PDR2017-00003 Decision - Tigard High School City of Tigard, Community Development Division 13125 SW Hall Blvd., Tigard, Oregon 97223 Page 1 of 2
Notice of a Type IIIB Planning
Commission Decision
Planned Development Review
Tigard High School Renovation
Case ID: PDR2017-00003 / CUP2017-00006 / ADJ2017-00020 /
ADJ2018-00003 / ADJ2018-00004
The Decision
Notice is hereby given that the City of Tigard Planning Commission has APPROVED the requested Planned
Development Review for Tigard High School, subject to certain conditions of approval. The findings and
conclusions on which the decision is based are noted in the Final Decision.
Tigard Community Development Contact Information
Date of Notice: Wednesday, March 21, 2018 120 days = Friday, May 25, 2018
Staff Contact: Agnes Lindor 503-718-2429 AgnesL@tigard-or.gov
Appeal Information
All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal
the decision. Appeal forms are available on the city’s website or in person at the Permit Center.
If you would like to appeal this land use decision, we need to receive your completed appeal form by 5 p.m. on
Monday, April 09, 2018. Please include the Case ID: PDR2017-00003 / CUP2017-00006 / ADJ2017-00020
/ ADJ2018-00003 / ADJ2018-00004. Please hand-deliver your completed appeal form (which will be time-
stamped) and pay the associated appeal fees at the Permit Center, 13125 SW Hall Blvd., Tigard, OR 97223. If
you have any question regarding this decision, please address them to the appropriate staff person noted on
this form: Agnes Lindor and note the Case ID: PDR2017-00003 / CUP2017-00006 / ADJ2017-00020 /
ADJ2018-00003 / ADJ2018-00004.
This decision is final and will go into effect on Tuesday, April 10, 2018, unless an appeal is filed. A copy of
the Final Decision is available upon request from the staff contact person noted above.
Information About the Decision
Description of the Proposal:
The applicant is requesting a planned development approval for new construction and renovation of the
existing Tigard High School. The proposal includes reconfiguration of the parking lot and tennis courts and
installation of landscaping. The applicant is also requesting three adjustments to reduce bicycle parking and
driveway spacing and to modify the street improvement standards on SW 92nd Avenue.
Applicant: Day CPM
Susan Rice
127450 SW Beaverdam Road
Suite 120
Beaverton, OR 97005
Owner: Tigard Tualatin School District
6960 SW Sandburg Street
Tigard, OR 97223
City of Tigard, Community Development Division 13125 SW Hall Blvd., Tigard, Oregon 97223 Page 2 of 2
Proposal Address: 9000 SW Durham Road
Legal Description: Washington County Tax Map WCTM 1S114AA, Tax Lot 00100.
Zoning: R-4.5: Low-Density Residential District
Approval Criteria: Community Development Code Chapters 18.330, 18.350, 18.370, 18.390, 18.510, 18.705,
18.745, 18.755, 18.765, 18.790, 18.795 and 18.810.
Appeal Procedure Details
The decision of the Planning Commission is final for purposes of appeal on the date that it is mailed. Any party
with standing as provided in Section 18.390.040.G.1. may appeal this decision of the Planning Commission 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 the 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 Planning Commission’s Decision shall
be confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be
submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be
adopted from time to time by the appellate body.
The deadline for filing an appeal is 5 p.m. on Monday, April 09, 2018
Zoning Map
TIGARD HIGH SCHOOL RENOVATION PAGE 1 OF 52 NOTICE OF FINAL ORDER
NOTICE OF FINAL ORDER
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
120 DAYS = 5/25/18
A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A PLANNED
DEVELOPMENT REVIEW, CONDITIONAL USE PERMIT, AND THREE ADJUSTMENTS
FOR THE TIGARD HIGH SCHOOL. THE PLANNING COMMISSION BASED ITS
DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS IN THE STAFF REPORT
TO THE PLANNING COMMISSION, THE APPLICANT’S NARRATIVE AND PLAN SET,
AND TESTIMONY AT THE MARCH 19, 2019 PUBLIC HEARING.
SECTION I. APPLICATION SUMMARY
FILE NAME: TIGARD HIGH SCHOOL RENOVATION
CASE NOS: Planned Development (PDR) PDR2017-00003
Conditional Use Permit (CUP) CUP2017-00006
Adjustment (ADJ) ADJ2017-00020
Adjustment (ADJ) ADJ2018-00003
Adjustment (ADJ) ADJ2018-00004
PROPOSAL: The applicant proposes both new construction and renovation at Tigard High
School. The renovation and new construction includes remodeling portions of the
existing high school building, adding approximately 28,000 square feet of building,
reconfiguration of parking and circulation areas, additional landscaping, and
redevelopment of outdoor plaza areas. The applicant is also requesting an
adjustment to reduce bicycle parking, reduce driveway spacing requirements, and
modify the street improvement standards on SW 92nd Avenue.
OWNER: Tigard Tualatin School District
6960 SW Sandburg Street
Tigard, OR 97223
APPLICANT: Day CPM
Susan Rice
127450 SW Beaverdam Road
Suite 120
Beaverton, OR 97005
APPLICANT’s Cardo
REP: Kevin Brady
6270 SW Macadam Ave
Suite 200
Portland, OR 97219
LOCATION: 9000 SW Durham Road; WCTM 1S114AA, Tax Lot 00100.
ZONE: 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
TIGARD HIGH SCHOOL RENOVATION PAGE 2 OF 52 NOTICE OF FINAL ORDER
units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.330, 18.350, 18.370, 18.390, 18.510,
18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810.
SECTION II. PLANNING COMMISSION DECISION
The Planning Commission finds that the proposed Planned Development Review, Conditional Use Permit,
and Adjustments will not adversely affect the health, safety, and welfare of the City and meets the
applicable approval criteria as outlined in this report. Therefore, the Planning Commission APPROVES
the proposed Planned Development Review, Conditional Use Permit, and Adjustments subject to the
following Conditions of Approval:
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
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 COMMUNITY DEVELOPMENT
DEPARTMENT ATTN: Agnes Lindor, 503-718-2429. 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 semimonthly (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 in
accordance with the approved urban forestry plan. The total bond amount shall be equivalent to the
city’s average cost to plant and maintain a tree per the applicable standards in the Urban Forestry
Manual for a period of one years after planting multiplied by the total number of trees to be planted
and maintained. The bond shall be for the 104 newly planted trees.
4. Prior to site work, the applicant shall submit to the city the current Inventory Data Collection
fee for urban forestry plan implementation. The fee shall be for the preserved 212 open grown
trees, one preserved stand of trees (includes 19 trees) and 104 newly planted trees. For a total of
316 open grown trees and one stand of trees. This number includes Tree # 9 as preserved.
5. Prior to site work, the applicant shall submit a revised urban forestry plan and supplemental report
with the following corrections:
a. Show Tree #9 as preserved;
b. Revise placement of Trees #347-351 and #362-365 to meet planting standards; and
TIGARD HIGH SCHOOL RENOVATION PAGE 3 OF 52 NOTICE OF FINAL ORDER
c. Add the following signature block with signature by landscape architect on all sheets and
report:
A signature of approval and statement from the project arborist or landscape architect, attesting that:
1. The tree preservation and removal site plan meets all of the requirements in Section 10, part 1 of
the Urban Forestry Manual;
2. The canopy site plan meets all of the requirements in Section 10, part 2 of the Urban Forestry
Manual; and
3. The supplemental report meets all of the requirements in Section 10, part 3 of the Urban
Forestry Manual.
6. Prior to site work, the applicant shall provide a revised urban forestry plan showing the 10
additional required street trees, pay a fee in lieu into the urban forestry fund for the additional
required street trees, or a combination of the two.
7. Prior to site work, the applicant shall provide plans showing screening of any ground or rooftop
mechanical equipment.
8. Prior to site work, the applicant shall provide plans showing screening of proposed refuse
containers and collection areas.
9. Prior to site work, the applicant shall submit either a revised plan showing wheel stops, a revised
plan showing wider landscape planters, or a combination thereof
10. Prior to site work, the applicant shall provide a lighting plan showing how the required walkways
will be illuminated.
11. Prior to site work, the applicant shall submit details on the type of bicycle parking used and how they
will be attached to the ground.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,
ATTN: Khoi Le 503-718-2440. The cover letter shall clearly identify where in the submittal the
required information is found:
12. Improvements associated with public infrastructure including street and right-of-way dedication,
utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations,
and utility connection for future utility extensions shall be designed in accordance with the
following codes and standards:
City of Tigard Public Improvement Design Standards
Clean Water Services (CWS) Design and Construction Standards
Tigard Community Development Codes, Municipal Codes
Fire Codes
Other applicable Utility District, County, State, and Federal Codes and Standard Guidelines
13. Improvements associated with public infrastructure, including street and right of way dedication,
utilities, grading, water quality and quantity facilities, streetlights, easements, easement locations,
and utility connection for future utility extensions, are subject to the City Engineer’s review,
modification, and approval.
TIGARD HIGH SCHOOL RENOVATION PAGE 4 OF 52 NOTICE OF FINAL ORDER
14. Prior to commencing site improvements, a Public Facility Improvement (PFI) Permit is required
for this project to cover all public infrastructure work including storm water quality and detention
facilities and any other work in the public right-of-way. Four (4) sets of detailed public
improvement plans shall be submitted for review to the Engineering Department. An Engineering
cost estimate of improvements associated with public infrastructures including but not limited to
street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer,
streetlights, and franchise utilities shall be required at the time of PFI Permit submittal. An
Engineering cost estimate of water improvements shall be listed as a separate line item from the
total cost estimate. 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 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).
15. Prior to commencement of site improvements, submittal of the exact legal name, address and
telephone number of the individual or corporate entity who will be designated as the “Permittee”,
and who will provide the financial assurance for the public improvements. For example, specify if
the entity is a corporation, limited partnership, LLC, etc. Also, specify the state within which the
entity is incorporated and provide the name of the corporate contact person. Failure to provide
accurate information to the Engineering Department will delay processing of project documents.
16. Prior to commencement of site improvements, the applicant shall submit plans showing the
following items to Engineering for review and approval:
SW 92nd Avenue along the proposed development frontage between the north driveway and SW
Durham Road shall be shown to have:
37-foot right of way from centerline 12-foot travel lane 6-foot bike lane Concrete curb and gutter 6-foot concrete sidewalk Storm drainage 16-foot Public Utility Easement (PUE) 5-foot planter behind sidewalk Street trees in the planter strip spaced per TDC requirements Streetlights as recommended from the approved photometric analysis Pavement, curb, and sidewalk taper per the City of Tigard Standards and applicable codes Street striping and traffic signs meeting the City of Tigard Standards, the Manual of
Uniform Traffic Control Devices (MUTCD) and applicable codes Intersection radii meeting the City of Tigard Standards Intersection ADA ramps meeting the Public Right of Way Accessibility Guidelines
(PROWAG) Crosswalk and street striping meeting the Manual of Uniform Traffic Control Devices
(MUTCD) and the City of Tigard Standards
SW 92nd Avenue along the proposed development frontage between the north driveway and the
end of proposed improvement to the south shall be shown to have:
30-foot right of way from centerline 12-foot travel lane 6-foot bike lane
TIGARD HIGH SCHOOL RENOVATION PAGE 5 OF 52 NOTICE OF FINAL ORDER
Concrete curb and gutter 5-foot planter 5-foot concrete sidewalk Storm drainage 16-foot PUE Driveway approaches meeting the City of Tigard Standards Street trees in the planter strip spaced per TDC requirements Streetlights as recommended from the approved photometric analysis Pavement, curb, and sidewalk taper per the City of Tigard Standards and applicable codes Sidewalk transition and/or barricade Street striping and traffic signs meeting the City of Tigard Standards, the Manual of
Uniform Traffic Control Devices (MUTCD) and applicable codes ADA ramps meeting the Public Right of Way Accessibility Guidelines (PROWAG) Crosswalk and street striping meeting the Manual of Uniform Traffic Control Devices
(MUTCD) and the City of Tigard Standards Traffic signs meeting the MUTCD and the City of Tigard Standards
SW Durham Road along the proposed development frontage shall be shown to have:
50-foot right of way from centerline 19-foot planter 8-foot concrete sidewalk Storm drainage 16-foot PUE Driveway approaches meeting the City of Tigard Standards Street trees in the planter strip spaced per TDC requirements Streetlights as recommended from the approved photometric analysis Street striping and traffic signs meeting the City of Tigard Standards, the Manual of
Uniform Traffic Control Devices (MUTCD) and applicable codes ADA ramps meeting the Public Right of Way Accessibility Guidelines (PROWAG) Crosswalk and street striping meeting the Manual of Uniform Traffic Control Devices
(MUTCD) and the City of Tigard Standards Traffic signs meeting the MUTCD and the City of Tigard Standards
17. Prior to commencement of site improvements, the applicant shall provide a construction vehicle
access and parking plan for approval by the City Engineer. The purpose of this plan is for parking
and traffic control during the public improvement construction phase. All construction vehicle
parking shall be provided onsite. No construction vehicles or equipment will be permitted to park
on the adjoining residential public streets. Construction vehicles include the vehicles of any
contractor or subcontractor involved in the construction of site improvements or buildings
proposed by this application, and shall include the vehicles of all suppliers and employees
associated with the project.
18. Prior to commencement of site improvements, the applicant shall provide Engineering Division a
photometric analysis along SW 92nd Avenue, within the project frontage limits, for review and
approval. Photometric analysis will follow the recommended values and requirements per
ANSI/IESNA. New streetlights are required based on the photometric analysis; the applicant
shall submit plans showing the location of streetlights to Engineering Division for review and
approval. Type and color of pole and light fixture shall also be included on the plan for review and
approval.
19. Prior to commencing site improvements, the applicant shall submit site plans as part of the PFI
Permit indicating that all existing overhead power crossings on SW 92th Avenue and SW Durham
TIGARD HIGH SCHOOL RENOVATION PAGE 6 OF 52 NOTICE OF FINAL ORDER
Road, within the project frontage limits, to be placed underground or eliminated to Engineering
Division for review and approval.
20. Prior to commencing site improvements, the applicant shall submit a final storm drainage report as
part of the PFI Permit indicating on how run-off from new impervious areas shall be collected,
treated and detained to Engineering Division for review and approval. The storm drainage report
shall be prepared and include a maintenance plan in accordance with CWS Design and
Construction Standards and the City of Tigard Design Guidelines.
21. Prior to commencing site improvements, the applicant shall obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans shall be submitted to the
City of Tigard for review. The city will forward plans to CWS after preliminary review.
22. Prior to commencing site improvements, the applicant shall submit site plans as part of the PFI
Permit showing the location of the proposed sanitary sewer laterals and connections to
Engineering for review and approval. Plans also shall include any existing and proposed public
sanitary sewer easements. All public sanitary sewer facilities and easements shall be designed and
constructed in accordance with the City of Tigard and CWS Design and Construction Standards.
23. Prior to commencing site improvements, the applicant shall submit as part of the PFI Permit site
plans showing the location of proposed water improvements including but not limited to the
location of the tap, water meter, double check and fire vaults and any associated facilities to
Engineering Division for review and approval. The site plans shall include property line
protections in accordance with the City of Tigard Standards.
24. Prior to commencing site improvements, an erosion control plan shall be provided as part of the
PFI Permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment
Control Design and Planning Manual” (current edition) and submitted to City of Tigard with the
PFI plans.
25. Prior to commencing site improvements, a final grading plan shall be submitted showing the
existing and proposed contours. The plan shall detail the provisions for surface drainage, and
show that they will be graded to ensure that surface drainage is directed to the street or a public
storm drainage system approved by the Engineering Division.
26. The design engineer shall indicate, on the grading plan, which areas will have natural slopes
between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20
percent. This information will be necessary in determining if special grading inspections and/or
permits will be necessary when the lots develop.
27. The applicant shall submit the final Geotechnical Report and incorporate the recommendations of
the report into their design.
28. The final construction plans shall be signed by the geotechnical engineer to ensure that they have
reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading
plan at the end of the project. Alternatives must be approved by the City of Tigard.
29. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS
468.740 and the Federal Clean Water Act.
30. Prior to commencing site improvements, the applicant will be required to provide written approval
from Tualatin Valley Fire and Rescue (TVF&R) for fire flow, hydrant placement, and emergency
vehicular access and turn around.
TIGARD HIGH SCHOOL RENOVATION PAGE 7 OF 52 NOTICE OF FINAL ORDER
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO A FINAL BUILDING INSPECTION:
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 COMMUNITY DEVELOPMENT
DEPARTMENT ATTN: Agnes Lindor 503-718-2429. The cover letter shall clearly identify where
in the submittal the required information is found:
31. Prior to final building inspection, the applicant shall contact the Staff Planner, Agnes
Lindor, 503-718-2429 for final walk-through. All site improvements must be completed in
accordance with approved plans.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,
ATTN: Khoi Le 503-718-2440. The cover letter shall clearly identify where in the submittal the
required information is found:
32. Prior to final building inspection, the deed dedication of the six-foot right-of-way dedication along
SW 92nd Avenue shall be recorded. The 16-foot PUE along the development frontage on both SW
92nd Avenue and SW Durham Road shall also be recorded. Both documents shall be on City
forms.
33. Prior to final building inspection, the applicant shall complete any work in the public right-of-way
(or public easement) as well as storm water quality facilities and obtain approval from the
Engineering Division.
34. The Applicant shall pay a fee in lieu of undergrounding the existing overhead utilities located
across the street from the site on SW 92nd Ave. The fee shall be calculated by the frontage of the
site that is parallel to the utility lines and will be calculated based on unit price per lineal foot as
indicated on the City Master Fee Schedule. The fee in lieu of undergrounding shall be paid or
satisfied prior to final building inspection.
35. Prior to final building inspection, the Applicant shall demonstrate that they have entered into an
agreement on City forms for the maintenance of the private on-site water quality facilities.
36. Prior to final building inspection, the applicant shall submit to the Engineering Division a Final
Sight Distance Certification for the access driveways at SW 92nd Avenue and SW Durham Road for
review and approval.
37. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the
public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in “DWG” format, if
available; otherwise “DXF” will be acceptable, and 3) the as-built drawings shall be tied to the
City’s 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).
38. The applicant may submit for review and approval, by the engineering department, a detailed
phasing plan for completion of public improvements as related to temporary occupancy requests.
THIS APPROVAL MUST BE IMPLEMENTED WITHIN
18 MONTHS FROM THE EFFECTIVE DATE OF THE DECISION.
TIGARD HIGH SCHOOL RENOVATION PAGE 8 OF 52 NOTICE OF FINAL ORDER
SECTION III. BACKGROUND INFORMATION
Proposal:
The applicant proposes both new construction and renovation at the existing Tigard High School located
at 9000 SW Durham Road. The renovation and new construction includes remodeling portions of the
existing high school building, adding approximately 28,000 square feet of building, reconfiguration of
parking and circulation areas, additional landscaping, and redevelopment of outdoor plaza areas. The
applicant is also requesting adjustments to the required bicycle parking spaces from 384 spaces to 110
spaces, to the driveway spacing requirement on SW Durham Road from 600 feet to approximately 420
feet, and to the street improvement standards on SW 92nd Avenue.
Site History:
Staff conducted a search of City records for the subject property and found the following previous land
use applications:
two conditional use permits (CU91-00007 and CUP2004-00001), both for major additions to the
high school;
a lot line adjustment (MIS93-00002);
15 minor modification applications (MMD1999-00013, MMD2001-00006, MMD2003-00014,
MMD2004-00004, MMD2007-00017, MMD2008-00004, MMD2010-00016, MMD2012-00001,
MMD2013-00001, MMD2014-00028, MMD2015-00018, MMD2016-00011, MMD2016-00014,
MMD2017-00008, and MMD2017-00010);
four pre-application conferences (PRE2003-00079, PRE2006-00079, PRE22011-00025 and
PRE2017-00044);
one tree removal permit (TRE2015-00001); and
two variance applications (VAR96-00014, VAR2004-00011).
Vicinity Information:
The subject site is located at 9000 SW Durham Road. The property is located east of SW 92nd Avenue and
west of SW 85th Avenue on the south side of SW Durham Road. The property is zoned Low Density
Residential (R-4.5). Surrounding properties are zoned R-7 and R-4.5 to the north, R-12 to the south, I-P to
the east and R-4.5 to the west.
Neighbor Comments:
The applicant held a formal neighborhood meeting on September 13, 2017 with twelve neighbors in
attendance. Neighbor concerns focused on noise from school activities, parking, traffic, pick-up area near
the crosswalk, and students trespassing and causing damage to private property in the neighborhood.
On February 26, 2018, the city received an email from Mr. Walter Milliman asking why the school district
was doing the project and where the funding was coming from. On February 28, 2018, the city received a
phone call from Mr. Dan Quello asking for more information on what the scope of work was for this
project. On March 2, 2018, an email was received from Mr. and Mrs. Barrett expressing opposition to the
proposal. Staff responded to all citizen comments. The city has not received any other written comments
from neighborhood residents.
