments).
The applicant must provide stormwater detention in accordance with Clean Water Services and City of Tigard
requirements. A preliminary design of a detention facility has been proposed. 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.
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. 07-20) which
require the construction of on-site water quality facilities. The facilities 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.
A preliminary design for a combined water quality and detention facility has been submitted. The facilities will
placed on a separate parcel conveyed to the city and provide complete treatment for the site so a system
development charge in-lieu of construction of a facility will not be required.
Final design will be determined during the plan review process. This standard can be met by condition. Before the
PFI permit is issued, the applicant shall obtain approval from the City Engineer and other appropriate agencies of
the final storm water report and the final design of the storm drainage system to serve the site and any downstream
impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer and other
appropriate agencies of the construction of the storm drainage system (including maintenance plans) to serve the
site and mitigation of any downstream impacts.
Utilities:
Section 18.810.120 states that all utility lines, 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.
NOTICE OIL DECISION PAGI?19 OF 22
SUB2U1400008-01SON WOODS SUBDIVISION
Surrounding existing utilities are underground.
All new utilities serving the subject property shall be placed underground.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safety:
The applicant shall provide approval from the Tualatin Valley Fire and Rescue for access and hydrant placement
before issuance of the PFI permit.
Public Water System:
The City provides service in this area. The applicant shall obtain approval from Tigard Public Works of any aspects
of the proposed development that would affect the water system prior to issuance of the site permit.
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 Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control permit be issued for any development that will disturb one or more acre of land. Since this
site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal
Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the
conditions of NPDES 1200-C or 1200-C-N permits as applicable. With the 3.5-acre size of this site,it is anticipated
that a 1200-CN permit will be necessary.
A final grading plan shall be submitted showing the existing and proposed contours.The plan shall detail the provisions
for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street
or a public storm drainage system approved by the Engineering Department. For situations where the back portions of
lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to
sufficiently contain and convey runoff from each lot.
The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10%and 20%,
as well as lots that will have natural slopes in excess of 20%.This information will be necessary in determining if special
grading inspections and/or permits will be necessary when the lots develop.
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.
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.
NOTICE OF DECISION PAGE 20 OF 22
SUB2014-00008-OLSON WOODS SUBDIVISION
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).
E—IMPACT STUDY
SECTION 18.390.040.B.e requires that the applicant include an impact study. The study shall address, at a
minimum, the transportation system, including bikeways, the drainage system, the parks system, the water
system, the sewer system, and the noise impacts of the development. For each public facility system and type
of impact of the development on the public at large, public facilities systems, and affected private property
users. In situations where the Community Development Code requires the dedication of real property
interests, the applicant shall either specifically concur with the dedication of real property interest, or provide
evidence which supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
The applicant has submitted an impact study as Exhibit 3 of the application that addresses the impact of the proposed
development. As shown in the applicant's Preliminary Plat (Sheet 11) and narrative, the applicant specifically concurs
with the required real property right-of-way dedication for SW Gaarde.
ROUGH PROPORTIONALITY ANALYSIS
The Transportation Development Tax (TDT) is a mitigation measure required for new development and will be paid at
the time of building permits. Based on Washington County implementation figures effective October 1, 2014, "1'DTs
are expected to recapture approximately 32.1 percent of the traffic impact of new development on the Collector and
Arterial Street system. Based on the use and the size of the use proposed and upon completion of this development,
the future builders of the residences will be required to pay TDTs of approximately $$96,432 ($8,036 x 13 single-
family dwelling units including credit for one existing dwelling).
Based on the estimate that total TDT fees cover 32.0 percent of the impact on major street improvements citywide, a
fee that would cover 100 percent of this project's traffic impact is $301,350 ($96,432 - 0.32). The difference between
the TDT paid and the full impact,is considered as unmitigated impact.
Estimate of Unmitigated Impacts
Full Impact TDT-0.32= $301,350
Less'VDT Assessment 13 lots x$8,036/lot= 96,432
Less ROW value SW Walnut Street 400 s.f.x$3/s.f.= 1,200
Estimated Value of Remaining Unmitigated Impacts $203,718
FINDING: Using the above cost factors, it can be determined that the value of the remaining unmitigated
impacts exceeds the costs of the conditions imposed and, therefore, the conditions are roughly
proportional and justified.
SECTION VII. OTHER STAFF COMMENTS
The City Police Department reviewed the proposal and had no objections to it.
The City Development Review Engineer (Contact Greg Berry, 503-718-2468) has reviewed the proposal and
provided comment in a Memorandum dated March 10, 2015, which is attached as Exhibit C. In addition, the
findings and conclusions in the Memorandum have been incorporated into this land use decision, including a
required sidewalk stub from Street"A" to the western property line of tax lot 4400 for a future pedestrian extension
to the southern side of SW Blue Heron Street.
The City Building Official reviewed the proposal and had no objections to it.
NOTICE OF DECISION
PAGE 21 OF 22
SUB2014-00008-OLSON WOODS SUBDIVISION
SECTION VIII. AGENCY COMMENTS
Clean Water Services has reviewed this proposal and issued a Service Provider Letter dated August 21, 2014
concluding that the project will not significantly impact the existing sensitive areas found near the site (CWS File
No. 14-002263). In addition, a storm water connection Memorandum was issued January 28, 2015 stating
authorization must be obtained prior to plat approval and recordation.
Exhibits: A. Vicinity Map
B. Preliminary Plat
C. Memorandum from Greg Berry, Development Review Engineer, dated March 10, 2015
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was mailed to:
X The applicant and owners
X Owners of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MARCH 11,2015 AND I
EFFECTIVE ON MARCH 31, 2015 UNLESS AN APPEAL IS FILED.
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.
ITHE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON MARCH 30, 2015. I
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall
Boulevard,Tigard, Oregon at (503) 639-41 1.7t 42.-e.1 March 11, 2015
PREPARED BY: Ga Pagenstecher DATE
Associate Planner
,''�,� March 11, 2015
APPROVE BY: om McGuire DATE
Assistant Community Development Director
NOTICE OF DECISION PAGE 22 OF 22
SUB2U14-00008-OLSON WOODS SUBDIVISION
' ; I I -.lie -.►w►f • or
ik 'i J VICINITY MAP
* ■
•`
11 iI �1 vi N SUB2014-00008
' ``,�� VAR2014-00020 op r•- , L , q rt VAR2014-00021
ur p 1 �, Olson Woods Subdivision
t aI �--- - - _ � _ '� ,
z ! w ill '
:;� i 4 " N s li w iork .r
N ��� a r'
all ■ a -,-:
_ 1` ' _ ! # Subject Site
j
La 1 Z cn
INS �::G:::::
< •■■
—' Iiiiii NM MENOMINEE
III I N -I ■■.....■■■ — II" PL IN �i 1111 ii„'
■ > 1■■■■■■■■
.•.• ALBERTA S T
w I■■■■■■■.
I i■■■■■■■i
■■■■■■■I i - ag in q 1111 NM I!
-, ■■■■■■■■I
MINI INN
41/111' 1
____ 7 NI Information on this map is for general location
p II atlon
7 ill fill gill only and should be verified with the
Development Services Division.
y j e gm i ` Approx.Scale 1:4,000-1 In=333 ft
lob,
{4� /Iv JAMES S y r Map printed at 12:18 PM on 18-Jan-15
W r i - DATA N DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD
1111/ ar al mil 10 MANS NT WCCUAATY,TIMELINESS E NESS OR COMPLETENESS OR GUARANTEEF A TO THE
'4� HE DATA ROVIDEDH,R .TCTR FTIGA D ASSUME NO
I THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO
J'\ fir} ' LIABILITY FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE
l� '•[ �� INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. FFB�.II
" � • City of Tigard Z
Feet � -, G 13125 Blvd
T 4P$ Tgrd,OR97223 14 e •
o 500 MARION S T a to ww.tigardor.gov
- Ilti .. ��—. tic,AR I9
RECEIVED
NOV 2 6 2014 -.
DLSJI\I w ' v,NG g ,`" LL r OD S ,
A 13 LOT SUBDIVISION ON TAX LOTS 4100, 4200&4300 MAP 2S1 04AD f I '"4O°
i
in
♦� - - �9. /ALN SINE / / / \ice'I', ,s" �.,.r•. 3, , e .l Ay'
" I R _xyw— i �— �"�1 I .cuNLArnES I VICINITY MAP
ACCESS ESAU.TO l ",�C {aw�naa..w.a.si/ a4�Are..xn' =-� a1�. N�1 I I N.T.S.