SECTION IV. REPORT MAKING PROCEDURES, PERMITS, AND USE
Use Classification
TIGARD HIGH SCHOOL RENOVATION PAGE 9 OF 52 NOTICE OF FINAL ORDER
Chapter 18.130 defines the Use Categories used in the Development Code. The proposed development is
defined as a school use and is permitted as a conditional use in the R-4.5 zone.
Summary of Land Use Approvals and Review Procedures
Section 18.350.020.C states that a request for approval for a planned development review shall be
processed as a Type III-PC procedure, as regulated by Chapter 18.390.050, using approval criteria
contained in Chapter 18.350 and subject to other requirements in this chapter. The Type III-PC
procedure is a quasi-judicial procedure that applies discretionary approval criteria. Type III-PC actions are
decided by the Planning Commission with appeals being heard by the City Council.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
Staff has reviewed the proposal for consistency with the following code sections. Findings for these code
sections are in Section VI of this report.
A. Applicable Development Code Standards
18.330 - Conditional Use
18.350 – Planned Developments
18.370 – Variances and Adjustments
18.510 – Residential Zones
18.705 - Access Egress and Circulation
18.745 - Landscaping and Screening
18.755 – Mixed Solid Waste and Recyclable Storage
18.765 - Off-Street Parking and Loading
18.790 - Urban Forestry Plan
18.795 – Visual Clearance Areas
18.810 - Street and Utility Improvement Standards
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
A. APPLICABLE DEVELOPMENT CODE STANDARDS AND APPROVAL CRITERIA
18.330 Conditional Use
18.330.010 Purpose
A. Purpose. The purpose of this chapter is to provide standards and procedures under which a
conditional use may be permitted, enlarged or altered if the site is appropriate and if other
appropriate conditions of approval can be met. There are certain uses which due to the nature
of the impacts on surrounding land uses and public facilities require a case-by-case review
and analysis.
The applicant proposes both new construction and renovation at the existing Tigard High School The
following standards in this chapter ensure the proposed development will not adversely impact
surrounding uses and public facilities.
18.330.030 Approval Standards and Conditions of Approval
A. The Hearings Officer shall approve, approve with conditions, or deny an application for a
conditional use or to enlarge or alter a conditional use based on findings of fact with respect to
each of the following criteria:
TIGARD HIGH SCHOOL RENOVATION PAGE 10 OF 52 NOTICE OF FINAL ORDER
1. The site size and dimensions provide adequate area for the needs of the proposed use;
As described in the applicant’s narrative, the 43.2-acre site is adequately sized to accommodate the needs
of the proposed expansion of the existing high school, including the addition itself, reconfiguration of the
associated parking and landscaping. The development area is approximately 5.9 acres, which equated to
approximately 13.7 percentof the overall site. This standard is met.
2. The impacts of the proposed use of the site can be accommodated considering size, shape,
location, topography and natural features;
The site is approximately 43.2 acre in size and the development area is approximately 5.9 acres, which
equated to approximately 13.7 percentof the overall site. The site’s size and shape can accommodate
adequate parking, landscaping and circulation. The site has frontage on SW Durham Road, SW 85th
Avenue and SW 92nd Avenue. The site slopes slightly from the northwest to the southeast, but is generally
flat. The site does not contain any natural features. This standard is met.
3. All required public facilities have adequate capacity to serve the proposal; and
As described in the applicant’s impact study and narrative, there is adequate capacity in the public facilities
that currently serve the site. The frontage improvements on SW 92nd include a dedication, and
construction of a curb-tight sidewalk along the back of the existing curb on the north portion of SW 92nd
Ave. There are existing frontage improvements on SW Durham Road. An eight-inch city sewer line and
an eight-inch and twelve-inch city water lines will continue to serve the proposal. The project will provide
storm water planters, storm filter vaults, catch basins and connection to the city’s stormwater line. This
standard is met.
4. The applicable requirements of the zoning district are met except as modified by this
chapter.
The proposed site is zoned Low Density Residential (R-4.5). Table 18.510.2 includes development standards
in residential zones related to lot size, width, coverage, and building setbacks, and height. The table below
compares the applicable standards of the base zone with the proposed development.
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 CU Requirements PD Requirements* Proposed
Minimum Lot Size
- Detached unit
- Boarding, lodging,
rooming house
7,500
-
-
None N/A N/A
-
-
Minimum Lot Width 50 ft. N/A N/A N/A
Minimum Setbacks
- Front yard
- Side facing street on
corner & through lots [1]
- Side yard
- Side or rear yard abutting
20 ft.
15 ft.
5 ft.
N/A
30 ft*
20 ft.
20 ft.
N/A
60 ft.
60 ft
60 ft.
N/A
65’
293’ (West) /
717’ (East)
150’ (East)
N/A
TIGARD HIGH SCHOOL RENOVATION PAGE 11 OF 52 NOTICE OF FINAL ORDER
more restrictive zoning
district
- Rear yard
- Distance between front
of garage & property
line abutting a public or
private street.
15 ft.
N/A
30 ft.
N/A
60 ft.
N/A
N/A
N/A
Maximum Building Height 30 ft N/A N/A 40 ft
* Paragraph 18.350.060.C.3 allows for an increase in building height provided the setback
distance is 1.5 times the height of the building.
FINDING: As shown in the comparative table above, the proposed development meets all of the
applicable development standards of the zoning district. This standard is met.
5. The applicable requirements of 18.330.050 are met; and
As shown in the table above, the additional standards in Section 18.330.050 for schools are met.
6. The supplementary requirements set forth in other chapters of this Code including but not
limited to Chapter 18.780, Signs, and Chapter 18.745, Landscaping and Screening; Chapter
18.790, Urban Forestry Plan; and Chapter 18.360, Site Development Review, if applicable,
are met.
FINDING: The supplementary requirements that are applicable in this case include the following
chapters of the Community Development Code: 18.350, Planned Developments;
18.370, Variances and Adjustments; 18.510, Residential Zoning Districts; 18.705,
Access, Egress and Circulation; 18.725, Environmental Performance Standards; 18.745,
Landscaping and Screening, 18.755, Mixed Solid Waste and Recyclable Storage;
Landscaping and Screening; 18.765, Off-Site Parking and Loading; 18.780, Sign;
18.790, Urban Forestry Plan; and 18.810 Street and Utility Improvements Standards.
As reviewed below in this report, all supplementary requirements set forth in other
chapters of Title 18 are either met or conditioned to be met as described below.
18.350 Planned Developments
18.350.020 Process
A. Applicable in all zones. The planned development designation is an overlay zone applicable to all
zones. An applicant may elect to develop the project as a planned development, in compliance
with the requirements of this chapter, or in the case of a commercial or industrial project an
approval authority may apply the provisions of this chapter as a condition of approving any
application for the development.
The applicant proposes to develop the project as a planned development.
D. Concurrent applications for concept plan and detailed plan. In the case of concurrent
applications for concept plan and detailed development plan, including subdivision applications,
the applicant shall clearly distinguish the concept from the detailed plan. The Planning
Commission shall take separate actions on each element of the planned development application
(i.e., the concept approval must precede the detailed development approval); however each
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required action may be made at the same hearing.
The applicant is applying for a concurrent review of the planned development concept plan and the
detailed development plan. Preliminary Plans depicting the PD Concept Plan are included in Exhibit Q.
The Commission shall take separate actions, first on the proposed concept plan, and second on the
detailed plan and all other requested land use reviews.
18.350.030 Administrative Provisions
D. Phased development.
1. The commission shall approve a time schedule for developing a site in phases, but in no case
shall the total time period for all phases be greater than seven years without reapplying for
conceptual development plan review.
2. The criteria for approving a phased detail development plan proposal are that:
a. The public facilities shall be constructed in conjunction with or prior to each phase; and
b. The development and occupancy of any phase shall not be dependent on the use of
temporary public facilities. A temporary public facility is any facility not constructed to
the applicable city or district standard.
The applicant is proposing an overall phasing of the project. The scope of the project includes the addition
and renovation of the Tigard High School, overall infrastructure site improvements within the site and
improvements to public facilities, as well as minor off-site improvements such as utility extensions, new bike
lanes, striping, curbing, and sidewalks. All of these improvements will be constructed in three phases, as
indicated below:
Phase 1 – June 2018 through May 2019
o Construction of new bus driveway along Durham Road;
o Selective abatement and demolition of a portion of the existing building near the Auto Shop building
and the new Admin/Classroom wing;
o Construction of new Administration /Classroom /Entry Wing (on the North side of the building);
o Remodel of Auto Shop Building; and
o Construction of a new CTE (career training education) wing adjacent to Auto Shop Building.
Phase 2 – June 2019 through August 2020
o Selective abatement and demolition of the remaining portions of the existing oldest parts of the
school (west side) including the existing Commons area and construction of new Commons,
PE/Athletic facilities and new Auxiliary Gym.
Phase 3 – June 2020 through August 2020
o Demolition of existing stand alone “Small Gym” building, tennis courts and west parking lot; and
o Redevelopment of parking lot including new driveways, circulation, storm water treatment and
pedestrian pathways.
As proposed, public facilities will be constructed in conjunction with each phase; and the development and
occupancy of each phase will not be dependent on the use of temporary public facilities. The criteria for
approving a phased detail development plan proposal are met.
18.350.050 Concept Plan Approval Criteria
A. The concept plan may be approved by the commission only if all of the following criteria are met:
1. The concept plan may be approved by the commission only if all of the following criteria are
TIGARD HIGH SCHOOL RENOVATION PAGE 13 OF 52 NOTICE OF FINAL ORDER
met: The concept plan includes specific designations on the concept map for areas of open
space, and describes their intended level of use, how they relate to other proposed uses on the
site, and how they protect natural features of the site.
The Concept Plan in Exhibit Q indicates substantial areas of open space that will be used primarily for
outdoor recreation and “active use facilities”, such as sports fields, playground equipment, hard and soft
surface pathways and restrooms. These types of facilities are specifically designated for the school campus
and the associated student activities. There are no substantial natural features on the site, therefore, no
protection is required nor applicable. This criterion is met.
2. The concept plan identifies areas of trees and other natural resources, if any, and identifies
methods for their maximized protection, preservation, and/or management.
The applicant has submitted a Tree Preservation and Removal Plan, Tree Canopy Plan, Arborist Report and
Landscape Plans as part of the application package. In addition, the Concept Plan identifies where landscape
areas are proposed for preservation and where new landscape areas are proposed. No natural resources were
identified onsite. This criterion is met.
3. The concept plan identifies how the future development will integrate into the existing
neighborhood, either through compatible street layout, architectural style, housing type,
or by providing a transition between the existing neighborhood and the project with
compatible development or open space buffers.
The proposal is for redevelopment of an existing use and associated development. No new streets are
required and none are proposed. Some off-site right-of-way improvements are proposed that will provide
greater efficiency, connectivity and safety for pedestrians, bicyclists, vehicles and busses, including on-site
multimodal design of vehicle access and circulation. Although buffers are not required, the applicant is
proposing significant screening of the parking lot adjacent to streets and surrounding neighborhoods. This
criterion is met.
4. The concept plan identifies methods for promoting walkability or transit ridership, such
methods may include separated parking bays, off street walking paths, shorter pedestrian
routes than vehicular routes, linkages to or other provisions for bus stops, etc.
The Concept Plan identifies a substantial network of pedestrian pathways, including access and connection
points with the adjacent streets. This pedestrian network includes safe and efficient hard and soft pathways.
Transit is not available to serve the site at this time, with the nearest transit stop over a mile away. This
criterion is met.
5. The concept plan identifies the proposed uses, and their general arrangement on site. In
the case of projects that include a residential component, housing type, unit density, or
generalized lot sizes shall be shown in relation to their proposed location on site.
The proposed concept plan shows the proposed uses for the various building on the high school campus and
their general arrangement on the site. No residential component is requested. This criterion is met.
6. The concept plan must demonstrate that development of the property pursuant to the
plan results in development that has significant advantages over a standard development.
A concept plan has a significant advantage if it provides development consistent with the
TIGARD HIGH SCHOOL RENOVATION PAGE 14 OF 52 NOTICE OF FINAL ORDER
general purpose of the zone in which it is located at overall densities consistent with the
zone, while protecting natural features or providing additional amenities or features not
otherwise available that enhance the development project or the neighborhood.
The proposed concept plan demonstrates that the proposed development has significant advantages over
standard development because it will allow for an increase in height at certain locations on the site. The
maximum height proposed is 40 feet. This flexibility in site design will allow the buildings to increase their
bulk and mass so that the open space portions of the site can be substantially preserved, which is consistent
with the general purpose of the zone. The increase in bulk and mass are less than 15 percent of the overall
building bulk and mass. This criterion is met.
FINDING: As shown in the analysis above, staff finds that the proposed concept plan meets the concept
plan approval criteria.
RECOMMENDATION: Staff recommends the Planning Commission approve the proposed concept plan.
18.350. 060 Detailed Development Plan Submission Requirements
C. Compliance with specific development standards. The detailed development plan shall show
compliance with base zone provisions, with the following modifications:
1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply.
There shall be no minimum lot size except that lots on the perimeter of the project shall not
be less than 80% of the minimum size required in the base zone.
The proposal does not involve any changes to lot width or depth; therefore, these standards do not apply.
2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the
maximum site coverage shall be 75%. Site coverage includes all buildings and impervious
surfaces such as streets and sidewalks.
The overall site coverage for the campus is 13 percent; therefore, this standard is met.
3. Building height. In residential zones, any increase in the building height above the
maximum in the base zone will require that the structure be set back from the perimeter of
the site a distance of at least 1-1/2 times the height of the building.
The proposal includes an increase in building height above the 30-foot maximum identified in the base zone.
The highest point of the building is 40 feet as shown on the north, south, and east elevations. Measurements
are from ground level up to top of parapet, and mechanical screens are not included in the measurement. The
proposed maximum building heights are identified on the Site Plan and Grading Plan in Exhibit N, and on the
Elevations in Exhibit O. Proposed setbacks of 65feet from the perimeter of the site are well over 60 feet (1.5
times proposed height). This standard is met.
4. Structure setback provisions:
a. Setbacks for structures on the perimeter of the project shall be the same as that
required by the base zone unless otherwise provided by Chapter 18.360;
b. The setback provisions for all setbacks on the interior of the project shall not apply
except that:
i. All structures shall meet the Uniform Building and Fire Code requirements;
ii. A minimum front yard setback of 20 feet is required for any garage structure which
TIGARD HIGH SCHOOL RENOVATION PAGE 15 OF 52 NOTICE OF FINAL ORDER
opens facing a street. This setback may be reduced for rear or side loaded garages,
if specified on the detailed plan and proper clearances for backing movements are
accounted for;
iii. A minimum front yard setback of eight feet is required for any garage opening for
an attached single-family dwelling facing a private street as long as the required
off-street parking spaces are provided. This setback may be reduced for rear or
side loaded garages, if specified on the detailed plan and proper clearances for
backing movements are accounted for.
c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed
setbacks, either on a lot by lot, or project wide basis. The commission may require
site specific building envelopes.
The proposal does not involve any changes to setbacks. The setback standards are met.
5. Other provisions of the base zone. All other provisions of the base zone shall apply except as
modified by this chapter.
Besides the base zone height standard, all other provisions of the base zone are met. This standard is met.
FINDING: Based on the analysis above, the detailed development plan is consistent with the applicable
base zone development provisions. These provisions are met.
18.350.070 Detailed Development Plan Approval Criteria
A detailed development plan may be approved only if all the following criteria are met:
A. The detailed plan is generally consistent with the concept plan. Minor changes from the
concept plan do not make the detailed plan inconsistent with the concept plan unless:
1. The change increases the residential densities, increases the lot coverage by
buildings or reduces the amount of parking;
2. The change reduces the amount of open space and landscaping;
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive or
subject to a potential hazard; and
5. The change involves a major shift in the location of buildings, proposed streets,
parking lots, landscaping or other site improvements.
The plans are being submitted and reviewed concurrently so the detailed plan is generally consistent with the
concept plan and none of the above changes are proposed. This criterion is met.
B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430,
Subdivisions, shall be met if applicable;
The proposal does not include a land division, therefore, this section does not apply.
C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A
planned development need not meet these requirements where a development plan provides
alternative designs and methods, if acceptable to the commission that promotes the purpose
of this chapter. In each case, the applicant must provide findings to justify the modification
of the standards in the chapters listed below. The applicant shall respond to all the
applicable criteria of each chapter as part of these findings and clearly identify where their
TIGARD HIGH SCHOOL RENOVATION PAGE 16 OF 52 NOTICE OF FINAL ORDER
proposal is seeking a modification to the strict application of the standards. For those
chapters not specifically exempted, the applicant bears the burden of fully complying with
those standards, unless a variance or adjustment has been requested.
Compliance with the standards of Chapters 18.705, 18.745, 18.765, 18.795 and 18.810 (referred to in
Paragraphs 18.350.070.C.2, 4, 5, 7 and 8) is addressed in subsequent sections of this report. The following
chapters are not applicable: Chapters 18.360, 18.715, and 18.780. The applicant is only seeking
modifications to the height standards.
D. In addition, the following criteria shall be met:
1. Relationship to the natural and physical environment:
a. The streets, buildings and other site elements shall be designed and located to
preserve the existing trees, topography and natural drainage to the greatest degree
possible. The commission may require the applicant to provide an alternate site plan
to demonstrate compliance with this criterion;
The property that the Tigard High School campus occupies slopes slightly from the northwest corner of
the property to portions of the site at the southeast corner and southern edge. The proposal is for
redevelopment of a portion of the existing high school site and the construction will be confined to
chiefly existing building envelopes/footprints. The proposed high school improvements are designed to
nestle into the natural slope of the site, which will provide efficient drainage and overall storm water
management. In addition, the redevelopment of the site intentionally preserves and protects as many
existing trees as possible in order to provide both adequate building square footage and outdoor open
space. This criterion is met.
b. Structures located on the site shall not be in areas subject to ground slumping and
sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and
The redevelopment proposal includes building envelopes that are essentially withi n the same building
footprint as the existing building. All design of the site, including grading, storm water management , and
drainage, are predicated on the Geotechnical Report in Exhibit I and the Preliminary Stormwater Report
in Exhibit J. This criterion is met.
c. Using the basic site analysis information from the concept plan submittal, the
structures shall be oriented with consideration for the sun and wind directions, where
possible.
The Detailed Development Plan is based primarily on existing building footprints and envelopes, including
orientation of those buildings. Where possible, new building areas take into consideration orientation
towards the sun and away from prevailing winds. This criterion is met.
2. Buffering, screening and compatibility between adjoining uses:
a. Buffering shall be provided between different types of land uses; e.g., between single-
family and multifamily residential, and residential and commercial uses;
b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements
of the buffer may be reduced if a landscape plan prepared by a registered landscape
architect is submitted that attains the same level of buffering and screening with
alternate materials or methods. The following factors shall be considered in
TIGARD HIGH SCHOOL RENOVATION PAGE 17 OF 52 NOTICE OF FINAL ORDER
determining the adequacy and extent of the buffer required under Chapter 18.745:
i. The purpose of the buffer, for example to decrease noise levels, absorb air
pollution, filter dust, or to provide a visual barrier;
ii. The size of the buffer needs in terms of width and height to achieve the purpose;
iii. The direction(s) from which buffering is needed;
iv. The required density of the buffering; and
v. Whether the viewer is stationary or mobile.
c. On-site screening from view from adjoining properties of such activities as service
areas, storage areas, parking lots and mechanical devices on roof tops shall be
provided and the following factors shall be considered in determining the adequacy of
the type and extent of the screening:
i. What needs to be screened;
ii. The direction from which it is needed; and
iii. Whether the screening needs to be year-round.
Screening for the campus has been designed by a professional landscape architect, with consideration of
the associated Arborist Report, Chapter 18.745 and the Urban Forestry Manual. Buffering is not
required for this proposal. Details of location and screening of the mechanical and service facilities w ere
not provided. Prior to site work, the applicant will provide plans showing screening of any ground or
rooftop mechanical equipment. This standard is not met but can be met through a condition of
approval.
3. Privacy and noise. Nonresidential structures which abut existing residential dwellings
shall be located on the site or be designed in a manner, to the maximum degree possible,
to protect the private areas on the adjoining properties from view and noise;
The applicant has designed the mass and height of the building s, as well as the location of the buildings
to balance the requirements of the anticipated school programs with the desire to minimize impacts
associated with noise and views to the degree possible. The only adjoining properties are located to the
south, all other properties are separated by a street on the north, east, and west perimeter. The
redevelopment area is approximately 740 feet from the south property line; therefore, the abutting
properties to the south will not be impacted. Besides temporary construction noise impacts, the future
enrollment for the campus is expected to stay relatively the same, so noise impacts will not increase as
part of the redevelopment of the campus. However, the applicant is proposing significant screening
along the perimeter of the site to further protect private areas of adjoining properties from noise impacts.
This criterion is met.
4. Exterior elevations—Single-family attached and multiple-family structures. Along the
vertical face of single-family attached and multiple-family structures, offsets shall occur
at a minimum of every 30 feet by providing any two of the following:
a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet;
b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight
feet, a maximum length of an overhang shall be 25 feet; and
c. Offsets or breaks in roof elevations of three or more feet in height.