TAX LOT 4000 1 0 t 'r .••' I -0S0.o•
Ma .. I' ■ // I I X4°50.00'
'y ! ��° 1�(� ��q, rr'esrE I I SHEET INDEX
4 I / A i _ 53.89' I 1. PRELIMINARY PLAT I-
m �/ o«,n,aT ' J 2. IXISTING CONDITIONS J pZ
5 I� I 1 / Tv LOT 3900 16 I .�I I /i� 3. PRELIMINARY GRADING/EROSION CONTROL PLAN O(7 INSIffia L 4. PRELIMINARY STREET PLAN L. p8 TixwT4000 i¢ i ." �� ' I I 5. PRELIMINARY UTILITY/STORM PLAN Q 3 O
.37 ACRF5 [;;;:i
nIILmN99 I- - ` „,—,„1,
rAxwTUm I I 6. STREET'A"STREET AND STORM PROFILE Z z
�, ILJ MACRO v I I' s'°1K1°s I 7. SW TRANQUIL AND STREET"B"STREET AND STORM
0 0C
.9. I .fG ,.,»
me 7),'i- I. ' 8. CIRCULATION PLAN
_ n 0 I PROFILE J
39s.o9 •mss
-_-___- Y ' I I WTI
9�
ACCESS TO TAX LOT 4000 1 ■ ---.....r,
/ I
GRAPHIC S�LB I I - 9.761 SF�\ �, 'le�l� A AM_ a
11..,+�', i7kaS , lot IL_S W 9W HERON PLACE- �`O
P� -ACCESS ESMT.TO BENEFIT TAX LOT 4000 I �• /;. n 5
�� I I I Ima Imo_^ea gtoti y, s9sssi E4 2,1,.-- I Ma,--- 2e.
{p( `
' I I I— — �. ,�� __ - �„./TY VA .∎!2 T 91 \Lt i I �,�I /S./M R . 14
0ET
SITE INFORMATION I I - �� �j •I a3 SF 1. I •BLU'EHE�ONPARN I S�anBt
TOTAL AREA: 3.46 ACRES I}I I �• I� � °� 9 �''� ~�0 -�i SUN & WIND
LOCATION; T2 5 ACRES C 04A0 L "WALNUT CROSSING" 4 d i t ��� .. I
TAX LOTS: aloo,azoo,AND 43oo I I I _.. ;� /1:177*..u...i► ,/ -� /(7 i
a III ws 6.53. ��� �p., ..AI` �� 1�//��
3 APPLICANT I .1. —p /�� !� r�^"' .°a, ( / / / 4,-
/ (� ��f
WINDWOOD CONSTRUCTION,INC 111 I——_— a I^C6(9; 3 144 /- I 1 ao s7'/ 777) / /,',/ /f/JJ J
12655 SW NORTH OAKOTA 1 1 — 81 /7_442:2: ..Tt `,p� 1( )_2 I ///i"`"'y I , 1 f. ✓i .. J' m
P, TGARD,OR 67223 I RITE
- A' I/I�� '-{/- (� r____://,, 1%/ Y
CONTACT:DALE RICHARDS I , I-- . - --k' -h / i I PHONE 503 780-4375 I I
OWNER YI r kg 11 �iL' I! w•
r�X u / �/ �
(1x YX 1 f 9 t GRAPHIC SCALE
i, DENNIS D.&BONNIE LOUISE OLSON 'i ' ,m, '�1- 'J�J?n�7• atoI'F-l- . 0, i _ l at i 12540 SW WALNUT ST I I I OI r •11111�° y- h-tya..., +,iT,( w T
? TIGARD,OR 97223 II 1 -- _ 'NINA; Y`�4Y4P Ni /, --
PLANNING/ENGINEER/SURVEY CC s I �j� II .,MNEI`Ir7°°I RE (" /'. i"ee6�.
N" I
g SFA DESIGN GROUP,LLC I it l r .." y� o ��I � I!_a__1_„. ( '/ ' I _
9020 WASHINGTON SO DR,SUITE 606 IA" 11 S -..,-f---#4.4- ,s.a' NOTE:
PORTLAND,OR 87223 1 E >' REAR
I PHONE ND, R 97211/FAX(5 643 7806 I I ;4, I �!• ' S 7 I ° TRACT A WILL HAVE AN ACCESS EASEMENT OVER IT FOR
5 03) E \'_.a��-�' \a.A t. _Ali :i, f+J I STREET 90E - -'- I - -51. THE BENEFIT OF TAX LOT 4000. I.
CONTACT:MATTHEW L.SPRAGUE �e'wno nnf.# s.a'
ARBORIST It N t .. I;H'�,:- .j _p f I o o' A
N MORGAN HOLEN I e /'rya -T"7SG���"! ,'' A 81 T( a,\yIl hit i•' VERTICAL DATUM q yI qy I
1�.1: �.�nA®o�.tnamamewu.iwm�s mum••�� 1�� 1 • S ] L' !I 2 tll
3 LAKE E PARKWAY,SUITE 35 I }"+it K _ .: I \ `, I- , J I'+ I CONTOURS AND ELEVATION NOTED ON THIS MAP ARE m
LAKE OSWEGO,OREGON 97035 fit °'r'a". ,, s ! / �// /' BASED ON CITY OF TIGARD BENCHMARK NO.246 HAVING 13 S w_
PHONE 71 408-9354 I.9 I I� + /,r B
= I p I f E I I I )) �! 1. .Y i 1/ = M1 AN ELEVATION OF 247.93. 2 s w g s rri
LANDSCAPE ARCHITECT Ilk A. " 6BS 9 t 1 z�I�'i�r d 'I.7/ / //g/��/ I W
-" ,,'ICI• ,° (4 rtiii � (/ S' ((/4 II R-4.5 ONSW128HAVIS 40 OIN F THE INTERSECTION O — td
MURASE ASSOCIATES I R. -l-,J,,_ r2 _,J J.,- // 128TH SW 128TH AVE„40'SOUTH OF THE INTERBECTION OF
5214 N.WILUAMS AVENUE �F'- - "1• �1ii-„' (-,- i'(",J•f/-;/lA�� DETACHED 128TH AVE.,AND SW MARIE CT. ICI
g 'laa - 311 B �,,A, '�” h I
3 PORTLAND,OR 87217 1 / I M„,-7II / NTH I„j
PHONE(8031242-1477 / ) / CONTOUR INTERVAL IS 1 FOOT. 1
CONTACT:JOE PERCIAL j 1 C / '41'1(iP/�np/ I
ERUCT D'y`q
1�. 1 id l rl l,M TIRE R.MN
sl
EXHIBIT C
1,1 " City of Tigard
TIGARD Memorandum
To: Gary Pagenstecher, Associate Planner
From: Greg Berry, Project Engineer
Re: SUB14-00008; Olsen Woods
Date: March 10, 2015
Access Management (Section 18.705)
Section 18.705.030.B requires site plans be presented for approval showing how
access requirements are to be fulfilled in accordance with this chapter.
The application includes a site plan for the proposed 13-lot subdivision. This standard is
met.
Section 18.705.030.D states that all vehicular access and egress ... shall connect
directly with a public or private street approved by the City for public use and shall
be maintained at the required standards on a continuous basis.
All lots have access to a public street. This standard is met.
Section 18.705.030.H.1 states that an access report shall be submitted with all new
development proposals which verifies design of driveways and streets are safe by
meeting adequate stacking needs, sight distance and deceleration standards as set by
ODOT,Washington County, the City and AASHTO.
The applicant has submitted an access report showing that the proposed design is expected
to meet these standards. Before obtaining a Public Facilities Improvement permit the
applicant shall provide a revised preliminary access report which verifies that the design of
all site driveways and street connections (including new driveway connections to new streets)
are safe by meeting appropriate standards (such as roadway geometric standards and sight
distance). Upon completion of the improvements, the applicant's engineer shall submit a
final access report to City engineering staff which verifies design of driveways and streets to
be used by site traffic are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by the City and AASHTO. The applicant shall obtain approval
of this report prior to final plat approval.
ENGINEERING COMMENTS PAGE 1
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.
There are no driveways within 150 feet of Walnut Street, the nearest arterial street.
This requirement is met. The applicant has submitted a variance for arterial spacing.
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.