5. Private outdoor area—Residential use:
a. Exclusive of any other required open space facility, each ground -level residential
dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less
than 48 square feet with a minimum width dimension of four feet;
b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and
TIGARD HIGH SCHOOL RENOVATION PAGE 18 OF 52 NOTICE OF FINAL ORDER
c. Private outdoor spaces shall be screened or designed to provide privacy for the use of
the space.
6. Shared outdoor recreation and open space facility areas—Residential use:
a. Exclusive of any other required open space facilities, each residential dwelling
development shall incorporate shared usable outdoor recreation areas within the
development plan as follows:
i. Studio units up to and including two bedroom units, 200 square feet per unit;
ii. Three or more bedroom units, 300 square feet per unit.
b. Shared outdoor recreation space shall be readily observable from adjacent units for
reasons of crime prevention and safety;
c. The required recreation space may be provided as follows:
i. Additional outdoor passive use open space facilities;
ii. Additional outdoor active use open space facilities;
iii. Indoor recreation center; or
iv. A combination of the above.
Single-family homes are not proposed with this project. These criteria do not apply.
7. Access and circulation:
a. The number of required access points for a development shall be provided in Chapter
18.705;
b. All circulation patterns within a development must be designed to accommodate
emergency and service vehicles; and
c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site
if such facilities are shown on an adopted plan or terminate at the boundaries of the
project site.
All access and circulation design for the project and overall campus meets the requirements listed. The
minimum number of access points is provided for the overall campus, and the site circulation for the
school and the overall campus is designed to accommodate emergency and service vehicles. Access and
circulation are indicated in the Concept Plan, Exhibit Q, as well as in detailed design in the Plan Set,
Exhibit N. This criterion is met.
8. Landscaping and open space—Residential development. In addition to the buffering and
screening requirements of paragraph 2 of this subsection D, and any minimal use open
space facilities, a minimum of 20% of the site shall be landscaped. This may be
accomplished in improved open space tracts, or with landscaping on individual lots
provided the developer includes a landscape plan, prepared or approved by a licensed
landscape architect, and surety for such landscape installation.
The proposal does not include residential development, therefore, this criterion does not apply.
9. Public transit:
a. Provisions for public transit may be required where the site abuts or is within a
quarter mile of a public transit route. The required facilities shall be based on:
i. The location of other transit facilities in the area; and
ii. The size and type of the proposed development.
b. The required facilities may include but are not necessarily limited to such facilities as:
i. A waiting shelter;
TIGARD HIGH SCHOOL RENOVATION PAGE 19 OF 52 NOTICE OF FINAL ORDER
ii. A turn-out area for loading and unloading; and
iii. Hard surface paths connecting the development to the waiting area.
c. If provision of such public transit facilities on or near the site is not feasible, the
developer may contribute to a fund for public transit improvements provided the
Commission establishes a direct relationship and rough proportionality between the
impact of the development and the requirement.
The nearest transit facility (bus stop) is over a mile away, therefore, this criterion does not apply.
10. Parking:
a. All parking and loading areas shall be generally laid out in accordance with the
requirements set forth in Chapter 18.765;
b. Up to 50% of required off-street parking spaces for single-family attached dwellings
may be provided on one or more common parking lots within the planned
development as long as each single-family lot contains one off-street parking space.
All parking and loading areas have been designed in compliance with the standards in Chapter 18.765 and
shown on Sheet C2.01 and C2.02. This criterion is met.
11. Drainage. All drainage provisions shall be generally laid out in accordance with the
requirements set forth in Chapter 18.810. An applicant may propose an alternate means
for stormwater conveyance on the basis that a reduction of stormwater runoff or an
increase in the level of treatment will result from the use of such means as green streets,
porous concrete, or eco roofs.
Compliance with drainage standards are addressed in subsequent sections of this report. No alternate
means for stormwater conveyance is proposed and no adjustment is requested. This criterion does not
apply.
12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent
to the 100-year floodplain, the city shall require consideration of the dedication of
sufficient open land area for a greenway adjoining and within the floodplain. This area
shall include portions of a suitable elevation for the construction of a pedestrian/bicycle
pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway
plan.
The subject site is not within or adjacent to a designated 100-year floodplain. This criterion does not
apply.
13. Shared open space facilities. These requirements are applicable to residential planned
developments only. The detailed development plan shall designate a minimum of 20% of
the gross site area as a shared open space facility. The open space facility may be
comprised of any combination of the following:
a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by
reserving areas for minimal use. Typically these areas are designated around sensitive
lands (steep slopes, wetlands, streams, or 100-year floodplain).
b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by
providing a detailed development plan for improvements (including landscaping,
irrigation, pathway and other structural improvements) for passive recreational use.
c. Active use facilities. Up to 100% of the open space requirement may be satisfied by
TIGARD HIGH SCHOOL RENOVATION PAGE 20 OF 52 NOTICE OF FINAL ORDER
providing a detailed development plan for improvements (including landscaping,
irrigation, pathway and other structural improvements) for active recreational use.
d. The open space area shall be shown on the final plan and recorded on the final plat or
covenants.
No residential development is proposed. This criterion does not apply.
14. Open space conveyance: Where a proposed park, playground or other public use shown
in a plan adopted by the city is located in whole or in part in a subdivision, the
commission may require the dedication or reservation of such area within the
subdivision, provided that the reservation or dedication is roughly proportional to the
impact of the subdivision on the park system.
Where considered desirable by the commission in accordance with adopted
comprehensive plan policies, and where a development plan of the city does not indicate
proposed public use areas, the commission may require the dedication or reservation of
areas within the subdivision or sites of a character, extent and location suitable for the
development of parks or other public use, provided that the reservation or dedication is
roughly proportional to the impact of the subdivision on the park system. The open space
shall be conveyed in accordance with one of the following methods:
a. Public ownership. Open space proposed for dedication to the city must be acceptable
to it with regard to the size, shape, location, improvement and budgetary and
maintenance limitations. A determination of city acceptance shall be made in writing
by the Parks and Facilities Division Manager prior to final approval. Dedications of
open space may be eligible for systems development charge credits, usable only for
the proposed development. If deemed to be not acceptable, the open space shall be in
private ownership as described below.
b. Private ownership. By conveying title (including beneficial ownership) to a
corporation, home association or other legal entity, and granting a conservation
easement to the city in a form acceptable by the city. The terms of the conservation
easement must include provisions for the following:
i. The continued use of such land for the intended purposes;
ii. Continuity of property maintenance;
iii. When appropriate, the availability of funds required for such maintenance;
iv. Adequate insurance protection; and
v. Recovery for loss sustained by casualty and condemnation or otherwise.
The proposal does not include a subdivision, therefore, this criterion does not apply.
FINDING: Based on the analysis above, all of the applicable planned development review criteria and
standards have not been fully met, but can be through conditions of approval.
18.370 Variances and Adjustments
18.370.020 Adjustments
C. Special Adjustments.
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
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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.
The applicant requests an adjustment to the access and egress standards, to allow for a reduction in
required driveway spacing for two existing driveway on SW Durham Road. The large parcel is not adjacent
to another parcel that could provide opportunities for shared access. The existing access design
accommodates the existing loading zone for busses, including the main entry of the building. Any other
alternative for access points would need to also include a complete re-design and re-location of the
building entrance.
Due to the need to retain the proposed access locations, minimum access separation cannot be met. This
proposed design is the minimum adjustment required to insure that safe and efficient access is retained. All
visual clearance requirements are met, based on Chapter 18.795. The Transportation Assessment, prepared
by Kittleson & Associates dated October 20, 2017, proposed additional guide signage and pavement
markings to maintain acceptable traffic circulation and safety at campus driveways and adjacent
intersections.
After reviewing the existing conditions, the proposed street improvement, and the Transportation
Assessment including the site circulation and proposed improvements, Staff found that the requested
adjustment to the spacing standard is acceptable and recommends approval. This criterion is met.
6. Adjustments to parking standards (Chapter 18.765).
e. Reduction in required bicycle parking. The director may approve a reduction of required
bicycle parking per 18.765.050.E by means of Type II procedure, as governed by
Section 18.390.040, if the applicant can demonstrate that the proposed use by its nature
would be reasonably anticipated to generate a lesser need for bicycle parking.
The existing and proposed transportation demand for students and staff at Tigard High School is based on
a transportation survey conducted in March 2017 by Kittleson and Associates. The survey was able to
provide the multimodal split of how students and staff are commuting to and from the high school. The
total number of students enrolled at Tigard High School for the 2017/2018 school year is approximately
2,015 students. Based on current program commuting patterns, it is anticipated that approximately 10
percent of the students at the school will continue to utilize the school bus for transportation, with 81
percent to be picked-up/dropped off by a guardian and 8 percent walking. The anticipated modal split for
bicycles is approximately 1 percent, which equates to approximately 20 students.
TIGARD HIGH SCHOOL RENOVATION PAGE 22 OF 52 NOTICE OF FINAL ORDER
Since most of the transportation demand is met through either the school bus or through private vehicle,
the demand for bicycle parking is significantly diminished. There are 52 existing bicycle parking spaces at
Tigard High School, with a total number of 110 bike parking spaces proposed. Based on Table 765.2.,
there are six bicycle spaces required per classroom for the proposed School use. With a total of 64
classrooms at Tigard High School, the total minimum number of spaces required for the proposal would
be 384 bicycle spaces. This exceeds the amount needed, based on existing modal demand and mode split
analysis provided by Kittelson. The proposed amount of bicycle parking is 110 spaces at Tigard High
School, which will provide much more than the necessary amount of bicycle parking based on a modal
demand of approximately 1 percent of modal split (20 students).
After reviewing the analysis of the transportation survey, Staff found that the requested adjustment to the
bicycle requirement is acceptable and recommends approval. This criterion is met.
9. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II
procedure, as governed by Section 18.390.040, the director shall approve, approve with
conditions, or deny a request for an adjustment to the street improvement requirements,
based on findings that the following criterion is satisfied: Strict application of the
standards will result in an unacceptably adverse impact on existing development, on the
proposed development, or on natural features such as wetlands, bodies of water,
significant habitat areas, steep slopes or existing mature trees. In approving an adjustment
to the standards, the director shall determine that the potential adverse impacts exceed the
public benefits of strict application of the standards.
Applying the street standards for SW 92nd Avenue would include a complete re-design of the parking lot,
the proposed buildings and the overall Tigard High School campus, which is an unacceptable adverse
impact to the existing development. In order to provide the most effective solutions for improvement of
traffic movement and circulation at SW 92nd Avenue and SW Durham Road, the proposed street design
for SW 92nd Avenue includes a right turn lane from SW 92nd Avenue onto SW Durham Road. This
proposed design is based on the findings and recommendations in the Transportation Assessment
prepared on October 20, 2017 by Kittelson and Associates. This right turn lane will facilitate a greater
efficiency of traffic flow at the intersection of 92nd Avenue and Durham Road. Due to right-of-way
width restrictions, it is not possible to also provide street trees and on-street parking within the right-turn
lane portion of SW 92nd Avenue. The applicant suggests the retention of the area required for on-site
parking and campus development will provide a much greater benefit to the public than a few on-street
parking spaces and street trees within this relatively short section of right-of-way. The inclusion of these
two street standards along the right-turn lane portion of SW 92nd Avenue would be an unacceptably
adverse impact on both existing and proposed development.
Based on the above information, Staff found that the requested adjustment to the street standards is
acceptable and recommends approval. This criterion is met.
FINDING: Based on the analysis above, all of the applicable adjustment criteria have been fully met.
18.705 Access, Egress and Circulation
18.705.020 Applicability of Provisions
TIGARD HIGH SCHOOL RENOVATION PAGE 23 OF 52 NOTICE OF FINAL ORDER
A. When provisions apply. The provisions of this chapter shall apply to all development
including the construction of new structures, the remodeling of existing structures (see
Section 18.360.050), and to a change of use which increases the on-site parking or loading
requirements or which changes the access requirements.
B. Change or enlargement of use. Should the owner or occupant of a lot or building change or
enlarge the use to which the lot or building is put, thereby increasing access and egress
requirements, it is unlawful and is a violation of this title to begin or maintain such altered
use until the provisions of this chapter have been met if required or until the appropriate
approval authority has approved the change.
The proposal includes new construction and renovation of the existing Tigard High School; therefore this
chapter applies.
17.705.030 General Provisions
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.
As shown on the Site Plan Sheet C2.01 and C2.02, Exhibit N, all vehicular access points connect directly
to either SW 92nd Avenue or SW Durham Road through existing and proposed private access drives. The
design and plan for vehicular access and egress to a public street meet the access management standards in
Subsection 18.705.030.H. The proposed use is a school and is classified under the Civic use category,
which does not have specific requirements for access and egress. However, the proposal meets the access
requirements for commercial uses, as provided in Table 18.705.3. This standard is met.
E. Curb cuts. Curb cuts shall be in accordance with 18.810.030.N.
Curb cuts are in accordance with Section 18.810.030.N. This standard is met.
F. Required walkway location. On-site pedestrian walkways shall comply with the following
standards:
1. Walkways shall extend from the ground floor entrances or from the ground floor landing of
stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets
which provide the required access and egress. Walkways shall provide convenient
connections between buildings in multi-building commercial, institutional, and industrial
complexes. Unless impractical, walkways shall be constructed between new and existing
developments and neighboring developments;
The pedestrian walkway circulation system first consists of walkways providing direct connections between
the main building entrances of the school to the adjacent streets. The overall transportation system and
network provides multi-modal access to/from the site at both SW 92nd Avenue and SW Durham Road.
The proposed sidewalk and pedestrian walkway along SW 92nd Avenue and SW Durham Road will
provide a continuous connection along the street. The proposed on-site sidewalks, both new and
reconstructed, will connect existing and proposed entrances and common areas to the adjacent streets.
This standard is met.
2. Within all attached housing (except two-family dwellings) and multi-family developments,
each residential dwelling shall be connected by walkway to the vehicular parking area, and
common open space and recreation facilities;
TIGARD HIGH SCHOOL RENOVATION PAGE 24 OF 52 NOTICE OF FINAL ORDER
This standard does not apply to the proposed school use.
3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings
shall be designed and located for pedestrian safety. Required walkways shall be physically
separated from motor vehicle traffic and parking by either a minimum six-inch vertical
separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian
crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate
landscaping, pavement markings, or contrasting pavement materials are used. Walkways
shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions
such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with
ADA standards;
Pedestrian walkways are proposed to provide connections between the existing and proposed buildings,
vehicle areas, public sidewalks and outdoor areas through a concrete walkway system. The pedestrian
walkways connecting the main entrances and the parking lots will be ADA compliant. Walkways crossing
the parking lot or drive aisles are less than 36 feet and landscaped refuge islands are provided throughout
the parking lot. All walkways are shown to be at least five feet wide. This standard is met.
4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt,
stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be
designed and maintained to remain well-drained. Walkways may be required to be lighted
and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be
provided only if such pathways are provided in addition to required pathways.
The existing and proposed pedestrian walkways are paved with concrete and designed for proper drainage.
The narrative nor the plans provided information on whether lighting was provided. Prior to site work,
the applicant shall provide a lighting plan showing how the required walkways will be illuminated. This
standard is not met but can be through a conditions of approval.
H. Access Management
1. An access report shall be submitted with all new development proposals which verifies
design of driveways and streets are safe by meeting adequate stacking needs, sight
distance and deceleration standards as set by ODOT, Washington County, the City and
AASHTO (depending on jurisdiction of facility.)
2. Driveways shall not be permitted to be placed in the influence area of collector or arterial
street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be 150 feet, measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be
greater depending upon the influence area, as determined from city engineer review of a
traffic impact report submitted by the applicant’s traffic engineer. In a case where a project
has less than 150 feet of street frontage, the applicant must explore any option for shared
access with the adjacent parcel. If shared access is not possible or practical, the driveway
shall be placed as far from the intersection as possible.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The
minimum spacing of driveways and streets along an arterial shall be 600 feet.
4. The minimum spacing of local streets along a local street shall be 125 feet.
TIGARD HIGH SCHOOL RENOVATION PAGE 25 OF 52 NOTICE OF FINAL ORDER
A traffic impact study prepared by Kittleson & Associates, dated October 20, 2017, was submitted as part
of the Land Use Submittal package. The traffic report indicated that the reconstruction and
modernization of the Tigard High School is not to accommodate or to serve any planned or anticipated
future increase in student enrollment or faculty numbers. The report concluded that the proposed
development can be constructed while maintaining acceptable traffic operations and safety at the adjacent
intersections and site accesses.
There were several recommended improvements in conjunction with the site development included in the
report. Prior to commencing site improvement, the applicant shall provide the city with evidences that the
traffic recommended improvements are incorporated accordingly on the site plans of the renovation.
More specially, the applicant shall relocate the northbound bicycle lane on SW 92nd Avenue. The
landscaping and above ground utilities shall be located and maintained to provide adequate sight distance.
A Preliminary Sight Distance Certification prepared Kittelson & Associates, dated July 19, 2017, on the
accesses off of SW 92nd Avenue was included in the application submittal. The certification certifies that
sufficient intersection sight distance is available at the proposed driveways along SW 92nd Avenue in both
north and south directions. However, none was provided for the driveways on SW Durham Road.
Prior to final building inspection, the applicant shall submit to the Engineering Division a Final Sight
Distance Certification for the access driveways located on SW 92nd Avenue and SW Durham Road for
review and approval.
SW Durham Road is an Arterial Street and SW 92nd Avenue is a Local Street. The nearest access to the
intersection of SW Durham Road and SW 92nd Avenue is 184 feet away on SW 92nd Avenue. The other
access on SW Durham Road is 234 feet from the intersection.
The access on SW Durham Road is not meeting the minimum driveway spacing of 600 feet requirement
on an Arterial Street. The applicant is requesting an adjustment to this standard. These standards are met.
J. Minimum access requirements for commercial and industrial use.
1. Vehicle access, egress and circulation for commercial and industrial use shall not be less
than as provided in Table 18.705.3.
The proposed use is a school and is classified under the Civic use category, which does not have specific
requirements for access and egress. However, the proposal meets the access requirements for commercial
uses, as provided in Table 18.705.3. Section 18.765.070 would require the proposed development to have
423 parking spaces, which requires either one access that is 50 feet wide or two, at least 30 feet wide. The
development will be served by a total of four driveways; two 40-foot wide driveways on SW Durham Road
and two 30-foot wide driveways on SW 92nd Avenue. This standard is met.
2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to
within 50 feet of the primary ground floor entrances;
The driveway access is directly adjacent to the primary ground floor entrance. This standard is met.
FINDING: Based on the analysis above, all of the applicable access, egress and circulation standards
have not been fully met but can be through a condition of approval.
18.745 Landscaping and Screening
TIGARD HIGH SCHOOL RENOVATION PAGE 26 OF 52 NOTICE OF FINAL ORDER
18.745.030 General Provisions
A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner,
tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing
maintenance of all landscaping and screening used to meet the requirements of this
chapter according to applicable industry standards.
B. Installation requirements. The installation of all landscaping and screening required by
this chapter shall be as follows:
1. All landscaping and screening shall be installed according to applicable industry
standards;
2. All plants shall be of high grade, and shall meet the size and grading standards of the
American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions);
and
3. All landscaping and screening shall be installed in accordance with the provisions of
this title.
C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the
requirements of this chapter have been met or other arrangements have been made and
approved by the city such as the posting of a bond.
The property owner or tenant will provide ongoing maintenance in compliance with industry standards of
all landscaping proposed with this development. All planting materials will be installed according to
applicable industry standards and will be detailed in construction plans with the building permit application
submittal. All new plant material will meet the American Standards for Nursery Stock (ANSI Z60, latest
edition) and all landscaping will be installed in compliance with the applicable standards of this title.
18.745.040 Street Trees
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 6 feet from the right of way according to the
Street Tree Planting Standards in the Urban Forestry Manual when planting within the
right of way is not practicable.
F. An existing tree may be used to meet the street tree standards provided that:
1. The largest percentage of the tree trunk immediately above the trunk flare or root
buttresses is either within the subject site or within the right of way immediately
adjacent to the subject site;
TIGARD HIGH SCHOOL RENOVATION PAGE 27 OF 52 NOTICE OF FINAL ORDER
2. The tree would be permitted as a street tree according to the Street Tree Planting
and Soil Volume Standards in the Urban Forestry Manual if it were newly planted;
and
3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per
18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental
Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for
credit towards the effective tree canopy cover of the site.
G. In cases where it is not practicable to provide the minimum number of required street
trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund
for tree planting and early establishment in an amount equivalent to the City’s cost to plant
and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the
Urban Forestry Manual) for each tree below the minimum required.
The site has 785 linear feet of street frontage on SW Durham and 550 lineal feet of street frontage on SW
92nd Avenue; therefore 33 street trees are required at 40-foot spacing. There are 11 existing street trees
along SW Durham Road and 12 street trees are being planted along SW 92nd Avenue. All trees are located
within the right-of-way, with the exception of five trees on the north portion of 92nd Avenue. These will be
within a PUE and will be planted within six feet of the right-of-way. The trees will be planted according to
the tree planting standards of the Urban Forestry Manual. Prior to site work, the applicant provide a
revised plan showing the 10 additional required street trees, pay a fee in lieu into the urban forestry fund
for the additional required street trees or a combination of the two. This standard is not met but can be
through a condition of approval.