The connection of Street A to Walnut Street will result in street spacing of less than 600 feet
along an arterial. An adjustment under CDC 18.370.020 A.2 is requested. The request notes
that the nearby streets will generate limited traffic and there is no other option to serve the
site. The request for an adjustment is approvable.
The proposed local streets meet the spacing standard.
With the requested adjustment, this requirement 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.
ENGINEERING COMMENTS PAGE 2
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a residential
local street(with parking on both sides) to have a 54-foot right-of-way width and 32-foot
paved section with 5-wide sidewalks, planter strips, underground utilities, street
lighting,storm drainage, and street trees.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires minimum
rights-of-way and street widths for each street classification. Streets must conform to
the standards set out in this section or as described in a street plan such as the Tigard
Transportation Plan.
The northern frontage of the site connects to SW Walnut Street,which is classified as an arterial
street by the Tigard Transportation System Plan. Improvements to Walnut Street will be
limited to those required for the street connection because of the limited frontage.
The existing right-of-way from the centerline is about 30 feet, according to the most recent tax
assessor's map. Dedication of an additional 8 feet of right-of-way to provide 38 feet from
centerline of SW Walnut Street along the frontage of the subject property is required. The
dedication is to be shown on the final plat.
Proposed local Street A will provide a north-south connection through the site. An adjustment
to reduce the width of the northern portion of the right-of-way has been requested. The
purpose of the request is to provide for the partition of tax lot 4000 and a standard sidewalk
connection at Walnut Street. An insufficient public benefit has been shown to allow the
request. Except for where the street is adjacent to tax lot 3400, the street should be fully
improved with a 50- foot right-of-way with a 28-foot paved width. The paved width will be
maintained along tax lot 3400 but a planter and sidewalk will not be required. A non-standard
sidewalk connection at Walnut Street will be required. Parking will be restricted to one side.
An adjustment is also requested for Street B. It is proposed to be improved with a 24-foot
paved width within 36-foot right-of-way to provide a connection to the east.Additional
substantial extension of the street is not expected because of a creek. The requested adjustment
is approvable.
The extension of SW Tranquil Lane will provide a connection to the west. It will be similarly
improved with a 50-foot right-of-way.
With approval of the adjustment for Street B this condition may be met by condition.
Comments concerning the location of Street B have been received from:
Margie Kessler, 12425 SW Alberta St.
Sandra Fathizadeh, 12790 SW Blue Heron P1.
Alison Davis, 12880 SW Blue Heron Pl.
Garb.Isaacson, 1520 SW Walnut St.
Rick Meikle,Blue Heron Park HOA
Development of 12425 SW Alberta is limited by development restrictions surrounding a creek.
A road crossing of the creek would likely require a bridge spanning the 130 foot width of the
restricted area. The anticipated development of the lot is not expected to justify the cost of a
bridge. Street B will provide the required access to the most developable portion of the west
side of the lot.
ENGINEERING COMMENTS PAGE 3
The extension of Blue Heron Place is not proposed because it is a private street and would not
provide the lot to the west with efficient access for development.
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 has submitted a plan showing the pattern of existing and proposed future streets
surrounding the site. This standard is met.
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.
Full street connections are proposed. This standard is met.
In addition, a sidewalk stub from Street "A" to the western property line of tax lot 4400
should be provided for a future extension to the southern side of SW Blue Heron Street.
Cul-de-sacs: 18.810.030.L states that 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:
• All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations
other than circular,shall be approved by the City Engineer;and
• 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, and
• If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent
street may be required to be provided and dedicated to the City.
ENGINEERING COMMENTS PAGE 4
No cul-de-sacs are proposed.
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 grade of B Street increases to 15%. About 50 feet of the street exceeds 12% so 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.
No access to SW Walnut Street, an arterial, is proposed. This standard is met.
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.
Traffic Study: Section 18.810.030.CC requires a traffic study for development
proposals meeting certain criteria.
Mitigation of Transportation Impacts:
Policy 1.9 of Tigard's Transportation System Plan states that the City shall require all
development to meet adopted transportation standards or provide appropriate
mitigations.
ENGINEERING COMMENTS PAGE 5
The submitted Traffic Impact Summary finds that the 13 lots of this proposed subdivision
are anticipated to generate approximately 91 to 130 daily trips. This is less than the traffic
volume thresholds of 18.810.030.CC. No excessive traffic volumes, hazard locations, access
configuration issues, or other locations as described in 18.810.030.CC have been identified in
the vicinity of the site.
Therefore a traffic study is not required for this proposal.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks
shall be designed with due regard to providing adequate building sites for the use
contemplated, consideration of needs for convenient access, circulation, control and
safety of street traffic and recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets
shall not exceed 1,800 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.
PLANNING
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.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than
2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot
size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on
public or private streets, other than an alley. In the case of a land partition,
18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot
frontage or a minimum 15-foot wide recorded access easement. In cases where the lot
is for an attached single-family dwelling unit,the frontage shall be at least 15 feet.
PLANNING
ENGINEERING COMMENTS PAGE 6
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.
Section 18.810.070.B.2 states that if there is an existing sidewalk on the same side of
the street as the development within 300 feet of a development site in either
direction, the sidewalk shall be extended from the site to meet the existing sidewalk,
subject to rough proportionality.
SW Walnut Street is currently improved with sidewalks for over 300 feet in both directions
from the site. The sidewalks will be connected to the Street A sidewalks. SW Tranquil Lane
is fully improvements with sidewalks that will be extended.
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.
Public sewer is available from an existing line within the proposed Street A. as shown on the
submitted composite utility plans. Connection fees shall be paid for each sanitary sewer
connection. All aspects of the sanitary sewer system design shall be approved prior to
obtaining a site permit, and shall be complete and approved prior to plat approval. It
appears the proposal will meet this standard.
A lateral will be extended to serve Tax Lot 4400. No other properties have been identified
that would need to be served through the subject property.
This standard can be met by condition. Prior to obtaining the PFI permit the applicant shall
obtain approval from the City Engineer and other appropriate agencies for the final design
of the sanitary sewer system to serve the site and any downstream impacts. Prior to final
plat approval the applicant shall obtain approval from the City Engineer and other
appropriate agencies of the construction of the sanitary sewer system to serve the site and
mitigation of any downstream impacts.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate
provisions for storm water and flood water runoff.
ENGINEERING COMMENTS PAGE 7
A Storm Water and Storm Drain Analysis has been submitted. Storm drainage for the site
will be provided by extending public storm drains to an existing storm drain is SW Walnut
Street.
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).
The submitted preliminary storm drain design accounts for all runoff that currently flows
onto the subject property. All aspects of the storm drainage system must be approved
before plat approval.
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 2000 and including any future revisions or
amendments).
The applicant must provide stormwater detention in accordance with Clean Water Services
and City of Tigard requirements. A preliminary design of a detention facility has been
proposed. 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.
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. 07-20) which require the construction of on-
site water quality facilities. The facilities 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.
A preliminary design for a combined water quality and detention facility has been submitted.
The facilities will placed on a separate parcel conveyed to the city and provide complete
ENGINEERING COMMENTS PAGE 8
treatment for the site so a system development charge in-lieu of construction of a facility will
not be required.
Final design will be determined during the plan review process. This standard can be met by
condition. Before the PFI permit is issued, the applicant shall obtain approval from the City
Engineer and other appropriate agencies of the final storm water report and the final design
of the storm drainage system to serve the site and any downstream impacts. Prior to final
plat approval the applicant shall obtain approval from the City Engineer and other
appropriate agencies of the construction of the storm drainage system (including
maintenance plans) to serve the site and mitigation of any downstream impacts.
Utilities:
Section 18.810.120 states that all utility lines, 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.
Surrounding existing utilities are underground.
All new utilities serving the subject property shall be placed underground.
ENGINEERING COMMENTS PAGE 9
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Fire and Life Safety:
The applicant shall provide approval from the Tualatin Valley Fire and Rescue for access and
hydrant placement before issuance of the PFI permit.
Public Water System:
The City provides service in this area. The applicant shall obtain approval from Tigard
Public Works of any aspects of the proposed development that would affect the water
system prior to issuance of the site permit.
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 Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit be issued for any development
that will disturb one or more acre of land. Since this site is over five acres, the
developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
The applicant shall follow all applicable requirements regarding erosion control,particularly
those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of
Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N
permits as applicable. With the 3.5-acre size of this site, it is anticipated that a 1200-CN
permit will be necessary.