18.745.050 Buffering and Screening
A. General provisions.
1. It is the intent that these requirements shall provide for privacy and protection and
reduce or eliminate the adverse impacts of visual or noise pollution at a development
site, without unduly interfering with the view from neighboring properties or
jeopardizing the safety of pedestrians and vehicles.
2. Buffering and screening is required to reduce the impacts on adjacent uses which are
of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and
18.745.2). The owner of each proposed development is responsible for the installation
and effective maintenance of buffering and screening. When different uses would be
abutting one another except for separation by a right-of-way, buffering, but not
screening, shall be required as specified in the matrix.
Table 18.745.1 and 18.745.2 requires parking lots adjacent to single-family residential and arterials to
provide a Type C buffer. However, Note 1 in Table 18.745.2 indicates that buffers are not required
between abutting uses that are of a different type when the uses are separated by a street; therefore
buffering is not required. Screening along the perimeter of the parking lot is required and proposed on
SW Durham Road and SW 92nd Avenue. This standard is met.
E. Screening: special provisions.
1. Screening and landscaping of parking and loading areas:
a. Screening of parking and loading areas is required. In no cases shall
nonconforming screening of parking and loading areas (i.e., nonconforming
situation) be permitted to become any less conforming. Nonconforming
screening of parking and loading areas shall be brought into conformance with
the provisions of this chapter as part of the approval process for conditional use
TIGARD HIGH SCHOOL RENOVATION PAGE 28 OF 52 NOTICE OF FINAL ORDER
(Type III), downtown design review (Type II and III), planned development
(Type III), and site development review (Type II) permits only. The
specifications for this screening are as follows:
i. Landscaped parking areas shall include special design features which
effectively screen the parking lot areas from view. These design features may
include the use of landscaped berms, decorative walls and raised planters;
ii. Landscape planters may be used to define or screen the appearance of off-
street parking areas from the public right-of-way;
iii. Materials to be installed should achieve a balance between low lying and
vertical shrubbery and trees;
iv. All parking areas, including parking spaces and aisles, shall be required to
achieve at least 30% tree canopy cover at maturity directly above the parking
area in accordance with the parking lot tree canopy standards in the Urban
Forestry Manual.
The proposal includes screening of the parking lot from abutting rights-of-way, SW 92nd Avenue and SW
Durham Road, to the north and west,. The screening areas varies from eight feet to 16 feet in width. The
screening areas are planted with trees (Oregon white Oaks and October Glory Maples), four-foot shrubs
(English Laurel and Heavenly Bamboo), and native groundcover (Kinnikinnick).
Trees planted adjacent to the parking lot will provide more than 30 percent of canopy cover over the
parking lot at maturity. There are two parking lot area; the north parking lot, which is located along SW
Durham Road near the entrance, and the northwest parking lot located east of the school buildings. Both
parking lots total 110,502 square feet, and provided tree canopy at maturity will be 61,316 square feet; this
is equal to 55 percent of canopy cover. Although the canopy requirements are met, the proposed parking
lot trees in the southern landscape islands do not meet the spacing requirements for large stature trees.
Prior to site work, the applicant shall submit revised plans showing that the proposed parking lot trees
(Trees # 347-351 and 362-365) in the southern landscape islands meet the planting standards. This
standard is not met, but can be through a condition of approval.
2. Screening Of Service Facilities. Except for one-family and two-family dwellings, any
refuse container or disposal area and service facilities such as gas meters and air
conditioners which would otherwise be visible from a public street, customer or
resident parking area, any public facility or any residential area shall be screened from
view by placement of a solid wood fence or masonry wall between five and eight feet in
height. All refuse materials shall be contained within the screened area;
Details of location and screening of the mechanical and service facilities were not provided. Prior to site
work, the applicant will provide plans showing screening of any ground or rooftop mechanical
equipment. This criterion is not met but can be met through a condition of approval.
4. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse
container or refuse collection area which would be visible from a public street, parking
lot, residential or commercial area, or any public facility such as a school or park shall
be screened or enclosed from view by placement of a solid wood fence, masonry wall or
evergreen hedge. All refuse shall be contained within the screened area.
Details of screening the refuse container or collection area were not provided. Prior to site work, the
applicant provide plans showing screening of proposed refuse containers and collection areas. This
TIGARD HIGH SCHOOL RENOVATION PAGE 29 OF 52 NOTICE OF FINAL ORDER
criterion is not met but can be met through a condition of approval.
FINDING: Based on the analysis above, the landscaping and screening standards have not been
fully met but can be through conditions of approval.
18.755 Mixed Solid Waste and Recyclable Storage
18.755.010 Purpose and Applicability
A. Purpose. The purpose of this chapter is to ensure that certain new construction
incorporates functional and adequate space for on-site storage and efficient collection of
mixed solid waste and source-separated recyclable materials prior to pick-up and removal
by haulers.
B. Applicability. The mixed solid waste and source separated recyclable storage standards
shall apply to new multi-unit residential buildings containing five or more units and
nonresidential construction that are subject to full site plan or design review; and are
located within urban zones that allow, outright or by condition, for such uses.
The proposed development is nonresidential and subject to a conditional use permit. Therefore, this
section applies.
18.755.040 Methods of Demonstrating Compliance
A. Alternative methods of compliance. An applicant shall choose one of the following four
methods to demonstrate compliance:
1. Minimum standards;
2. Waste assessment;
3. Comprehensive recycling plan; or
4. Franchised hauler review and sign-off.
The applicant has chosen to use the franchised hauler review method to demonstrate compliance. A
service provider letter from Pride Disposal, dated October 30, 2017, was provided.
F. Franchised hauler review method.
1. Applicability. The franchised hauler review method is only available in jurisdictions
with franchise collection service areas because there is certainty as to which hauler will
actually provide service to the proposed development, once it is constructed;
2. Description of method. This method provides for coordinated review of the proposed
site plan by the franchised hauler serving the subject property;
3. Typical application of method. This method is to be used when there are unique
conditions associated with the site, use or waste stream that make compliance with any
of the other three methods infeasible. The objective of this method is to match a
specific hauler program (e.g., types of equipment, frequency of collection) to the
unique characteristic(s) of the site or development. The following constitute unique
conditions:
a. Use of either of the three other methods of compliance would interfere with the use
of the proposed development by reducing the productive space of the proposed
development, or make it impossible to comply with the minimum off-street parking
requirements of the underlying zone;
b. The site is of an irregular shape or possesses steep slopes that do not allow for
access by collection vehicles typically used by the franchised hauler to serve uses
TIGARD HIGH SCHOOL RENOVATION PAGE 30 OF 52 NOTICE OF FINAL ORDER
similar in size and scope to the proposed use;
c. The proposed use will generate unique wastes that can be stacked, folded or easily
consolidated without the need for specialized equipment, such as a compactor, and
can therefore be stored in less space than is required by subsection C.5.b of this
section.
4. Application requirements and review procedure. The applicant shall work with the
franchised hauler to develop a plan for storage and collection of source-separated
recyclable and mixed solid waste expected to be generated from the new building. A
narrative describing how the proposed site meets one or more of the unique site
conditions described above plus site and building plans showing the size and location
of storage area(s) required to accommodate anticipated volumes shall be submitted for
site development review, as governed by Chapter 18.360. Additionally, a letter from the
franchised hauler shall be submitted at the same time that describes the level of service
to be provided by the hauler, including any special equipment
Pride Disposal Company is the hauler that will provide service to the proposed development. The
applicant selected the franchised hauler review method. The project team submitted a preliminary site plan
showing the location and size of the trash and recycle collection areas to Pride Disposal Company. A letter
from Pride Disposal dated October 30, 2017, stated that based on the provided site plans there will be
adequate space to service all existing and proposed locations. This standard is met.
FINDING: Based on the analysis above, the mixed solid waste and recyclable storage standards
have been fully met.
18.765 Off-Street Parking and Loading
18.765.030 General Provisions
B. Location of vehicle parking. The location of off-street parking will be as follows:
1. Off-street parking spaces for single-family and duplex dwellings and single-family
attached dwellings shall be located on the same lot with the dwellings.
2. Off-street parking lots for uses not listed above shall be located not further than 200
feet from the building or use that they are required to serve, measured in a straight line
from the building with the following exceptions: a) commercial and industrial uses
which require more than 40 parking spaces may provide for the spaces in excess of the
required first 40 spaces up to a distance of 300 feet from the primary site; The 40
parking spaces which remain on the primary site must be available for users in the
following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3)
Long-term preferential carpool and vanpool spaces; 4) Long-term spaces.
The parking lot on the site is located adjacent to the school buildings. This standard is met.
F. Preferential Long-Term Carpool/Vanpool Parking. Parking lots providing in excess of 20
long-term parking spaces shall provide preferential long-term carpool and vanpool parking
for employees, students and other regular visitors to the site. At least 5% of total long-term
parking spaces shall be reserved for carpool/vanpool use. Preferential parking for
carpools/vanpools shall be closer to the main entrances of the building than any other
employee or student parking except parking spaces designated for use by the disabled.
Preferential carpool/vanpool spaces shall be full-sized per requirements in Section
18.765.040N and shall be clearly designated for use only by carpools and vanpools between
TIGARD HIGH SCHOOL RENOVATION PAGE 31 OF 52 NOTICE OF FINAL ORDER
7:00 AM and 5:30 PM Monday through Friday.
The proposal does not have any long term parking spaces; therefore, this standard does not apply.
G. Disabled-Accessible Parking. All parking areas shall be provided with the required number of
parking spaces for disabled persons as specified by the State of Oregon Uniform Building
Code and federal standards. Such parking spaces shall be sized, signed and marked as
required by these regulations.
For parking lots with 400-500 spaces, nine accessible parking spaces are required. Sheet C2.0 shows 16
surface spaces. The space will be marked and signed as required by these regulations. A striped crosswalk
leading from the accessible parking space to the front entry provides a measure of safety while crossing the
drive aisles. This standard is met.
18.765.040 General Design Standards
B. Access drives. With regard to access to public streets from off-street parking:
1. Access drives from the street to off-street parking or loading areas shall be designed
and constructed to facilitate the flow of traffic and provide maximum safety for
pedestrian and vehicular traffic on the site;
2. The number and size of access drives shall be in accordance with the requirements of
Chapter 18.705, Access, Egress and Circulation;
3. Access drives shall be clearly and permanently marked and defined through use of
rails, fences, walls or other barriers or markers on frontage not occupied by service
drives;
4. Access drives shall have a minimum vision clearance in accordance with Chapter
18.795, Visual Clearance;
5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface.
Any pervious paving surface must be designed and maintained to remain well-drained;
and
6. Excluding single-family and duplex residences, except as provided by Section
18.810.030.P, groups of two or more parking spaces shall be served by a service drive so
that no backing movements or other maneuvering within a street or other public right-
of-way will be required.
The proposed access drives meet the requirements of Chapter 18.705, are clearly marked and defined, and
designed to facilitate the traffic circulation and provide maximum safety for pedestrian and vehicular
traffic on the site. Accessways will be maintained to provide clear visual clearance areas. This standard is
met.
C. Loading/unloading driveways. A driveway designed for continuous forward flow of
passenger vehicles for the purpose of loading and unloading passengers shall be located
on the site of any school or other meeting place which is designed to accommodate more
than 25 people at one time.
Loading and unloading areas are proposed at the access drives near both of the school entrances. This
standard is met.
F. Pedestrian Access. Pedestrian access through parking lots shall be provided in accordance
TIGARD HIGH SCHOOL RENOVATION PAGE 32 OF 52 NOTICE OF FINAL ORDER
with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade
separation, the property owner shall install a wall, railing, or other barrier which will
prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will
prevent pedestrians from walking over drop-off edges.
The applicant’s site plan shows that the proposed pedestrian access is provided in accordance with Section
18.705.030.F. There are no drop-off grade separated areas within the parking area. Therefore, this
standard is met.
I. Parking lot striping.
1. Except for single-family and duplex residences, any area intended to be used to meet
the off street parking requirements as contained in this chapter shall have all parking
spaces clearly marked; and
2. All interior drives and access aisles shall be clearly marked and signed to show
direction of flow and maintain vehicular and pedestrian safety.
The applicant’s site plan shows that parking spaces will be clearly marked with striping. This standard is
met.
J. Wheel Stops. Parking spaces along the boundaries of a parking lot or adjacent to interior
landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high
located three feet back from the front of the parking stall. The front three feet of the
parking stall may be concrete, asphalt or low lying landscape material that does not exceed
the height of the wheel stop. This area cannot be calculated to meet landscaping or
sidewalk requirements.
The applicant’s site plan does not show any wheel stops. Wheel stops are only required to be provided in
the following locations:
o Internal parking stalls adjacent to a six-foot landscaping strip (the areas with the LIDA facilities
do not need to provide wheel stops because the island is wider);
o Parking spaces fronting SW 92nd Avenue, north of the first driveway; and
o Diagonal parking spaces fronting SW Durham Road.
The applicant may also revise the plans to show wider landscape planters in lieu of wheel stops. Prior to
site work, the applicant shall submit either a revised plan showing wheel stops, a revised plan showing
wider landscape planters, or a combination thereof. This standard is not met, but can be through a
condition of approval.
N. Space and Aisle Dimensions. No more than 50% of the required spaces may be compact
spaces.
1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum
dimensions for parking spaces are:
a. 8.5’ x 18.5’ for a standard space;
b. 7.5’ x 16.5’ for a compact space; and
c. As required by applicable State of Oregon and federal standards for designated
disabled person parking spaces;
d. The width of each parking space includes a stripe which separates each space.
2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be
24 feet in width;
TIGARD HIGH SCHOOL RENOVATION PAGE 33 OF 52 NOTICE OF FINAL ORDER
3. Minimum standards for a standard parking stall’s length and width, aisle width, and
maneuvering space shall be determined as noted in Figure 18.765.2.
According to the applicant’s site plan, the parking lot space and isle dimensions meet the applicable design
standards. There are 138 compact spaces proposed, which is less than 50 percent of the required spaces.
This standard is met.
18.765.050 Bicycle Parking Location and Access.
A. Location and access. With regard to the location and access to bicycle parking:
1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances
to structures;
2. Bicycle parking areas shall not be located within parking aisles, landscape areas or
pedestrian ways;
3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When
the bicycle parking area is not visible from the street, directional signs shall be used to
located the parking area;
4. Bicycle parking may be located inside a building on a floor which has an outdoor
entrance open for use and floor location which does not require the bicyclist to use
stairs to gain access to the space. Exceptions may be made to the latter requirement for
parking on upper stories within a multi-story residential building.
B. Covered parking spaces.
1. When possible, bicycle parking facilities should be provided under cover.
2. Required bicycle parking for uses served by a parking structure must provide for
covered bicycle parking unless the structure will be more than 100 feet from the
primary entrance to the building, in which case, the uncovered bicycle parking may be
provided closer to the building entrance.
As shown on Sheet C2.00, the proposed bicycle parking areas are located within 50 feet of the primary
building entrances. The covered bicycle parking locations include: east of the new main entrance facing
SW Durham Road; under the canopy along the north classroom wing near the west bus entrance on SW
Durham Road; under the stairs and canopy on the west end of the north classroom wing; under the
canopy near the northwest corner of the existing gym; and under the canopy by the new athletic entrance
in the proposed sports plaza. Proposed uncovered bicycle parking locations include: along the existing
building facing SW Durham Road; to the east of the new addition; and just outside of the new canopy on
the west end of the north classroom wing. Additionally, 32 existing covered bicycle parking spaces shall
remain under the covered walkway next to the auditorium and existing cafeteria. The proposed and
existing spaces are not within parking or landscape areas and are visible from the buildings and the street.
This standard is met.
C. Design requirements. The following design requirements apply to the installation of
bicycle racks:
1. The racks required for required bicycle parking spaces shall ensure that bicycles may
be securely locked to them without undue inconvenience. Provision of bicycle lockers
for longterm (employee) parking is encouraged but not required;
2. Bicycle racks must be securely anchored to the ground, wall or other structure;
3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and,
when covered, with a vertical clearance of seven feet. An access aisle at least five feet
wide shall be provided and maintained beside or between each row of bicycle parking;
TIGARD HIGH SCHOOL RENOVATION PAGE 34 OF 52 NOTICE OF FINAL ORDER
4. Each required bicycle parking space must be accessible without moving another
bicycle;
5. Required bicycle parking spaces may not be rented or leased except where required
motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are
exempt from this requirement;
6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking
only.
D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material,
i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This
surface must be designed and maintained to remain well-drained.
Details of the bicycle parking was not submitted. According to the applicant’s narrative and elevation
drawings, it appears that the racks that will be placed underneath the building overhang will provide
sufficient vertical clearance. Sheet C2.01 shows that each space will be three feet by six feet, with five feet
between each row of parking. It is anticipated that the racks will be securely anchored to the concrete
ground. Prior to site work, the applicant will submit details on the type of bicycle parking used and how they
will be attached to the ground.
E. Minimum bicycle parking requirements. The total number of required bicycle parking
spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall
there be less than two bicycle parking spaces. Single-family residences and duplexes are
excluded from the bicycle parking requirements. The director may reduce the number of
required bicycle parking spaces by means of an adjustment to be reviewed through a Type
II procedure, as governed by Section 18.390.040, using approval criteria contained in
Section 18.370.020.C.5.e.
Table 18.765.2 states that the minimum bicycle parking requirement for a high school is six spaces for every
classroom. The school has 64 classrooms; therefore, 384 bicycle parking spaces are required. The
applicant has request an adjustment to this requirement and is proposing 110 bicycle parking spaces. The
total number of students enrolled at Tigard High School for the 2017/2018 school year is approximately
2,015 students. Based on a transportation survey conducted in March 2017, it is anticipated. that
approximately 10 percent of the students at the school will continue to utilize the school bus for
transportation, with 81 percent to be picked-up/dropped off by a guardian and 8 percent walking. The
anticipated modal split for bicycles is approximately 1 percent, which equates to approximately 20
students.
Since most of the transportation demand is met through either the school bus or through private vehicle,
the demand for bicycle parking is significantly diminished. Therefore, 110 bicycle parking spaces are
expected to be sufficient to meet parking demands for the proposed use. This standard is met.
18.765.070 Minimum and Maximum Off-Street Parking Requirements
H. Specific requirements. See Table 18.765.2.
Table 18.765.2 states that the minimum parking requirement for a high school is one space for every five
students or staff; therefore, 423 spaces are required based on a total of 2,115 students and staff. A total of
495 spaces are proposed. This standard is met.
18.765.080 Off-Street Loading Requirements
A. Commercial, industrial and institutional buildings or structures to be built or altered which
TIGARD HIGH SCHOOL RENOVATION PAGE 35 OF 52 NOTICE OF FINAL ORDER
receive and distribute material or merchandise by truck shall provide and maintain off-street
loading and maneuvering space as follows:
1. A minimum of one loading space is required for buildings with 10,000 gross square feet
or more;
2. A minimum of two loading spaces for buildings with 40,000 gross square feet or more.
The building is larger than 40,000 gross square feet, two loading spaces are required. The applicant
proposes to provide two loading spaces. This standard is met.
B. Off-street loading dimensions.
1. Each loading berth shall be approved by the city engineer as to design and location.
2. Each loading space shall have sufficient area for turning and maneuvering of vehicles
on the site. At a minimum, the maneuvering length shall not be less than twice the
overall length of the longest vehicle using the facility site.
3. Entrances and exits for the loading areas shall be provided at locations approved by the
city engineer in accordance with Chapter 18.710.
4. Screening for off-street loading facilities is required and shall be the same as screening
for parking lots in accordance with Chapter 18.745.
The proposal includes two loading spaces. There is an existing loading area located at the eastern side of
the campus buildings, but will only be used for occasional loading. The proposed loading area is located at
the western side of the campus buildings and is intended for the majority of loading activities. This new
loading area includes two loading spaces that are 12 feet wide and 55 feet long. This new loading area has
been designed to insure adequacy of space dimensions for delivery vehicles, appropriate locations relative
to parking aisles and access points, and also adequate space for maneuvering relative to parking aisle
widths. The proposed on-site screening for the parking lot, as well as on-site development, will provide
adequate screening for the new loading area from street view. This standard is met.
FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully
met, but can be through conditions of approval.
18.780 Signs
Requires that a permit be issued for any sign that is erected, re-erected, constructed, structurally
altered, or relocated within the City Limits.
No new signage is proposed. This chapter does not apply.
FINDING: Signage is not being proposed, this chapter does not apply.
18.790 Urban Forestry Plan
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;
TIGARD HIGH SCHOOL RENOVATION PAGE 36 OF 52 NOTICE OF FINAL ORDER
The urban forestry plan has been prepared by Becky Strickler, PLA, a registered landscape architect in the
State of Oregon. This standard is met.
2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual
(UFM);
A tree preservation and removal plan was submitted identifying 40 trees out of 270 proposed for removal.
The applicant submitted a letter requesting that they would like to also preserve Tree #9, which is
currently proposed for removal. With this revision, a total of 39 trees are proposed for removal. Prior to
site work, the applicant shall submit a revised tree preservation and removal plan showing Tree # 9 as
preserved and the approval signature block signed by the project landscape architect. The tree
preservation and removal standards are not fully met, but can be through a condition of approval.