A final grading plan shall be submitted showing the existing and proposed contours. The plan
shall detail the provisions for surface drainage of all lots, and show that they will be graded to
insure that surface drainage is directed to the street or a public storm drainage system approved
by the Engineering Department. For situations where the back portions of lots drain away
from a street and toward adjacent lots, appropriate private storm drainage lines shall be
provided to sufficiently contain and convey runoff from each lot.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes
between 10% and 20°%o, as well as lots that will have natural slopes in excess of 20%. This
information will be necessary in determining if special grading inspections and/or permits will
be necessary when the lots develop.
ENGINEERING COMMENTS PAGE 10
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.
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).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ANY
WORK:
Submit to the Engineering Department (Greg Berry,503-718-2468 or greg @tigard-
or.gov) for review and approval:
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.
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).
Prior to issuance of a PFI permit the applicant shall provide a preliminary access
report which verifies that design of all site driveway and street connections are safe
by meeting appropriate standards such as roadway geometric standards and sight
distance.
ENGINEERING COMMENTS PAGE 11
Prior to issuance of the PFI permit, the applicant shall obtain city approval of a
preliminary plat showing sufficient right-of-way dedication to provide a public right-of-
way half-width of at least 38 feet along the frontage of the subject property along SW
Walnut Street.
Prior to issuance the PFI permit the applicant shall obtain approval from the city
engineer and other appropriate agencies for the final design of the sanitary sewer
system to serve the site and any downstream impacts.
Prior to obtaining the PFI permit the applicant shall obtain approval from the city
engineer and other appropriate agencies of the final stormwater report and the final
design of the storm drainage system to serve the site and any downstream impacts.
Prior to any work the applicant shall provide approval from TVF&R for access and
hydrant placement.
Prior to any work the applicant shall obtain city and CWS approval of design plans for
water quality facility as required by Clean Water Services Design and Construction
Standards and the city of Tigard and shall address potential downstream drainage issues,
and shall include a proposed maintenance plan.
A final grading plan shall be submitted showing the existing and proposed contours.
The plan shall detail the provisions for surface drainage of all lots, and show that they
will be graded to insure that surface drainage is directed to the street or a public storm
drainage system approved by the Engineering Department. For situations where the
back portions of lots drain away from a street and toward adjacent lots, appropriate
private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
The design engineer shall also indicate, on the grading plan,which lots will have natural
slopes between 10% and 20%, as well as lots that will have natural slopes in excess of
20%. This information will be necessary in determining if special grading inspections
and/or permits will be necessary when the lots develop.
Prior to issuance of the PFI permit the applicant shall obtain a 1200-C or 1200-C-N
General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal
Clean Water Act and comply with all other applicable erosion control requirements.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Greg Berry,503-718-2468 or greg @tigard-
or.gov) for review and approval:
Final plats and other survey work on that level shall contain State Plane Coordinates
[NAD 83 (91)] on two monuments with a tie to the City's global positioning system
(GPS) geodetic control network (GC 22). These monuments shall be on the same line
and shall be of the same precision as required for the subdivision plat boundary. Along
ENGINEERING COMMENTS PAGE 12
with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These
coordinates can be established by GPS tie networked to the City's GPS survey or by
random traverse using conventional surveying methods. The final plat data and/or
narrative shall be drawn to the minimum standards set forth by the Oregon Revised
Statutes (ORS 92.05 or subsequent legislation), Washington County, and the City of
Tigard. Note:Washington County will not begin their review of the final plat until they
receive notice from the Engineering Depaitment indicating that the city has reviewed
and approved the final plat.
After the City and County have reviewed the final plat, submit two mylar copies of the
final plat for city signatures.
Prior to final plat approval the applicant shall pay the city's current final plat review fee.
Prior to final plat approval the applicant shall submit as-built drawings tied to the
city's GPS network. The applicant's engineer shall provide the City with an
electronic file with points for the complete street design and each structure (walls,
manholes, catch basins,water valves, hydrants and other water system features) in
the development, and their respective X and Y State Plane Coordinates,referenced
to NAD 83 (91). As-built drawings must show the approved construction drawings
and any and all changes from them.
The final plat shall show all easements within the property.
Prior to final plat approval, the applicant's engineer shall obtain city approval of a
final access report which verifies design of driveways and streets are safe by meeting
standards for adequate sight distance and other appropriate design parameters.