3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and
A tree canopy site plan was provided that identifies the canopy of all proposed trees. According to the
supplemental report, the existing soils on-site are considered to be adequate for tree planting, growth and
vitality. The applicant does not meet the effective tree canopy requirements, however, has requested the
Discretionary Urban Forestry Review Option. Prior to site work, the applicant shall submit a revised tree
canopy site plan with the approval signature block signed by the project landscape architect. The tree
canopy site plan standards are not fully met, but can be through a condition of approval.
4. Meet the supplemental report standards in the Urban Forestry Manual.
A supplemental report was prepared by the project landscape architect, Becky Strickler, PLA, a registered
landscape architect. The report includes the required inventory data for the existing open grown trees
(UFM Section 10, Part 3, and Subsection D) and one stand. The report includes a total of 251 existing
open grown trees, and one stand of trees (includes 19 trees). The reports identifies 40 trees for removal,
however, the applicant has requested to preserve Tree #9; therefore, with the revision 39 trees will be
removed and 212 open grown trees and one stand of trees will be preserved. Prior to site work, the
applicant shall submit a revised tree preservation and removal plan showing Tree # 9 as preserved and the
approval signature block signed by the project landscape architect.
The site is zoned R-4.5 and the proposed use is a school; therefore, the required effective tree canopy is 25
percent for the entire site, or 469,464 square feet of tree canopy. Through the planting of 104 trees,
preservation of 211 open grown trees and one stand of trees the effective canopy provided will be 358,452
square feet or 19.1 percent canopy. The canopy valuation is provided in the table below. The applicant
requested that tree #9 be preserved. Prior to site work, the applicant shall submit a revised tree
preservation and removal plan showing Tree # 9 as preserved. With this revision, 2,149 square feet of
existing tree canopy will be added, for a total of 79,558 square feet, or 360,601 square feet (19.2%) for the
entire site. The required canopy for the entire site is not met and the applicant has requested the
Discretionary Urban Forestry Review Option.
Number
of Trees
Double Canopy
Square Footage**
Total Canopy
Square Footage
Existing open grown trees (6”
or greater) 103 YES 77,406
Existing open grown trees
(less than 6”, counted as newly 108 NO 104,209
TIGARD HIGH SCHOOL RENOVATION PAGE 37 OF 52 NOTICE OF FINAL ORDER
planted)
Existing Stand 19 YES 43,786
Preservation of Tree #9 2,149
TOTAL 230 227,550
Newly Planted Trees 104 NO 133,051
TOTAL 334 360,601
Total Site Square Footage: 1,877,854 Total Percent of Canopy: 19.2%
Canopy Shortage: 108,863
** Double reflected in Total Canopy Square Footage column
B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent
effective tree canopy cover will not be provided through any combination of tree planting or
preservation for the overall development site (excluding streets) or that the 15% effective tree
canopy cover will not be provided through any combination of tree planting or preservation for
any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall
development site meets or exceeds the standard percent effective tree canopy cover), then the
applicant shall provide the city a tree canopy fee according to the methodology outlined in the
tree canopy fee calculation requirements in the Urban Forestry Manual.
The site does not meet the canopy requirements; however, the applicant has elected to use the
Discretionary Urban Forestry Review Option. Therefore, this standard does not apply.
18.790.040 Discretionary Urban Forestry Plan Review Option
A. General provisions. In lieu of providing payment of a tree canopy fee when less than the
standard effective tree canopy cover will be provided, an applicant may apply for a
discretionary urban forestry plan review. The discretionary urban forestry plan review cannot
be used to modify an already approved urban forestry plan, any tree preservation or tree
planting requirements established as part of another land use review approval, or any tree
preservation or tree planting requirements required by another chapter in this title.
The standard effective tree canopy cannot be provided for the subject site, and the applicant is applying
for this discretionary review option in lieu of providing payment of a tree canopy fee. The Supplemental
Report, the Tree Preservation and Removal Plan, and the Landscape Plan demonstrate that the overall
development site does not meet the 25 percent of effective tree canopy cover. Based on the size of the
site, the required tree canopy is 469,464 square feet. The proposed tree canopy is 360,601, or 19.2 percent
of site area. The overall shortfall is 108,863 square feet, or 5.8 percent.
B. Application procedures. Discretionary urban forestry plan reviews shall be processed through
a Type III procedure using approval criteria contained in subsection C of this section. When a
discretionary urban forestry plan review is submitted for concurrent Type III land use review
with one of the land use review types listed in Section 18.790.020, the review body will be the
one designated for the land use review type listed in Section 18.790.020. If the discretionary
urban forestry plan review is not concurrent with any other Type III land use review, then the
review body shall be the hearings officer.
TIGARD HIGH SCHOOL RENOVATION PAGE 38 OF 52 NOTICE OF FINAL ORDER
The applicant is proposing this Discretionary Urban Forestry Plan review as part of a concurrent Type III
land use application (case file PDR2017-00003/CUP2017-00006/ADJ2017-00020). The Planned
Development (PDR2017-00003) and Conditional Use (CUP2017-00006) are both listed in Section
18.790.020, therefore, the review body for the proposed discretionary urban forestry plan review shall be
the Planning Commission.
C. Approval criteria. A discretionary urban forestry plan review application will be approved if the
review body finds that the applicant has shown that all of the applicable approval criteria are
met:
1. The applicant has demonstrated that the proposed plan will equally or better replace the
environmental functions and values that would otherwise be provided through payment of
a tree canopy fee in lieu of tree planting or preservation. Preference shall be given to
projects that will receive certifications by third parties for various combinations of
proposed alternatives such as:
a. Techniques that minimize hydrological impacts beyond regulatory requirements such
as those detailed in Clean Water Services Low Impact Development Approaches
(LIDA) Handbook, including, but not limited to, porous pavement, green roofs,
infiltration planters/rain gardens, flow through planters, LIDA swales, vegetated filter
strips, vegetated swales, extended dry basins and constructed water quality wetlands;
The proposal includes filter cartridge systems to address base-level CWS stormwater treatment
requirements. Additionally, LIDA approaches will be pursued to the maximum extent feasible within the
site. These facilities include flow-through planters that treat large areas of the proposed parking areas, roof
runoff to the north and west of the school, the public right-of-way on SW 92nd Avenue and SW Durham
Road, and inside the courtyard. Filter strips will treat the public right-of-way improvements along SW
Durham Road. The new LIDA facilities are proposed to treat approximately 70,000 square feet of
impervious area. These LIDA facilities will follow CWS design criteria, and will function as pre-treatment
of stormwater with the water quality treatment being conducted by Contech StormFilter systems. These
StormFilter systems are an approved proprietary treatment method for CWS.
These techniques will also have positive effects on nearby aquatic wildlife habitat. The LIDA approach
reduces the amount of stormwater reaching surface water systems (e.g. streams and rivers). By slowing the
volume and speed of stormwater runoff, these techniques reduce the influx of oil, bacteria, sediments,
metals, hydrocarbons, and other nutrients from impervious surfaces into local surface waters. LIDA
techniques help to slow surface runoff thereby maintaining natural stream channel functions and
encouraging groundwater recharge.
b. Techniques that minimize reliance on fossil fuels and production of greenhouse gases
beyond regulatory requirements through the use of energy efficient building
technologies and onsite energy production technologies; and
The applicant has registered the project with the Energy Trust of Oregon (ETO) and the ETO will qualify
as a third party reviewer of various combinations of proposed alternatives for energy efficient building
technologies. The requirements of the ETO set a high level of standards for energy efficiency. As a
building registered with the ETO, the proposed renovation and new building will be a high -performance
energy efficient building that will perform at a significantly higher level than standard buildings.
TIGARD HIGH SCHOOL RENOVATION PAGE 39 OF 52 NOTICE OF FINAL ORDER
A proposed energy model was built based on the Design Deve lopment Drawings, incorporating the
following energy efficiency measures:
o Efficient Variable Air Volume (VAV) air handling units with DX cooling coils and hot water
heating for multizone and single zone units, RTU-1 thru 11.
o Efficient 100% VAV outdoor air units with DX cooling coils and hot water heating for Locker
rooms and Ceramics Classroom, OSA 1-2.
o Efficient 100% VAV makeup air units for Kitchen, KLN room, and Autoshop, MUA 1 thru 3.
o High-performance envelope.
o LED lighting system and enhanced lighting control system.
o Plug load management via occupancy controlled power outlets and occupants’ behavioral
changes.
o Reduced water consumption due to low flow fixtures.
To determine the energy savings, the proposed model is compared to a baseline model that is based on the
SEED Appendix L Modeling Guidelines and 2014 Oregon Energy Code. Most the savings come from the
proposed lighting, heating, and fan energy. Proposed Lighting Power Densities (LPDs) are roughly 50
percent lower than 2014 Oregon Energy Code. VAV system reduces outdoor air flow based on the
internal load fluctuations; consequently, it saves heating and cooling energy compared to the baseline’s
CAV systems (RTU-4, RTU-7 thru 10, OSA-1&2, MUA-1 thru 3), which are required to bring excessive
outdoor air to a comfortable temperature range. The proposed DX cooling coils are more efficient than
baseline cooling coils. In addition, the proposed VAV fans are more energy efficient than the baseline’s
fans. The applicant submitted an Energy Report prepared on January 15, 218 by Glumac..
c. Techniques that preserve and enhance wildlife habitat beyond regulatory
requirements, including, but not limited to, the use of native plant species in landscape
design, removal of invasive plant species and restoration of native habitat and
preservation of habitat through the use of conservation easements or other protective
instruments.
The applicant proposes to use native plant species as part of proposed landscaping for the site. The
landscape plan shows several native trees, including Pacific Dogwoods, Big-Leaf Maples, Ponderosa Pines,
Oregon White Oaks, and Grand Firs. Several of the proposed vegetation is also native, including: Blue
Sapphire Ceanothus, Pacific Wax Myrtle, Sworn Fern, Coast Strawberry and Emerald Carpet Kinnikinnick.
In addition, all invasive species on the site shall be removed, with associated restoration and replanting, as
appropriate.
Planting and maintaining native vegetation at the site will enhance the site’s functionality as wildlife habitat.
Native plants naturally occur in the region and are adapted to local soils and climate conditions. Native
trees currently present at the site would remain in place to continue providing valuable nesting, foraging,
rearing, and cover for native birds, insects, and other wildlife. The removal of non-native vegetation (e.g.
Himalayan blackberry, English ivy) would allow for replanting with beneficial species that would provide
biologically appropriate food and nesting resources to native wildlife.
FINDING: Based on the analysis above of subsections 18.790.040..C.1.a through .c, the applicant has
demonstrated that the proposed plan will equally or better replace the environmental
functions and values that would otherwise be provided through payment of a tree canopy
fee in lieu of tree planting or preservation. The project is applying to receive certifications
TIGARD HIGH SCHOOL RENOVATION PAGE 40 OF 52 NOTICE OF FINAL ORDER
by a third party for proposed energy efficiency alternatives. These criteria are met.
18.790.060 Urban Forestry Plan Implementation
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 the previously
approved urban forestry plan shall be guaranteed and required according to the tree
establishment requirements in Section 11, part 2 of the Urban Forestry Manual.
Section 11, Part 2 of the Urban Forestry Manual states that prior to any ground disturbance work, the
applicant shall provide a tree establishment bond for newly planted trees. This can be met through a
condition of approval.
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 Section 18.790.030.A.3) and
supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan.
Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the
applicant shall provide a fee to cover the city’s cost of collecting and processing the inventory data for the
entire urban forestry plan. This can be met through a condition of approval.
FINDING: Based on the analysis above, the applicable urban forestry standards have not been fully
met but can be as conditioned.
18.795 Visual Clearance Areas
18.795.030 Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained
on the corners of all property adjacent to the intersection of two streets, a street and a railroad,
or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence,
wall structure or temporary or permanent obstruction (except for an occasional utility pole or
tree), exceeding three feet in height, measured from the top of the curb, or where no curb
exists, from the street center line grade, except that trees exceeding this height may be located
in this area, provided all branches below eight feet are removed.
The visual clearance requirements are met for all driveway access points on SW 92nd Ave and SW Durham
Road. The clear vision areas are shown on Sheet L2.00 and a Preliminary Sight Distance Certification Letter
was submitted indicating sufficient site distance as well. This standard is met.
FINDING: Based on the analysis above, the visual clearance area standard is met.
18.810 Street and Utility Improvements Standards
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:
TIGARD HIGH SCHOOL RENOVATION PAGE 41 OF 52 NOTICE OF FINAL ORDER
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a
public street
2. No development shall occur unless streets within the development meet the standards of
this chapter
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if the
adjacent street does not meet the standards but half-street improvements meeting the
standards of this title are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall meet
the standards of this chapter.
5. If the city could and would otherwise require the applicant to provide street improvements,
the city engineer may accept a future improvements guarantee in lieu of street improvements
if one or more of the following condition exist:
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorist or pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that
street improvements would be extended in the foreseeable future and the
improvement associated with the project under review does not, by itself, provide a
significant improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and proposed land partition does not create any new streets; or
f. Additional planning work is required to define the appropriate design standards for
the street and the application is for a project which would contribute only a minor
portion of the anticipated future traffic on the street.
The proposed development has frontage and approved access to SW 92nd Avenue and SW Durham Road.
These are public streets. The proposed development does not propose any new public street within the
site.
The applicant’s site plans and narrative indicate that the frontage along SW 92nd Avenue and SW Durham
Road will be improved.
The improvements on SW 92nd Avenue will include new curb, bike lane, sidewalk, planter and street trees,
driveway approaches and intersection ADA ramp. Due to the existing exclusive right turn lane, a six-foot
right of way dedication is also required in order to accommodate the proposed street improvement on SW
92nd Avenue at this location.
Due to the parking screening and parking space’s requirements, the applicant is requesting an adjustment
to the SW 92nd Avenue street cross section standard to place the planter behind the sidewalk and in an
easement instead of the right of way where additional right of way dedication will be required.
The improvement on SW Durham Road will be limited to new sidewalk, driveway approaches, and storm
water quality. No additional right of way dedication is required. The applicant is also requesting an
adjustment to the driveway spacing standard to leave the driveway spacing nonconforming.
TIGARD HIGH SCHOOL RENOVATION PAGE 42 OF 52 NOTICE OF FINAL ORDER
The applicant’s site plans and narrative indicates that street improvements along the proposed development
frontage will be provided. Neither a partial improvement nor a guarantee in lieu of street improvement is
proposed. This standard is met.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created
through the approval of a final subdivision plat or major partition; however, the council may
approve the creation of a street by acceptance of a deed, provided that such street is deemed
essential by the council for the purpose of general traffic condition.
1. The council may approve the creation of a street by deed of dedication without full
compliance with the regulations applicable to subdivisions or major partitions if any one
or more of the following conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential for the
purpose of general traffic circulation, and partitioning or subdivision of land has an
incidental effect rather than being the primary objective in establishing the road or
street for public use; or
b. The tract in which the road or street is to be dedicated is an isolated ownership of one
acre or less and such dedication is recommended by the commission to the council
based on a finding that the proposal is not an attempt to evade the provisions of this
title governing the control of subdivisions or major partitions.
c. The street is located within the downtown mixed use central business district and has
been identified on Figure 5-14A through 5-14L of the City of Tigard 2035
Transportation System Plan as a required connectivity improvement.
The narrative and site plans indicate that the creation of new right-of-way is not proposed or deemed
necessary. However, the applicant is going to dedicate an additional six feet along the proposed development
frontage on SW 92nd Avenue. The dedication will be recorded through deed of dedication. Dedication of
right-of-way will be recorded on a City form. This standard can be met through a condition of approval.
Prior to final building inspection, the deed dedication of right of way shall be recorded.
2. With each application for approval of a road or street right-of-way not in full compliance
with the regulations applicable to the standards, the proposed dedication shall be made a
condition of subdivision and major partition approval.
a. The applicant shall submit such additional and justification as may be necessary to
enable the commission in its review to determine whether or not a recommendation
for approval by the council shall be made.
b. The recommendation, if any, shall be based upon a finding that the proposal is not in
conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the council
may attach conditions which area necessary to preserve the standards of this title.
The proposed development is not a subdivision or partition. This standard is not applicable.
3. All deeds of dedication shall be in a form prescribed by the city and shall name “the
public” as grantee.
The site plans indicate that an additional six feet along the proposed development frontage on SW 92nd
Avenue will be dedicated to the City of Tigard. This standard is met.
TIGARD HIGH SCHOOL RENOVATION PAGE 43 OF 52 NOTICE OF FINAL ORDER
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are less
than standard width, additional rights-of-way shall be provided at the time of subdivision or
development.
The site plans indicate that an additional six feet along the proposed development on SW 92nd Avenue will
be dedicated to the City. The current right-of-way of the streets adjacent to the proposed development is
at the appropriate width to accommodate travel and bike lanes, curb, sidewalk. Planters will be behind the
sidewalk within an easement. This standard is met.
K. Partial street improvements. Partial street improvements resulting in a pavement width of
less than 20 feet, while generally not acceptable, may be approved where essential to
reasonable development when in conformity with the other requirements of these regulations,
and when it will be practical to require the improvement of the other half when adjoining
property developed.
No partial street improvement is proposed. The adjacent streets to the proposed development will have
more than 20 feet of pavement width to accommodate two or more travel lanes and bike lanes. This
standard is met.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle
ramps and driveway approaches shall be constructed in accordance with standards specified in this
chapter and Section 15.04.080, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer
approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration
standards.
Curbs, curb cuts, ramps, and driveway approaches are shown on the submitted site plans and shall comply
with the City’s Design and Construction Standards.
Y. Streetlight standards. Streetlights shall be installed in accordance with regulations
adopted by the city’s direction.
Prior to commencement of site improvements, the applicant shall provide Engineering Division a
photometric analysis of the proposed development frontage on SW 92nd Avenue and SW Durham Road
for review and approval. Photometric analysis will follow the recommended values and requirements per
ANSI/IESNA. New streetlights are required based on the photometric analysis. If required, the
Applicant shall submit plan showing the location of streetlights to Engineering for review and approval.
Type and color of pole and light fixture shall also be included on the plan for review and approval. This
standard is not met but can be met through a condition of approval.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
Street signs are already in place. However, the Applicant shall provide additional signs as required by the
Manual on Uniform Traffic Control Devices (MUTCD).
CC. Traffic study.
1. A traffic study shall be required for all new or expanded uses or developments under any of the
TIGARD HIGH SCHOOL RENOVATION PAGE 44 OF 52 NOTICE OF FINAL ORDER
following circumstances:
a. When they generate a 10% or greater increase in existing traffic to high collision
intersections identified by Washington County.
b. Trip generations from development onto the city street at the point of access and the
existing ADT fall within the following range:
Existing ADT
0-3,000 vpd
3,001-6,000 vpd
>6,000 vpd
ADT to be added by development
2,000 vpd
1,000 vpd
500 vpd or more
c. If any of the following issues become evident to the city engineer:
i. High traffic volumes on the adjacent roadway that may affect movement into or out of
the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access
drive(s).
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or intersections is a
potential hazard.
v. The proposal requires a conditional use permit or involves a drive-through operation.
vi. The proposed development may result in excessive traffic volumes on adjacent local
streets.
2. In addition, a traffic study may be required for all new or expanded uses or developments
under any of the following circumstances:
a. When the site is within 500 feet of an ODOT facility; and/or
b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT
facility; and/or
c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility.
A Traffic Impact Study prepared by Kittleson & Associates, dated October 20, 2017, was submitted as
part of the Land Use Submittal package. The traffic report concluded that the proposed development can
be constructed while maintaining acceptable traffic operations and safety at the adjacent intersections and
site accesses. No significant improvement or mitigation in the public right of way is recommended or
deemed necessary. This standard is met.
18.810.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainage way, there shall be provided a
stormwater easement or drainage right-of-way conforming substantial with the lines of the
watercourse.
B. Utility Easements. A property owner proposing a development shall make arrangement
with the city, the applicable district, and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
city’s standard width for public main line utility easements shall be 15 feet unless otherwise
specified by the utility company, applicable district, or city engineer.
The applicant’s site plans indicate that a 16-foot PUE will be provided along the development frontages
on SW 92nd Avenue and SW Durham Road. This standard is not met but can be through a condition of
approval.
TIGARD HIGH SCHOOL RENOVATION PAGE 45 OF 52 NOTICE OF FINAL ORDER
Prior to final building inspection, a 16-foot PUE shall be required and recorded.
18.810.070 Sidewalks
A. All industrial streets and private streets shall have sidewalks meeting city standards along
at least one side of the street. All other streets shall have sidewalks meeting city standards
along both sides of the street. A development may be approved if an adjoining street has
sidewalks on the side adjoining the development, even if no sidewalk exists on the other
side of the street.
The applicant’s site plans and narrative indicate that sidewalks along the proposed development will be
provided; six-foot sidewalk on SW 92nd Avenue and eight-foot sidewalk on SW Durham Road. This
standard is met.
C. Planter strip requirements. A planter strip separation of at least five feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: There is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with utilities; there are significant
natural features (large trees, water features, significant habitat areas, etc.) that would be
destroyed if the sidewalk were located as required; or where there are existing structures in
close proximity to the street (15 feet or less) or where the standards in Table 18.810.1
specify otherwise. Additional consideration of exempting the planter strip requirement
may be given on a case-by-case basis if a property abuts more than one street frontage.
The applicant’s site plans indicate that the proposed sidewalk along the proposed development on SW 92nd
Avenue near the intersection of SW 92nd Avenue and SW Durham Road will be a six-foot curb tight sidewalk
and street trees are going to be planted behind the sidewalk. The street trees will be in a PUE. The applicant
is requesting an adjustment to the typical street cross section standard. This standard is met.
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in accordance with the provisions set forth in Design
and Construction Standards for Sanitary and Surface Water Management (as adopted by the
Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the
adopted policies of the comprehensive plan.
The applicant’s site plans indicate that there are existing public sanitary sewer mains located in the stree ts
adjacent to the school on SW 92nd Avenue, SW Durham Road, and SW 85th Avenue. Although the
narrative indicates that a new lateral is proposed to connect to the existing sanitary sewer main on SW 85th
Avenue, a site plan showing the proposed improvement was not submitted. With the exception of a new
service connection, no other sanitary sewer improvement in the public right of way is proposed or deemed
necessary.
No over-sizing sanitary sewer is proposed or deemed necessary.
18.810.100 Storm Drainage
A. General provisions. The director and city engineer shall issue a development permit only
where adequate provisions for stormwater and floodwater runoff have been made, and:
TIGARD HIGH SCHOOL RENOVATION PAGE 46 OF 52 NOTICE OF FINAL ORDER
1. The storm water drainage system shall be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
The Applicant’s site plans show that the existing public storm drainage and sanitary sewer systems are
separated and independent from one another. Although on-site storm drainage was shown on the site
plans, on-site sanitary sewer was not included in the submittal. No public storm drainage system is
proposed or deemed necessary.
The site plans show that on-site storm improvement is proposed. The improvement includes a
conveyance system and water quality treatment for both new and modified impervious areas. Run-off
from the new and modified impervious areas is collected by on-site catch basins and trench drains and
then conveyed to and treated in storm water facilities prior to discharging to the existing public storm
system on SW 92nd Avenue. Run-off from the site must be collected and treated on site before discharging
to the public storm system.
Surface water will not be carried across any intersection and allowed to flood any street. A grading plan
and on-site storm plan including rim and invert elevations were submitted showing contours associated
with proposed improvement. The site plans also included the proposed storm system and location of the
catch basins indicating how surface water drainage patterns will be after development. This standard is
met.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area, whether
inside or outside the development, and the city engineer shall approve the necessary size of
the facility, based on the provisions of Design and Construction Standards for Sanitary and
Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and
including any future revisions or amendments).
There is no upstream basin that flows across the subject site. This standard does not apply.
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional
runoff resulting from the development will overload an existing drainage facility, the director
and engineer shall withhold approval of the development until provisions have been made for
improvement of the potential condition or until provisions have been made for storage of
additional runoff caused by the development in accordance with the Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage
Agency in 1996 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the
Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation
that local governments institute a stormwater detention/effective impervious area reduction
program resulting in no net increase in storm peak flows up to the 25-year event. The City will
require that all new developments resulting in an increase of impervious surfaces provide onsite
detention facilities, unless the development is located adjacent to Fanno Creek. For those
developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge
without detention.
TIGARD HIGH SCHOOL RENOVATION PAGE 47 OF 52 NOTICE OF FINAL ORDER
The applicant’s submittal included the preliminary storm water report that indicates the run-off generated
from the proposed development will be collected, conveyed, treated, prior to discharging to the existing
public storm system on SW 92nd Avenue. Additionally, the run-off from the sidewalk on SW Durham
Road is collected and treated in the proposed landscape filter strip prior to the existing public storm
system on SW Durham Road.
The applicant’s site plans show that onsite storm improvement is proposed. The improvement includes
onsite conveyance system and water quality treatment for both new and modified impervious areas.
However, run-off from a large portion of the parking and driveway aisles adjacent to SW Durham Road
was not shown to be captured and treated prior to discharge to the public system. Run-off from the site
must be collected and treated on site before discharging to the public storm system.
Prior to commencing site improvements, submit a final storm drainage report and site plans as part of the
PFI Permit indicating on how run-off from new and modified impervious areas located on-site and off-site
will be collected, and treated to the Engineering Division for review and approval. The storm drainage
report shall be prepared and include a maintenance plan in accordance with CWS Design and
Construction Standards and the City of Tigard Design Guidelines.
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes and
where identified on the city’s adopted bicycle plan in the transportation system plan
(TSP). Bike lane requirements along collectors within the downtown urban renewal
district shall be determined by the city engineer unless specified in Table 18.810.1.
2. Developments adjoining proposed bikeways identified on the city’s adopted
pedestrian/bikeway plan shall include provisions for the future extension of such
bikeways through the dedication of easements or rights-of-way, provided such dedication
is directly related to and roughly proportional to the impact of the development.
3. Any new street improvement project shall include bicycle lanes as required in this
document and on the adopted bicycle plan.
Bike lanes exist and remain on both SW 92nd Avenue and SW Durham Road. This standard is met.
18.810.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities shall
be placed underground, except for surface mounted transformers, surface mounted
connection boxes and meter cabinets which may be placed above ground, temporary
utility service facilities during construction, high capacity electric lines operating at 50,000
volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in streets
by the developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
TIGARD HIGH SCHOOL RENOVATION PAGE 48 OF 52 NOTICE OF FINAL ORDER
The applicant’s narrative and site plans indicate that the existing power lines are across the street from the
development on SW 92nd Avenue. The narrative indicates that the Applicant is going to remove all
existing power crossings: two on SW 92nd Avenue and one on SW Durham Road. The narrative also
indicates all other utilities will be placed underground. This standard is met.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground
facilities, and:
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the city engineer for review and approval;
2. Care shall be taken in all cases to ensure that above ground equipment does not
obstruct vision clearance areas for vehicular traffic.
The applicant’s site plans show existing overhead utilities and location of both existing and proposed
onsite storm drainage and water systems. The site plans however do not provide notes indicating the
existing overhead power crossings will be eliminated.
A 16-foot PUE is proposed along the development site on both SW 92nd Avenue and SW Durham Road.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development is
proposed to take place on a street where existing utilities which are not underground
will serve the development and the approval authority determines that the cost and
technical difficulty of under-grounding the utilities outweighs the benefit of
undergrounding in conjunction with the development. The determination shall be on a
case-by-case basis. The most common, but not the only, such situation is a short
frontage development for which undergrounding would result in the placement of
additional poles, rather than the removal of above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground
and which are located across a public right-of-way from the applicant’s property shall
pay the fee in-lieu of undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to
existing utility lines. All new utility lines shall be placed underground.
D. Fee in-lieu of undergrounding.
1. The city engineer shall establish utility service areas in the city. All development which
occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities
if the development does not provide underground utilities, unless exempted by this
code.
2. The city engineer shall establish the fee by utility service area which shall be
determined based upon the estimated cost to underground utilities within each service
area. The total estimated cost for undergrounding in a service area shall be allocated
on a front-foot basis to each party within the service area. The fee due from any
developer shall be calculated based on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the
undergrounding of existing overhead utilities. The city engineer shall determine the
amount of the credit, after review of cost information submitted by the applicant with
the request for credit.
TIGARD HIGH SCHOOL RENOVATION PAGE 49 OF 52 NOTICE OF FINAL ORDER
4. The funds collected in each service area shall be used for undergrounding utilities
within the city at large. The city engineer shall prepare and maintain a list of proposed
undergrounding projects which may be funded with the fees collected by the city. The
list shall indicate the estimated timing and cost of each project. The list shall be
submitted to the city council for their review and approval annually.
The applicant’s narrative indicates an existing power line located across the street from the site on SW 92nd
Avenue. The applicant is going to eliminate two existing power crossings on SW 92nd Avenue and one on
SW Durham Road.
Although the narrative indicates that the applicant is not going to pay a fee in lieu of underground, the
language in 18.810.110.C.2 indicates that the fee in lieu of underground is required.
Prior to commencing site improvements, the applicant shall submit site plans as part of the PFI Permit
indicating that all existing power crossings on SW 92nd Avenue and SW Durham Road to be removed to
Engineering Division for review and approval.
Prior to commencing site improvements, the applicant shall pay a fee in lieu of undergrounding the
existing overhead utilities located across the street from the site on SW 92nd Avenue. The fee shall be
calculated by the frontage of the site that is parallel to the utility lines and will be calculated based on unit
price per lineal foot as indicates on the City Master Fee Schedule.
FINDING: Based on the analysis above, the street and utility improvements standards have not been
fully met but can be as conditioned.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Traffic Study:
A Transportation Assessment prepared by Kittleson and Associates, dated October 20, 2017, was
submitted as part of the Land Use Submittal package. The traffic letter concluded that the proposed
development will have adequate traffic circulation and safety at the campus driveways and adjacent
intersections.
Fire and Life Safety:
Emergency vehicle access, location of fire hydrants, fire flow, and building access shall be reviewed and
approved by TVF&R prior to commencement of site improvements. Fire hydrant located in the right-of-
way shall meet the City of Tigard Standards.
Public Water System:
The existing public water mains surrounding the proposed redevelopment are under the City of Tigard
jurisdiction.
The water system located on the east side of the development is currently without property line protection.
Prior to commencing site improvements, the Applicant shall submit site plans as part of the PFI Permit
showing a property line protection per the City of Tigard Design and Construction Standards. The
property line protection shall be constructed, completed, and/or satisfied prior to final building inspection.
TIGARD HIGH SCHOOL RENOVATION PAGE 50 OF 52 NOTICE OF FINAL ORDER
The existing proper line protection located on the west of the development is currently at a
nonconforming location. Prior to commencing site improvement, the applicant shall submit site plans as
part of the PFI Permit showing the property line protection to be relocated to the property line per the
City of Tigard Design and Construction Standards. The property line protection shall be relocated
accordingly prior to final building inspection. Alternatively, the applicant can request to provide the City
with a utility easement. If approved by the City Engineer, the easement shall be recorded prior to final
building inspection.
Prior to final building inspection, all proposed water improvements including but not limited to domestic
and fire systems and associated facilities shall be constructed, completed and/or satisfied.
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of
on-site water quality facilities. The facilities shall be designed 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.
All onsite storm water quality and detention facilities shall properly be maintained annually. The applicant
shall enter into a maintenance agreement with the City for the private water quality to be maintained by the
applicant as required by the City and as indicated in CWS Design and Construction Standards.
The applicant shall provide three years of maintenance on the water quality facilities located in the public
right of way. A maintenance bond shall be required and will be released upon the final acceptance of the
water quality facilities after the maintenance period.
Prior to commencing site improvements, the applicant shall obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans shall be submitted to the City of
Tigard for review. The city will forward plans to CWS after preliminary review.
Grading and Erosion Control:
Clean Water Services Design and Construction Standards also regulate erosion control to reduce the
amount of sediment and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, clearing, and any other activity that accelerates
erosion. In accordance with 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.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail
the provisions for surface drainage 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 portion of site drains away from a street and toward adjacent properties,
appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff away
from adjacent properties.
TIGARD HIGH SCHOOL RENOVATION PAGE 51 OF 52 NOTICE OF FINAL ORDER
The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740
and the Federal Clean Water Act.
A Draft Geotechnical Report prepared by GRI, dated July 13, 2017 was submitted. The applicant shall
submit the Final Geotechnical Report and incorporate the recommendations of the report into their
design.
SECTION VII. OTHER STAFF COMMENTS
The City of Tigard Police Department reviewed the proposal and has no objections to it.
The City of Tigard Development Engineering Division has reviewed the proposal and provided
findings which are included in the Access, Egress and Circulation section and Street and Utility
Improvements Standards section of this report. Recommended conditions are included in the conditions
of approval.
SECTION VIII. AGENCY COMMENTS
Department of Energy reviewed the proposal and has no objections to it.
Clean Water Services has reviewed the proposal and responded that a Storm Water Connection Permit
Authorization must be obtained. The proposal shall continue to comply with the conditions set forth in
the Service Provider Letter No. 17-003093, dated September 27, 2017. These items will be reviewed during
the city’s site permit and public facility permit review.
Tualatin Valley Fire and Rescue reviewed the proposal and stated that the proposal is required to meet
requirements for emergency vehicle access, location of fire hydrants, fire flow, and building access. These
shall be reviewed and approved by TVF&R prior to commencement of site improvements.
Attachments
Attachment 1: Vicinity Map
Attachment 2: Concept Plan
Attachment 3: Detailed Development Plan, Sheet C2.00
Attachment 4: Development Review Engineering Comments, February 28, 2018
SECTION IX. CONCLUSION
The City of Tigard Planning Commission has APPROVED, TIGARD HIGH SCHOOL, PLANNED
DEVELOPMENT CONCEPT AND DETAILED DEELOPMENT PLAN, PDR2017-00003,
CUP2017-00006, ADJ2017-00020, ADJ2018-00004, AND ADJ2018-00005.
IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE
PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER.
PASSED: THE 19th DAY OF MARCH, 2018 BY THE CITY OF TIGARD PLANNING
COMMISSION.
TIGARD HIGH SCHOOL RENOVATION PAGE 52 OF 52 NOTICE OF FINAL ORDER
BRIAN FEENEY, Planning Commission Vice President
Dated this day of March, 2018.
20
VICINITY MAP
PDR2017-00003
CUP2017-00006
ADJ2017-00020
ADJ2018-00003
ADJ2018-00004
Subject Site
Approx. Scale 1:8,000 - 1 in = 667 ft
Map printed at 03:37 PM on 12-Feb-18
Information on this map is for general location only and should be verified with
the Development Services Division.
DATA IS DERIVED FROM MULTIPLE SOURCES. THE CITY OF TIGARD
MAKES NO WARRANTY, REPRESENTATION OR GUARANTEE AS TO THE
CONTENT, ACCURACY, TIMELINESS OR COMPLETENESS OF ANY OF
THE DATA PROVIDED HEREIN. THE CITY OF TIGARD SHALL ASSUME NO
LIABILITY FOR ANY ERRORS, OMISSIONS, OR INACCURACIES IN THE
INFORMATION PROVIDED REGARDLESS OF HOW CAUSED.
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
503 639-4171
www.tigard-or.gov
Attachment 1
TIGARD
CAR CONNECTION POINTS
BUS CONNECTION POINTS
PARKING & VEHICULAR
CIRCULATION
BUILDING
PEDESTRIAN PATHS
PEDESTRIAN CONNECTION
POINTS
RECREATIONAL AREAS
TREES
LEGEND
EXISTING
SCHOOL
EXISTING
AUTOSHOP
EXISTING
FIELDS
EXISTING
FOOTBALL
FIELD
BUS & CAR
ENTRY/EXIT
BUS & CAR
ENTRY/EXIT
EXISTING
BASEBALL
FIELD
EXISTING
BASEBALL
FIELD
FIRE ROAD
NEW
SCHOOL
EXISTING
GYM
NEW
ENTRY
NEW
ENTRYNEW
CLASSROOM
WING
NEW
KITCHEN LOADING
& GARBAGE
EXISTING
CAFETERIA
EXISTING TIGARD
HIGH SCHOOL
SWIM CENTER
EXISTING
LOADING
PLAY
AREA
EXISTING
AUDITORIUM
SW DURHAM ROAD
SW 92ND AVENUELEGEND
TIGARD HIGH SCHOOL / DEC 8,2017
TIGARD HIGH SCHOOL CONCEPT PLAN /
LEGEND
Attachment 2
CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCVANSEE C2.03 - B. INTERIORCOURTYARDXXXX
XXD
GPGPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPSTPUJGPCOSTPJJSGP STPUUSSUSSTPTTSDDSDSDJWGPGPGPGPGPUSGPGPX XXDDDUSTPSTPSTPSTPSTPGPGPGPGPGPGPGPGPGPGPGPXXXXXXXXXXXXXOHW OHWOHWOHW
JFOFOFOFOFOTTTLSLSSW MILLEN DRIVE25'25'SW MARTHA STREET25'25'SW DURHAM ROADSW 88TH AVENUE25'25'45'50'
45'50'
SW 92ND AVENUEVARIES30'EDGE OF TRACK DBLEACHERSTSSCSSSSTPCOXXBIKE RACKBUMPBUMP6' CHAINLINK FENCEB
UM
P
BUMP12" CONCRETEWALL6" CONCRETEWALLUPPER BUILDING FACED
SDMH-1RIM: 182.54IE: 177.00 15" NIE IN: 178.15 8" EIE OUT: 177.00 15" SEX SDMH-4RIM: 182.23IE: 177.18 15" NIE IN: 173.18 8" EIE OUT: 173.16 15" SFPX X X XXXC2.02 - SITE PLAN - SOUTHC2.01 - SITE PLAN - NORTHWESTSEE C2.03 - A. SPORTS PLAZA0SCALE: 1"=80'80'80'40'ISSUE DATE:JOB NO:Jurisdiction Stamp Area#DATE721 NW 9TH Ave, Suite 350Portland, Oregon 97209T (206) 340 9500 F (206) 340 9519Cardno1500 NE Irving St., Suite 412Portland, OR 97232T (503)-467-4980Catena EngineersSTRUCTURAL ENGINEER6720 SW Macadam Ave Suite 200,Portland, OR 97219T (503)-419-2500GlumacMECHANICAL ELECTRICAL &PLUMBING ENGINEER900 SW Fifth Ave., Suite 1600Portland, OR 97204T (503)-227-5280CIVIL ENGINEER & LANDSCAPEConstruction FocusCOST CONSULTANT740 Almaden St.Eugene, OR 97402T 541-686-2031Webb Foodservice DesignFOOD SERVICE CONSULTANT3700 SE Lafayette Ct.Portland, OR 97202T (503)-236-8566The Greenbusch GroupACOUSTIC & AV CONSULTANT1900 W. Nickerson St., Suite 201Seattle, WA 98119T 206-378-056916992.00TIGARD HIGHSCHOOLTIGARD TUALATIN SDDEC 19, 2017LAND USE RESUBMITTAL - 2018-02-01
9000 SW DURHAM RD.TIGARD, OR. 97224REVISIONSPORTLAND6720 SW MACADAM AVE, STE 200, PORTLAND, OR 97219TEL: (503) 419 - 2500 FAX: (503) 419 - 2600www.cardno.comF
O
R
R
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V
I
EW
O
N
L
YSITE PLANKEY MAPC2.00EXISTING BIKE PARKING TO REMAINCOVERED ------------ 32 (by auditorium)PROPOSED BIKE PARKINGCOVERED -------------- 53UNCOVERED ---------- 25TOTAL COVERED ---------------------------- 85TOTAL UNCOVERED ------------------------ 25TOTAL PROPOSED BIKE PARKING --- 110BIKE PARKING COUNTEXISTING BIKE PARKING:32 SPACES, COVERED15 BIKE SPACES,UNCOVERED10 BIKE SPACES,COVERED12 BIKE SPACES,COVERED5 BIKE SPACES,COVERED12 BIKE SPACES,COVERED10 BIKE SPACES,UNCOVERED4 BIKE SPACES,COVERED10 BIKE SPACES,COVEREDAttachment 3
ENGINEERING COMMENTS PAGE 1
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: February 28 2018
TO: Agnes Lindor, Associate Planner
FROM: Khoi Le, Principal Engineer
PROJECT: CUP2017-00006
TIGARD HIGH SCHOOL RENOVATION
18.705.030. General Provision
18.705.30.H Access Management
1. An access report shall be submitted with all new development proposals which verifies
design of driveways and streets are safe by meeting adequate stacking needs, sight distance
and deceleration standards as set by ODOT, Washington County, the City and AASHTO
(depending on jurisdiction of facility)
This application is for a Conditional Use for the development and renovation of the Tigard High
School located at 9000 SW Durham Rd in Tigard.
A traffic impact study prepared by Kittleson & Associates, dated October 20 2017, was submitted as
part of the Land Use Submittal package. The traffic report indicated that the School District is not
intending for the reconstruction and modernization to serve any planned or anticipated future
increase in student enrollment or faculty numbers. The report concluded that the proposed
development can be constructed while maintaining acceptable traffic operations and safety at the
adjacent intersections and site accesses.
There were several recommended improvements in conjunction with the site development included
in the report. Prior to commencing site improvement, the Applicant shall provide the City with
evidences that the traffic recommended improvements are incorporated accordingly on the site plans
of the renovation. More specially, the Applicant shall relocate the northbound bicycle lane on SW
92nd Ave. The landscaping and above ground utilities shall be located and maintained to provide
adequate sight distance.
A Preliminary Sight Distance Certification prepared Kittelson & Associated dated July 19 2017 on
the accesses off of SW 92nd Ave was included in the application submittal. The certification certifies
that sufficient intersection sight distance is available at the proposed driveways along 92nd Ave in
both north and south directions. However, none was provided for the driveways on Durham Rd.
Prior to commencing site improvements, the Applicant shall submit to the Engineering Division the
Preliminary Sight Distance Certification for driveways on Durham Rd.