The applicant shall dedicate:
An additional right-of-way to provide 38 feet from centerline on SW Walnut
Street on the final plat.
A 50-foot right-of-way for Street A providing for parking on one side. The
right-of-way may be reduced to 44 feet along tax lot 4400.
A 50-foot right-of-way for the extension of SW Tranquil Lane.
A 36-foot right-of-way for Street B.
Prior to final plat approval the applicant shall provide:
Full street improvements of A Street including a 28-foot paved width, curbs,
5-foot wide planter strip, street trees, lights and 5-foot wide sidewalk
constructed according to applicable Tigard codes. The planter strip and
sidewalk are not required along tax lot 4400.
ENGINEERING COMMENTS PAGE 13
Full street improvements of the extension of SW Tranquil Lane including a
28-foot paved width, curbs, 5-foot wide planter strip, street trees, lights and
5-foot wide sidewalk constructed according to applicable Tigard codes.
Full street improvements of B Street including a 24-foot paved width, curbs,
street trees, lights and 6-foot wide sidewalk on both sides constructed
according to applicable Tigard codes.
A sidewalk stub from Street "A" to the western property line of tax lot 4400
for a future extension to the southern side of SW Blue Heron Street.
Prior to final plat approval the applicant shall obtain approval from the city engineer
and other appropriate agencies of the construction of the sanitary sewer system to
serve the site and mitigation of any downstream impacts.
Prior to final plat approval the applicant shall obtain approval from the city engineer
and other appropriate agencies of the construction of the sanitary sewer system to
serve the site and mitigation of any downstream impacts.
Prior to final plat approval, the applicant shall obtain approval from the city engineer
and other appropriate agencies of the construction, or payment of a fee in-lieu of
construction, of the storm drainage system (including maintenance plans) to serve
the site and mitigate any downstream impacts.
Prior to final plat approval the applicant shall obtain approval from the city engineer
of the construction of the water system to serve the site and any offsite
improvements necessary to accommodate this service.
Prior to final plat approval all aspects of the proposed infrastructure (such as
transportation, storm drainage, sanitary sewer,water,utility,etc.) shall be in place and
operational with accepted maintenance plans. The developer's engineer shall provide
written certification that all improvements, workmanship and materials are in accord
with current and standard engineering and construction practices, and are of high
grade, prior to city acceptance of the subdivision's improvements or any portion
thereof for operation and maintenance.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF
BUILDING PERMITS:
Prior to issuance of building permits,the applicant shall pay the addressing fee.
(STAFF CONTACT: Paul Izatt,Public Works).
Prior to issuance of building permits, the applicant shall submit a paper copy of the
final recorded plat.
ENGINEERING COMMENTS PAGE 14
Prior to issuance of building permits all elements of the proposed infrastructure
(such as transportation, sanitary sewer, storm drainage,water, etc.) shall be in place
and operational with accepted maintenance plans. The developer's engineer shall
provide written certification that all improvements,workmanship and materials are
in accord with current and standard engineering and construction practices, and are
of high grade,prior to city acceptance of the subdivision's improvements or any
portion thereof for operation and maintenance.
THE FOLOWING CONDITION SHALL BE MET BEFORE THE CITY
ACCEPTS MAINTENANCE RESPONSIBILITY FOR THE CONSTRUCTED
FACILITIES
Before the City accepts this facility as a public facility, the developer shall maintain it
for the full warranty period (one year for street and sanitary facilities;three years for
stormwater detention and treatment facilities) after construction is completed. The
developer will be required to submit annual reports to the City which show what
maintenance operations were conducted on the facility for that year. Once the
maintenance period is completed, the City will inspect the facility and make note of
any problems that have arisen and require them to be resolved before the City will
assume maintenance of the facility. In addition, the City will not assume
maintenance of the facility unless 80 percent of the landscaping is established and
healthy. If at any time during the maintenance period, the landscaping falls below
the 80 percent level, the developer shall immediately reinstall all deficient planting at
the next appropriate planting opportunity. All landscaping along streets must be
established and healthy prior to city acceptance of the street for maintenance.
l:\ENG\vevdol mcnt Engin,cling\\Walnut\Olsen\Woods Sub\Crmlment%Sub14-00008 Olsen\'oods.dues
ENGINEERING COMMENTS PAGE 15