Prior to final building inspection, the Applicant shall submit to the Engineering Division a Final
Sight Distance Certification for the access driveways located on SW 92nd Ave and SW Durham Rd
for review and approval.
2. Driveways shall not be permitted to be placed in the influence area of collector or arterial
street intersections. Influence area of intersections is that area where queues of traffic
Attachment 4
ENGINEERING COMMENTS PAGE 2
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be 150 feet, measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be greater
depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant’s traffic engineer. In a case where a project has
less than 150 feet of street frontage, the applicant must explore any option for shared access
with the adjacent parcel. If shared access is not possible or practical, the driveway shall be
placed as far from the intersection as possible.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The
minimum spacing of driveways and streets along an arterial shall be 600 feet.
4. The minimum spacing of local streets along a local street shall be 125 feet.
SW Durham Rd is an Arterial Street and SW 92nd Ave is a Local Street. The nearest access to the
intersection of Durham Rd and 92nd Ave is 184 feet away on 92nd Ave. The other access on Durham
Rd is 234 feet from the intersection.
The access on Durham Rd is not meeting the minimum driveway spacing of 600 feet requirement on
an Arterial Street. The Applicant requests an adjustment to driveway spacing remain
nonconforming.
The proposed development does not propose any new Local Street. These standards are not
applicable.
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a
public street.
2. No development shall occur unless streets within the development meet the standards of
this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if the
adjacent street does not meet the standards but half-street improvements meeting the
standards of this title are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall meet
the standards of this chapter.
The proposed development has frontage and approved access to 92nd Ave and Durham Rd. These
streets are public streets.
The proposed development does not propose any new public street within the site.
The Applicant’s site plans and narrative indicate that the development frontage along 92nd Ave and
Durham Rd will be improved.
The improvement on 92nd Ave will include new curb, bike lane, sidewalk, planter and street trees,
driveway approaches and intersection ADA ramp. Due to the existing exclusive right turn lane, a 6-
foot right of way dedication is also required in order to accommodate the proposed street
improvement on 92nd Ave at this location.
Due to the parking screening and parking space’s requirements, the Applicant is requesting an
adjustment to the 92nd Ave street cross section standard to place the planter behind the sidewalk and
in an easement instead of the right of way where additional right of way dedication will be required.
Attachment 4
ENGINEERING COMMENTS PAGE 3
The improvement on Durham Rd will be limited to new sidewalk, driveway approaches, and storm
water quality. No additional right of way dedication is required. The Applicant is also requesting an
adjustment to the driveway spacing standard to leave the driveway spacing nonconforming.
5. If the city could and would otherwise require the applicant to provide street improvements,
the city engineer may accept a future improvements guarantee in lieu of street improvements if
one or more of the following condition exist:
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorist or pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that
street improvements would be extended in the foreseeable future and the improvement
associated with the project under review does not, by itself, provide a significant
improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and proposed land partition does not create any new streets; or
f. Additional planning work is required to define the appropriate design standards for the
street and the application is for a project which would contribute only a minor portion
of the anticipated future traffic on the street.
The Applicant’ site plans and narrative indicates that street improvements along the proposed
development frontage will be provided. Neither a partial improvement nor a guarantee in lieu of street
improvement is proposed.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created
through the approval of a final subdivision plat or major partition; however, the council may
approve the creation of a street by acceptance of a deed, provided that such street is deemed
essential by the council for the purpose of general traffic condition.
1. The council may approve the creation of a street by deed of dedication without full
compliance with the regulations applicable to subdivisions or major partitions if any one or
more of the following conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential for the
purpose of general traffic circulation, and partitioning or subdivision of land has an
incidental effect rather than being the primary objective in establishing the road or
street for public use; or
b. The tract in which the road or street is to be dedicated is an isolated ownership of one
acre or less and such dedication is recommended by the commission to the council
based on a finding that the proposal is not an attempt to evade the provisions of this
title governing the control of subdivisions or major partitions.
c. The street is located within the downtown mixed use central business district and has
been identified on Figure 5-14A through 5-14L of the City of Tigard 2035 Transportation
System Plan as a required connectivity improvement.
The Applicant’s narrative and site plans indicate that no creation of new right of way is proposed or
deemed necessary. However, the Applicant is going to dedicate additional 6 feet along the proposed
development frontage on 92nd Ave. The dedication will be recorded via deed of dedication. Dedication
of right of way will be recorded on a City form. Applicant can contact the Engineering Division for
assistance.
Prior to final building inspection, the deed dedication of right of way shall be recorded.
Attachment 4
ENGINEERING COMMENTS PAGE 4
2. With each application for approval of a road or street right-of-way not in full compliance with
the regulations applicable to the standards, the proposed dedication shall be made a condition
of subdivision and major partition approval.
a. The applicant shall submit such additional and justification as may be necessary to
enable the commission in its review to determine whether or not a recommendation for
approval by the council shall be made.
b. The recommendation, if any, shall be based upon a finding that the proposal is not in
conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the council may
attach conditions which area necessary to preserve the standards of this title.
The proposed development is not a subdivision or partition. This standard is not applicable.
3. All deeds of dedication shall be in a form prescribed by the city and shall name “the public”
as grantee.
c
C. Creation of access easement. The approval authority may approve an access easement
established by deed without full compliance with this title provided such an easement is the
only reasonable method by which a lot large enough to develop can be created.
1. Access easements shall be provided and maintained in accordance with the Uniform Fire
Code, Section 10.207.
2. Access shall be in accordance with 18.705.030.H and I.
No access easement is proposed or deemed necessary.
D. Street location, width and grade. Except as noted below, the location, width and grade of all
streets shall conform to an approved street plan and shall be considered in their relation to
existing and planned streets, to topographic conditions, to public convenience and safety, and
in their appropriate relation to the purposed use of the land to be served by such streets:
1. Street grades shall be approved by the city engineer in accordance with subsection N of this
section; and
The proposed development is adjacent to 92nd Ave and Durham Rd. Those streets are existing
streets. The street locations and grades will remain unchanged.
2. Where the location of a street is not shown in an approved street plan, the arrangement of
streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to existing
street pattern because of particular topographical or other existing conditions of the
land. Such a plan shall be based on the type of land use to be served, the volume of
traffic, the capacity of adjoining streets and the need for public convenience and safety.
The Applicant’s site plans show all the streets adjacent to the proposed development.
F. Future street plan and extension of streets.
Attachment 4
ENGINEERING COMMENTS PAGE 5
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition. The plan shall show the pattern of existing and proposed future streets from
the boundaries of the proposed land division and shall include other parcels within 530
feet surrounding and adjacent to the proposed land division. At the applicant’s request,
the city may prepare a future streets proposal. Costs of the city preparing a future streets
proposal shall be reimbursed for the time involved. A street proposal may be modified
when subsequent subdivision proposals are submitted.
The proposed development is not a subdivision. The Applicant does not propose any future street or
street extension. This standard is not applicable.
b. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle
routes and pedestrian facilities on or within 530 feet of the site.
The proposed development is not on a bus route. This standard is not applicable.
2. Where necessary to give access or permit a satisfactory future division of adjoining land,
streets shall be extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered to be
cul-de-sac since they are intended to continue as through streets at such time as the
adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners which
shall not be removed until authorized by the city engineer, the cost of which shall be
included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed
for stub street in excess of 150 feet in length.
The development is not a subdivision. The Applicant does not propose any future street or street
extension. This standard is not applicable.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography, railroads, freeways, pre-
existing developments, lease provisions, easements, covenants or other restrictions existing
prior to May 1, 1995 which preclude street connections. A full street connection may also be
exempted due to a regulated water feature if regulations would not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict
adherence to other standards in this code. A street connection or extension is considered
precluded when it is not possible to redesign or reconfigure the street pattern to provide
required extensions. Land is considered topographically constrained if the slope is greater
than 15% for a distance of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that a street
connection is not possible. The applicant must show why the constraint precludes some
reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing or
planned transit stops, commercial services, and other neighborhood facilities, such as
schools, shopping areas and parks.
Attachment 4
ENGINEERING COMMENTS PAGE 6
4. All developments should provide an internal network of connecting streets that provide
short, direct travel routes and minimize travel distances within the development.
The proposed development is not a subdivision. No new street is proposed or deemed necessary.
This standard is not applicable.
I. Intersection angles. Street shall be laid out so as to intersect at an angle as near to a right
angle as practical, except where topography requires a lesser angle, but in no case shall the
angle be less than 75° unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless
topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet
along the right of way line of the acute angles;
No new intersection is proposed or deemed necessary. Angles at the adjacent intersections will
remain unchanged.
3. Right-of-way lines intersection with arterial streets shall have a corner radius of not less
than 20 feet.
The proposed development is adjacent to Durham Rd, an Arterial Street. The intersection corner is
proposed to be reconstructed and will be designed with a corner radius of not less than 20 feet.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are less
than standard width, additional rights-of-way shall be provided at the time of subdivision or
development.
The Applicant’s site plans indicate that 6 feet additional right of way dedication will be provided
along the proposed development on 92nd Ave. The current right of way of the streets adjacent to the
proposed development is at the appropriate width to accommodate travel and bike lanes, curb,
sidewalk. Planter will be behind the sidewalk and in an easement.
K. Partial street improvements. Partial street improvements resulting in a pavement width of
less than 20 feet, while generally not acceptable, may be approved where essential to reasonable
development when in conformity with the other requirements of these regulations, and when it
will be practical to require the improvement of the other half when adjoining property
developed.
All streets adjacent to the proposed development have more than 20 feet of pavement width to
accommodate two or more travel lanes plus bike lanes.
L. Cul-de-sac
No cul-de-sac is proposed or deemed necessary.
M. Street name. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County, except for extensions of existing streets. Street
names and numbers shall conform to the established pattern in the surrounding area and as
approved by the city engineer.
No new street is proposed. This standard is not applicable.
Attachment 4
ENGINEERING COMMENTS PAGE 7
N. Grades and curves.
1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other
street (except that local or residential access streets may have segments with grades up to
15% for distances of no greater than 250 feet); and
2. Centerline radii of curves shall be as determined by the city engineer.
Grades and centerline radii of the streets adjacent to the proposed development remain unchanged.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in accordance with standards
specified in this chapter and Section 15.04.080, and:
1. Concrete curbs and driveway approaches are required; except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer
approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
Curbs, curb cuts, ramps, and driveway approaches are shown on the submitted site plans and shall
comply with the City’s Design and Construction Standards.
P. Street adjacent to railroad right-of-way.
The proposed site is not adjacent to a railroad right-of-way. This standard is not applicable.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an
existing or proposed arterial or collector street, the development design shall provide
adequate protection for residential properties and shall separate residential access and
through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts.
The design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with
frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess reservation
along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to two streets with different classifications, primary access should be
from the lower classification street.
The proposed development is adjacent to an Arterial Street. The development has taken accesses
from both the Local and Arterial Streets adjacent to the site.
R. Alleys, public or private.
The proposed development does not propose any alleys, public or private. This standard is not
applicable.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance
by the city, it shall be the responsibility of the developer’s registered professional land
surveyor to provide certification to the city that all boundary and interior monuments shall
be reestablished and protected.
Attachment 4
ENGINEERING COMMENTS PAGE 8
No new street is proposed or deemed necessary. This standard is not applicable.
T. Private streets.
1. Design standards for private streets shall be established by the city engineer; and
2. The city shall require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement.
3. Private streets serving more than six dwelling units are permitted only within planned
developments, mobile home parks, and multi-family residential developments.
No private street is proposed. The standard is not applicable.
U. Railroad Crossing.
The proposed site is not adjacent to any railroad crossing. This standard is not applicable.
V. Street Signs. The city shall install all street signs, relative to traffic control and street
names, as specified by the city engineer for any development. The cost of signs shall be the
responsibility of the developer.
No new street is proposed or deemed necessary. This standard is not applicable.
W. Mail Boxes. Joint mailbox facilities shall be provided in all residential developments,
with each joint mailbox serving at least two dwelling units.
1. Joint mailbox structures shall be placed adjacent to road curbs;
2. Proposed locations of joint mailboxes shall be designed on a copy of the preliminary plat
or development plan, and shall be approved by the city engineer/U.S. post office prior to
final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the
city engineer/U.S. post office prior to final approval.
The proposed redevelopment is not a residential development. This standard is not applicable.
X. Traffic Signal. The location of traffic signals shall be noted on approval street plans.
Where a proposed street intersection will result in an immediate need for a traffic signal, a
signal meeting approval specifications shall be installed. The cost shall be included as a
condition of development.
The proposed development is located nearby the existing traffic signal at the intersection between
92nd Ave and Durham Rd. No new traffic signal is proposed or deemed necessary. This standard is
not applicable.
Y. Streetlight standards. Streetlights shall be installed in accordance with regulations
adopted by the city’s direction.
Prior to commencing of site improvements, the Applicant shall provide Engineering Division a
photometric analysis of the proposed development frontage on 92nd Ave and Durham Rd for review
and approval. Photometric analysis will follow the recommended values and requirements per
ANSI/IESNA. New streetlights are required based on the photometric analysis. If required, the
Applicant shall submit plan showing the location of streetlights to Engineering for review and
approval. Type and color of pole and light fixture shall also be included on the plan for review and
approval.
Attachment 4
ENGINEERING COMMENTS PAGE 9
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
Street signs are already in place. However, the Applicant shall provide additional signs as required by
the Manual on Uniform Traffic Control Devices (MUTCD).
AA. Street cross-section. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and within
one year of the conditional acceptance of the roadway unless otherwise approved by the city
engineer. The final lift shall also be placed no later than when 90% of the structures in the
new development are completed or three years from the commencement of initial
construction of the development, whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphalt concrete;
3. The final lift shall be place on all new construction roadways prior to final city acceptance
of the roadway; however, no before 90%of the structures in the new development are
completed unless three years have elapsed since initiation of construction in the
development.;
4. The final lift shall be Class C asphalt concrete as defined by A.P.W.A. standards
specifications; and
5. No lift shall be less than 1-1/2 inches in thickness.
No new public roadway is proposed or deemed necessary. This standard is not applicable.
BB. Traffic calming. When, in the opinion of the city engineer, the proposed development
will create negative traffic condition on existing neighborhood streets, such as excessive
speeding, the developer may be required to provide traffic calming measures. These
measures may be required within the development and/or offsite as deemed appropriate. As
an alternative, the developer may be required to deposit funds with the city to help pay for
traffic calming measures that become necessary once the development is occupied and the
city engineer will determine the amount of funds required, and will collect said funds from
the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision,
prior to the approval of the final plat. The funds will be held by the city for a period of five
years from the date of issuance of certificate of occupancy, or in the case of a subdivision,
the date of final plat approval. Any funds not used by the city within the five-year time
period will be refunded to the developer.
No traffic calming measures in the public right of way are proposed or deemed necessary. The
standard is not applicable.
CC. Traffic Study.
1. A traffic study shall be required for all new or expanded uses or developments under any
of the following circumstances:
a. When they generate a 10% or greater increase in existing traffic to high collision
intersections identified by Washington County.
b. Trip generation from development onto the city street at the point of access and the
existing ADT fall within th following ranges:
Existing ADT ADT to be added by development
0-3000 vpd 2,000 vpd
Attachment 4
ENGINEERING COMMENTS PAGE 10
3,001-6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
c. If any of the following issues become evident to the city engineer:
i. High traffic volumes on the adjacent roadway that may affect movement into or
out of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed access
drive(s).
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or intersections is a
potential hazard.
v. The proposal requires a conditional use permit or involves a drive through
operation.
vi. The proposed development may result in excessive traffic volumes on adjacent
local streets.
2. In addition, a traffic study may be required for all new or expanded uses or developments
under any of the following circumstances:
a. When the site is within 500 feet of an ODOT facilities; and/or
b. Trip generation from a development adds 300 or more vehicle trips per day to an
ODOT facility; and/or
c. Trip generation from a development adds 50 or more peak hour trips to an ODOT
facility.
A Traffic Impact Study prepared by Kittleson & Associates, dated October 20 2017, was submitted
as part of the Land Use Submittal package. The traffic report concluded that the proposed
development can be constructed while maintaining acceptable traffic operations and safety at the
adjacent intersections and site accesses. No significant improvement or mitigation in the public right
of way is recommended or deemed necessary.
18.810.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions, and where a
development is traversed by a watercourse or drainage way, there shall be provided a
stormwater easement or drainage right-of-way conforming substantial with the lines of the
watercourse.
B. Utility Easements. A property owner proposing a development shall make arrangement
with the city, the applicable district, and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
city’s standard width for public main line utility easements shall be 15 feet unless otherwise
specified by the utility company, applicable district, or city engineer.
The Applicant’s site plans indicate that a 16-foot Public Utility Easement (PUE) will be provided
along the development frontages on 92nd Ave and Durham Rd.
A 16-foot PUE shall be required and recorded prior to final building inspection.
18.810.70 Sidewalk.
A. All industrial streets and private streets shall have sidewalks meeting city standards along
at least one side of the street. All other streets shall have sidewalks meeting the city
standards along both sides of the street. A development may be approved if an adjoining
Attachment 4
ENGINEERING COMMENTS PAGE 11
street has sidewalks on the side adjoining the development, even if no sidewalk exists on the
other side of the street.
The Applicant’s site plans and narrative indicate that sidewalks along the proposed development will
be provided; 6-foot sidewalk on 92nd Ave and 8-foot sidewalk on Durham Rd.
B. Requirement of developers.
1. As part of any development proposal, or change in use resulting in an additional 1,000
vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the
straight line distance) pedestrian route within ½ mile of their site to all transit facilities and
neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may
be required to participate in the removal of any gaps in the pedestrian system off-site if
justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development within
300 feet of a development site in either direction, the sidewalk shall be extended from the site
to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not
serve a neighborhood activity center).
There is no sidewalk gap within 300 feet of the proposed development on either 92nd Ave or
Durham Rd.
C. Planter strip requirements. A planter strip separation of at least five feet between the
curb and the sidewalk shall be required in the design of streets, except where the following
conditions exist: There is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with utilities; there are significant
natural features (large trees, water features, significant habitat areas, etc.) that would be
destroyed if the sidewalk were located as required; or where there are existing structures in
close proximity to the street (15 feet or less) or where the standards in Table 18.810.1 specify
otherwise. Additional consideration of exempting the planter strip requirement may be
given on a case-by-case basis if a property abuts more than one street frontage.
The Applicant’s site plans indicate that the proposed sidewalk along the proposed development on 92nd
Ave near the intersection of 92nd and Durham will be a 6-foot curb tight sidewalk and street trees are
going to be planted behind the sidewalk. The planter will be in an easement and the Applicant is
requesting an adjustment to the typical street cross section standard.
Planter on Durham Rd will be 19 feet wide and adjacent to the existing curb.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
The Applicant indicates that they understand it is their obligation to continue maintaining the
adjacent sidewalks, curbs and planter strips.
E. Application for permit and inspection. If the construction of a sidewalk is not included
in the performance bond of an approved subdivision or the performance bond has lapsed,
then every person, firm or corporation desiring to construct sidewalks as provided by this
chapter, shall be before entering upon the work or improvement, apply for a street opening
permit to the Engineering Department to so build or construct:
1. An occupancy permit shall not be issued for a development until the provision of this
section is satisfied.
2. The city engineer may issue a permit and certificate allowing temporary noncompliance
with the provision of this section to the owner, builder or contractor when, in his or her
Attachment 4
ENGINEERING COMMENTS PAGE 12
opinion, the construction of the sidewalk is impractical for one or more of the following
reasons:
a. Sidewalk grades have not and cannot be established for the property in question
within a reasonable length of time.
b. Forthcoming installation of public utilities or street paving would be likely to cause
severe damage to the new sidewalk.
c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of
the street; or,
d. Topography or elevation of the sidewalk base area makes construction of sidewalk
impractical or economically infeasible.
3. The city engineer shall inspect the construction of sidewalks for compliance with the
provision set forth in the standard specifications manual.
Construction of sidewalk in the public right of way or proposed public right of way or public pedestrian
easement will be inspected and approved by the City of Tigard Engineering Division. Onsite sidewalk is
under Planning and Building Department jurisdiction.
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in accordance with the provisions set forth in
Design and Construction Standards for Sanitary and Surface Water Management (as adopted
by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)
and the adopted policies of the comprehensive plan.
B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and
proposed systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as projected by the comprehensive plan.
D. Permit Denied. Development permits may be restricted by the commission or hearing
officer where a deficiency exists in the existing sewer system or portion thereof which cannot
be rectified within the development and which if not rectified will result in a threat to public
health or safety, surcharging of existing mains, or violations of state or federal standards
pertaining to operation of the sewage treatment system.
The Applicant’s site plans indicate that there are existing public sanitary sewer mains located in the
streets adjacent to the school on 92nd Ave, Durham Rd, and 85th Ave. Although the narrative
indicates that a new lateral is proposed to connect to the existing sanitary sewer main on 85th Ave, a
site plan showing the proposed improvement was not submitted.
With the exception of a new service connection, no other sanitary sewer improvement in the public
right of way is proposed or deemed necessary.
No over-sizing sanitary sewer is proposed or deemed necessary.
A.810.100 Storm Drainage
A. General provisions. The director and city engineer shall issue a development permit only
where adequate provisions for stormwater and floodwater runoff have been made, and:
1. The storm water drainage system shall be separate and independent of any sanitary
sewerage system;
The Applicant’s site plans show that the existing public storm drainage and sanitary sewer systems
are separated and independent from one another. Although onsite storm drainage was shown on the
site plans, onsite sanitary sewer was not included in the submittal.
Attachment 4
ENGINEERING COMMENTS PAGE 13
No public storm drainage system is proposed or deemed necessary.
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
The Applicant’s site plans show that onsite storm improvement is proposed. The improvement
includes conveyance system and water quality treatment for both new and modified impervious
areas.
Run-off from the new and modified impervious areas is collected by onsite catch basins and trench
drains and then conveyed to and treated in storm water facilities prior to discharging to the existing
public storm system on 92nd Ave. Run-off from the site must be collected and treated on site before
discharging to the public storm system.
Surface water will not be carried across any intersection and allowed to flood any street.
3. Surface water drainage patterns shall be shown on every development proposal plan.
A grading plan and onsite storm plan including rim and invert elevations were submitted showing
contours associated with proposed improvement. The Applicant’s site plans also included the
proposed storm system and location of the catch basins indicating how surface water drainage
patterns will be after development.
B. Easement. Where a development is traversed by a watercourse, drainageway, channel or
stream, there shall be provided a stormwater easement or drainage right-of-way conforming
substantially with the lines of such watercourse and such further width as will be adequate for
conveyance and maintenance.
The site is not traversed by a watercourse, drainageway, channel or stream.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area, whether
inside or outside the development, and the city engineer shall approve the necessary size of
the facility, based on the provisions of Design and Construction Standards for Sanitary and
Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and
including any future revisions or amendments).
There is no upstream basin that flows across the subject site.
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the
additional runoff resulting from the development will overload an existing drainage facility,
the director and engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions have been made
for storage of additional runoff caused by the development in accordance with the Design
and Construction Standards for Sanitary and Surface Water Management (as adopted by the
Unified Sewerage Agency in 1996 and including any future revisions or amendments).
The Applicant’s submittal included the preliminary storm water report that indicates the run-off
generated from the proposed development will be collected, conveyed, treated, prior to discharging
to the existing public storm system on 92nd Ave. Additionally, the run-off from the sidewalk on
Durham Rd is collected and treated in the proposed landscape filter strip prior to the existing public
storm system on Durham Rd.
The Applicant’s site plans show that onsite storm improvement is proposed. The improvement
includes onsite conveyance system and water quality treatment for both new and modified
impervious areas. However, run-off from a large portion of the parking and driveway aisles adjacent
to Durham Rd was not shown to be captured and treated prior to discharge to the public system.
Attachment 4
ENGINEERING COMMENTS PAGE 14
Run-off from the site must be collected and treated on site before discharging to the public storm
system.
Prior to commencing site improvements, submit a final storm drainage report and site plans as part
of the PFI permit indicating on how run-off from new and modified impervious areas located onsite
and offsite will be collected, and treated to Engineering Division for review and approval. The
storm drainage report shall be prepared and include a maintenance plan in accordance with CWS
Design and Construction Standards and the City of Tigard Design Guidelines.
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes and where
identified on the city’s adopted bicycle plan in the transportation system plan (TSP). Bike lane
requirements along collectors within the downtown urban renewal district shall be determined
by the city engineer unless specified in Table 18.810.1.
2. Developments adjoining proposed bikeways identified on the city’s adopted
pedestrian/bikeway plan shall include provisions for the future extension of such bikeways
through the dedication of easements or rights-of-way, provided such dedication is directly
related to and roughly proportional to the impact of the development.
3. Any new street improvement project shall include bicycle lanes as required in this document
and on the adopted bicycle plan.
Bike lanes exist and remain on both 92nd Ave and Durham Rd.
18.810.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities shall be
placed underground, except for surface mounted transformers, surface mounted connection
boxes and meter cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at 50,000 volts or above,
and:
1. The developer shall make all necessary arrangements with the serving utility to provide the
underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in streets by
the developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
The Applicant’s narrative and site plans indicate that the existing power lines are across the street
from the development on 92nd Ave. The narrative indicates that the Applicant is going to remove all
existing power crossings: two on 92nd Ave and one on Durham Rd. The narrative also indicates all
other utilities will be placed underground.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground facilities,
and:
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the city engineer for review and approval;
2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct
vision clearance areas for vehicular traffic.
Attachment 4
ENGINEERING COMMENTS PAGE 15
The Applicant’s site plans show existing overhead utilities and location of both existing and proposed
onsite storm drainage and water systems. The site plans however do not provide notes indicating the
existing overhead power crossings will be eliminated.
A 16-foot PUE is proposed along the development site on both 92nd Ave and Durham Rd.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development is
proposed to take place on a street where existing utilities which are not underground will
serve the development and the approval authority determines that the cost and technical
difficulty of under-grounding the utilities outweighs the benefit of undergrounding in
conjunction with the development. The determination shall be on a case-by-case basis. The
most common, but not the only, such situation is a short frontage development for which
undergrounding would result in the placement of additional poles, rather than the removal of
above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground and
which are located across a public right-of-way from the applicant’s property shall pay the fee
in-lieu of undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing
utility lines. All new utility lines shall be placed underground.
D. Fee in-lieu of undergrounding.
1. The city engineer shall establish utility service areas in the city. All development which
occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the
development does not provide underground utilities, unless exempted by this code.
2. The city engineer shall establish the fee by utility service area which shall be determined
based upon the estimated cost to underground utilities within each service area. The total
estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to
each party within the service area. The fee due from any developer shall be calculated based
on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the undergrounding
of existing overhead utilities. The city engineer shall determine the amount of the credit,
after review of cost information submitted by the applicant with the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities within
the city at large. The city engineer shall prepare and maintain a list of proposed
undergrounding projects which may be funded with the fees collected by the city. The list
shall indicate the estimated timing and cost of each project. The list shall be submitted to
the city council for their review and approval annually.
The Applicant’s narrative indicates that the existing power line is located across the street from the
site on SW 92nd Ave. The Applicant is going to eliminate two existing power crossings on 92nd Ave
and one on Durham Rd.
Although the narrative indicates that the Applicant is not going to pay a fee in lieu of
undergrounding, the language in 18.810.110.C.2 indicates that the fee in lieu of underground is
required.
Prior to commencing site improvements, the Applicant shall submit site plans as part of the PFI
Permit indicating that all existing power crossings on SW 92nd Ave and SW Durham Rd will be
removed to Engineering Division for review and approval.
Attachment 4
ENGINEERING COMMENTS PAGE 16
Prior to commencing site improvements, the Applicant shall pay a fee in lieu of underground the
existing overhead utilities located across the street from the site on SW 92nd Ave. The fee shall be
calculated by the frontage of the site that is parallel to the utility lines and will be calculated based on
unit price per lineal foot as indicated on the City Master Fee Schedule.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safety:
Emergency vehicle turn around, location of fire hydrants, and fire flow must be reviewed and
approved by TVF&R prior to commencement of site improvements.
Fire hydrants located in the right of way shall meet the City of Tigard Standards.
Public Water System:
The existing public water mains surrounding the proposed redevelopment are under the City of
Tigard jurisdiction.
The water system located on the east side of the development is currently without property line
protection. Prior to commencing site improvements, the Applicant shall submit site plans as part of
the PFI permit showing a property line protection per the City of Tigard Design and Construction
Standards. The property line protection shall be constructed, completed, and/or satisfied prior to
final building inspection.
The existing proper line protection located on the west of the development is currently at a
nonconforming location. Prior to commencing site improvement, the Applicant shall submit site
plans as part of the PFI permit showing the property line protection to be relocated to the property
line per the City of Tigard Design and Construction Standards. The property line protection shall be
relocated accordingly prior to final building inspection. Alternatively, the Applicant can request to
provide the City with a utility easement. If approved by the City Engineer, the easement shall be
recorded prior to final building inspection.
Prior to final building inspection, all proposed water improvements including but not limited to
domestic and fire systems and associated facilities shall be constructed, completed and/or satisfied.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean
Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No.
00-7) which require the construction of on-site water quality facilities. The facilities shall be designed
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.
All onsite storm water quality facilities shall properly be maintained annually. The Tigard School
District (TTSD) shall enter into a maintenance agreement with the City for the private water quality
to be maintained by the TTSD as per required by the City and as indicated in CWS Design and
Construction Standards.
Attachment 4
ENGINEERING COMMENTS PAGE 17
The Applicant shall provide 3 years of maintenance on the water quality facilities located in the
public right of way. A maintenance bond shall be required and will be released upon the final
acceptance of the water quality facilities after the maintenance period.
Prior to commencing site improvements, the Applicant shall obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City
of Tigard for review. The city will forward plans to CWS after preliminary review.
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.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage 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 portion of site drain away from a street and toward adjacent
properties, appropriate private storm drainage lines shall be provided to sufficiently contain and convey
runoff away from adjacent properties.
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.
The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS
468.740 and the Federal Clean Water Act.
A Draft Geotechnical Report prepared by GRI, dated July 13 2017 was submitted. The Applicant
shall submit the Final Geotechnical Report and incorporate the recommendations of the report into
their design.
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 ENGINEERING DEPARTMENT,
ATTN: KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal
the required information is found:
1. Improvements associated with public infrastructures including street and right of way
dedication, utilities, grading, water quality and quantity facilities, streetlights, easements,
Attachment 4
ENGINEERING COMMENTS PAGE 18
easement locations, and utility connection for future utility extensions shall be designed in
accordance with the following codes and standards:
City of Tigard Public Improvement Design Standards
CleanWater Services (CWS) Design and Construction Standards
Tigard Community Development Codes, Municipal Codes
Fire Codes
Other applicable Utility District, County, State, and Federal Codes and Standard
Guidelines
2. Improvements associated with public infrastructure, including street and right of way
dedication, utilities, grading, water quality and quantity facilities, streetlights, easements,
easement locations, and utility connection for future utility extensions, are subject to the City
Engineer’s review, modification, and approval.
3. Prior to commencing site improvements, a Public Facility Improvement (PFI) Permit is
required for this project to cover all public infrastructure work including storm water quality
and detention facilities and any other work in the public right-of-way. Six (6) sets of detailed
public improvement plans shall be submitted for review to the Engineering Department. An
Engineering cost estimate of improvements associated with public infrastructures
including but not limited to street, street grading, utilities, stormwater quality and
water quantity facilities, sanitary sewer, streetlights, and franchise utilities shall be
required at the time of PFI Permit submittal. Engineering cost estimate of water
improvement shall be listed as a separate line item from the total cost estimate.
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
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).
4. Prior to commencing site improvements, submittal of the exact legal name, address and
telephone number of the individual or corporate entity who will be designated as the
“Permittee”, and who will provide the financial assurance for the public improvements. For
example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the
state within which the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering Department will delay
processing of project documents.
5. Prior to commencing site improvements, the Applicant shall submit plans showing the
following items to Engineering for review and approval:
SW 92nd Ave along the proposed development frontage between the north driveway and SW
Durham Rd shall be shown to have:
36-foot right of way from centerline
12-foot travel lane
6-foot bike lane
Concrete curb and gutter
6-foot concrete sidewalk
Storm drainage
16-foot PUE
5-foot planter behind sidewalk
Street trees in the planter strip spaced per TDC requirements
Streetlights as recommended from the approved photometric analysis
Attachment 4
ENGINEERING COMMENTS PAGE 19
Pavement, curb, and sidewalk taper per the City of Tigard Standards and applicable
codes
Street striping and traffic signs meeting the City of Tigard Standards, the Manual of
Uniform Traffic Control Devices (MUTCD) and applicable codes
Intersection radii meeting the City of Tigard Standards
Intersection ADA ramps meeting the Public Right of Way Accessibility Guidelines
(PROWAG)
Crosswalk and street striping meeting the Manual of Uniform Traffic Control
Devices (MUTCD) and the City of Tigard Standards
SW 92nd Ave along the proposed development frontage between the north driveway and the
end of proposed improvement to the south shall be shown to have:
30-foot right of way from centerline
12-foot travel lane
6-foot bike lane
Concrete curb and gutter
5-foot planter
5-foot concrete sidewalk
Storm drainage
16-foot PUE
Driveway approaches meeting the City of Tigard Standards
Street trees in the planter strip spaced per TDC requirements
Streetlights as recommended from the approved photometric analysis
Pavement, curb, and sidewalk taper per the City of Tigard Standards and applicable
codes
Sidewalk transition and/or barricade
Street striping and traffic signs meeting the City of Tigard Standards, the Manual of
Uniform Traffic Control Devices (MUTCD) and applicable codes
ADA ramps meeting the Public Right of Way Accessibility Guidelines (PROWAG)
Crosswalk and street striping meeting the Manual of Uniform Traffic Control
Devices (MUTCD) and the City of Tigard Standards
Traffic signs meeting the MUTCD and the City of Tigard Standards
SW Durham Rd along the proposed development frontage shall be shown to have:
50-foot right of way from centerline
19-foot planter
8-foot concrete sidewalk
Storm drainage
16-foot PUE
Driveway approaches meeting the City of Tigard Standards
Street trees in the planter strip spaced per TDC requirements
Streetlights as recommended from the approved photometric analysis
Street striping and traffic signs meeting the City of Tigard Standards, the Manual of
Uniform Traffic Control Devices (MUTCD) and applicable codes
ADA ramps meeting the Public Right of Way Accessibility Guidelines (PROWAG)
Crosswalk and street striping meeting the Manual of Uniform Traffic Control
Devices (MUTCD) and the City of Tigard Standards
Traffic signs meeting the MUTCD and the City of Tigard Standards
6. Prior to commencing site improvements, the Applicant shall provide a construction vehicle
access and parking plan for approval by the City Engineer. The purpose of this plan is for
parking and traffic control during the public improvement construction phase. All
Attachment 4
ENGINEERING COMMENTS PAGE 20
construction vehicle parking shall be provided onsite. No construction vehicles or
equipment will be permitted to park on the adjoining residential public streets. Construction
vehicles include the vehicles of any contractor or subcontractor involved in the construction
of site improvements or buildings proposed by this application, and shall include the vehicles
of all suppliers and employees associated with the project.
7. Prior to commencing site improvements, the Applicant shall provide Engineering Division a
photometric analysis along SW 92nd Ave for the review and approval. Photometric analysis
will follow the recommended values and requirements per ANSI/IESNA. New streetlights
are required based on the photometric analysis; the Applicant shall submit plans showing the
location of streetlights to Engineering Division for review and approval. Type and color of
pole and light fixture shall also be included on the plan for review and approval.
8. Prior to commencing site improvements, the Applicant shall submit site plans as part of the
PFI Permit indicating that all existing overhead power crossings on SW 92nd Ave and SW
Durham Rd will be placed underground or eliminated to Engineering Division for review
and approval.
9. Prior to commencing site improvements, submit a final storm drainage report and site plans
as part of the PFI permit indicating on how run-off from new and modified impervious
areas located onsite and offsite will be collected, and treated to Engineering Division for
review and approval. The storm drainage report shall be prepared and include a
maintenance plan in accordance with CWS Design and Construction Standards and the City
of Tigard Design Guidelines.
10. Prior to commencing site improvements, the Applicant shall obtain a CWS Stormwater
Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans shall be
submitted to the City of Tigard for review. The city will forward plans to CWS after
preliminary review.
11. Prior to commencing site improvements, the Applicant shall submit site plans as part of the
PFI Permit showing the location of the proposed sanitary sewer laterals and connections to
Engineering for review and approval. Plans also shall include any existing and proposed
public sanitary sewer easements. All public sanitary sewer facilities and easements shall be
designed and constructed in accordance with the City of Tigard and CWS Design and
Construction Standards.
12. Prior to commencing site improvements, the Applicant shall submit as part of the PFI
Permit site plans showing the location of proposed water improvements including but not
limited to the location of the tap, water meter, double check and fire vaults and any
associated facilities to Engineering Division for review and approval. The site plans shall
include property line protections in accordance with the City of Tigard Standards.
13. Prior to commencing site improvements, an erosion control plan shall be provided as part of
the Public Facility Improvement permit drawings. The plan shall conform to the "CWS
Erosion Prevention and Sediment Control Design and Planning Manual” (current edition)
and submitted to City of Tigard with the PFI plans.
14. Prior to commencing site improvements, a final grading plan shall be submitted showing the
existing and proposed contours. The plan shall detail the provisions for surface drainage,
and show that they will be graded to ensure that surface drainage is directed to the street or a
public storm drainage system approved by the Engineering Division.
Attachment 4
ENGINEERING COMMENTS PAGE 21
15. The design engineer shall indicate, on the grading plan, which area will have natural slopes
between 10 percent and 20 percent, as well as area that will have natural slopes in excess of
20 percent. This information will be necessary in determining if special grading inspections
and/or permits will be necessary when the lots develop.
16. The Applicant shall submit the final Geotechnical Report and incorporate the
recommendations of the report into their design.
17. The final construction plans shall be signed by the geotechnical engineer to ensure that they
have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built
grading plan at the end of the project. Alternatives must be approved by the City of Tigard.
18. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to
ORS 468.740 and the Federal Clean Water Act.
19. Prior to commencing site improvements, the Applicant will be required to provide written
approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement, and
emergency vehicular access and turn around.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL
BUILDING INSPECTION
20. Prior to final building inspection, the deed dedication of the 6-foot right of way dedication
along SW 92nd Ave shall be recorded. The 16-foot PUE along the development frontage on
both SW 92nd Ave and SW Durham Rd shall also be recorded. Both documents shall be on
City forms.
21. Prior to final building inspection, the Applicant shall complete any work in the public right-
of-way (or public easement) as well as storm water quality facilities and obtain approval from
the Engineering Division.
22. The Applicant shall pay a fee in lieu of undergrounding the existing overhead utilities located
across the street from the site on SW 92nd Ave. The fee shall be calculated by the frontage
of the site that is parallel to the utility lines and will be calculated based on unit price per
lineal foot as indicated on the City Master Fee Schedule. The fee in lieu of undergrounding
shall be paid or satisfied prior to final building inspection.
23. Prior to final building inspection, the Applicant shall demonstrate that they have entered into
an agreement on City forms for the maintenance of the private on-site water quality facilities.
24. Prior to final building inspection, the Applicant shall submit to the Engineering Division a
Final Sight Distance Certification for the access driveways at SW 92nd Ave and SW Durham
Rd for review and approval.
25. Prior to final building inspection, the Applicant shall provide the City with as-built drawings
of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in
“DWG” format, if available; otherwise “DXF” will be acceptable, and 3) the as-built
drawings shall be tied to the City’s 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).
Attachment 4
ENGINEERING COMMENTS PAGE 22
IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING
SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN
EXCLUSIVE LIST:
18.430.080 Improvement Agreement:
Before approved construction plans are issued by the City, the Developer shall:
Execute and file an agreement with the City Engineer specifying the period within which all
required improvements and repairs shall be completed; and
Include in the agreement provisions that if such work is not completed within the period
specified, the City may complete the work and recover the full cost and expenses from the
subdivider. The agreement shall stipulate improvement fees and deposits as may be required
to be paid and may also provide for the construction of the improvements in stages and for
the extension of time under specific conditions therein stated in the contract.
18.430.090 Bond:
As required by Section 18.430.080, the Developer shall file with the agreement an assurance of
performance supported by one of the following:
An irrevocable letter of credit executed by a financial institution authorized to transact
business in the State of Oregon;
A surety bond executed by a surety company authorized to transact business in the State of
Oregon which remains in force until the surety company is notified by the City in writing
that it may be terminated; or
Cash. The Developer shall furnish to the City Engineer an itemized improvement estimate,
certified by a registered civil engineer, to assist the City Engineer in calculating the amount
of the performance assurance. The Developer shall not cause termination of nor allow
expiration of said guarantee without having first secured written authorization from the City.
18.810.120 Utilities
All utility lines including, but not limited to those required for electric, communication, lighting and
cable television services and related facilities shall be placed underground, except for surface-
mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed
above ground, temporary utility service facilities during construction, high capacity electric lines
operating at 50,000 volts or above.
18.810.130 Cash or Bond Required
All improvements installed by the Developer shall be guaranteed as to workmanship and material for
a period of one year following acceptance by the City. Such guarantee shall be secured by cash
deposit or bond in the amount of the value of the improvements as set by the City Engineer. The
cash or bond shall comply with the terms and conditions of Section 18.810.180.
18.810.150 Installation Prerequisite
No public facility improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs,
lighting or other requirements shall be undertaken except after the plans therefore have been
approved by the City, permit fee paid and permit issued.
18.810.180 Notice to City Required
Attachment 4
ENGINEERING COMMENTS PAGE 23
Work shall not begin until the City has been notified in advance. If work is discontinued for any
reason, it shall not be resumed until the City is notified.
18.810.200 Engineer's Certification
The Developer's design engineer shall provide written certification of a form provided by the City
that all improvements, workmanship and materials are in accord with current and standard
engineering and construction practices, and are of high grade, prior to the City acceptance of the
public facilities improvements or any portion thereof for operation and maintenance.
Attachment 4