SDR2015-00004 Decision - Scholls Ferry ApartmentsNOTICE OF DECISION PAGE 1 OF 26
SDR2015-00004 SCHOLLS FERRY APARTMENTS
NOTICE OF TYPE II DECISION
SITE DEVELOPMENT REVIEW (SDR) 2015-00004
SCHOLLS FERRY APARTMENTS
120 DAYS = 1/14/2015
SECTION I. APPLICATION SUMMARY
FILE NAME: SCHOLLS FERRY APARTMENTS
CASE NOS.: Site Development Review (SDR) SDR2015-00004
REQUEST: The applicant is requesting site development review for a 240 unit apartment complex,
consisting of ten residential buildings located at the southeast corner of SW 135th Ave. and
SW Scholls Ferry Road. The site will be served by an access drive from SW Scholls Ferry
Road and SW Hawks Beard Street.
APPLICANT: Keller Holland Tigard Investors, LLC c/o Brenner Daniels 1111 Main Street, Suite 700 Vancouver, WA 98660 Cardno Kevin Brady 5415 SW Westgate Drive, Suite 100 Portland, OR 97221 OWNER:
The Estate of Burton E. Grabhorn 32821 Wikstrom Rd. Scappoose, OR 97056
LOCATION: Southeast corner of SW 135th Ave. and SW Scholl’s Ferry Road., WCTM 1S133AC1 Tax lot 4500
ZONE: R-25: Medium High-Density Residential District.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745; 18.755; 18.765, 18.780, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director’s designee has APPROVED the
proposed site development review subject to certain conditions of approval. The findings and conclusions on
which the decision is based are noted in Section VI of this decision.
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SDR2015-00004 SCHOLLS FERRY APARTMENTS
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: Monica Bilodeau, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any 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 any site work, the applicant shall provide a fee in the amount of $4,295 for the city’s cost of collecting and processing the inventory data for the entire urban forestry plan of four retained open grown trees, and 145 planted trees($151 first tree + $4,144 ($28 x 148)= $4,295). 4. Prior to any site work, the applicant shall provide a tree establishment bond in the amount of $72,645 (145 planted trees x $501/tree). 5. Prior to commencing any site work, the applicant shall submit a site lighting plan that shows foot-candle illumination across the site. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 6. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Submit an approved public facilities permit for all proposed work in the Scholls Ferry Road right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement 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) 7. 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. 8. 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 construction vehicle parking shall be provided on-site. 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. 9. SW Scholls Ferry Road shall be designed and constructed to Washington County standards.as follows:
- Right-of-way dedication of 62 feet from centerline
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- Pavement width that provides a right-turn lane
- Pavement section as required by Washington County
- Concrete curb or curb and gutter as needed
- Storm drainage
- 8-foot sidewalk with 5-foot planter strip
- Street trees, lighting, striping, signs
- Traffic control devices
- 10-foot buffer
10. SW 135th Avenue shall be designed and constructed to collector street standards.as follows:
- Right-of-way dedication of 37.5 feet from centerline
- Variable pavement width as shown on plans
- Pavement section as required by collector street standards
- curb and gutter
- Storm drainage
- 6-foot sidewalk with 5-foot planter strip
- Street trees, lighting, striping, signs
- Traffic control devices and any signal modifications
11. SW Hawks Beard Street shall be designed and constructed to local street standards as follows:
- Right-of-way dedication of 27 feet from centerline
- 16-foot paved width
- Pavement section as required by local street standards
- Curb and gutter
- Storm drainage
- 5-foot sidewalk with 5-foot planter strip
- Street trees, lighting, striping, signs
12. SW Huntington Avenue shall be terminated with a 47 foot radius cul-de-sac meeting adjacent existing curb and sidewalk. 13. Prior to commencing site improvements, dedicate to the public the right-of-way required for SW Scholls Ferry Road, SW 135th Avenue, SW Hawks Beard Street and SW Huntington Avenue. The dedication document shall be on City forms and County form for SW Scholls Ferry Road. Instructions are available from the Engineering Division. 14. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the PFI permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed and future lines shall be addressed. 15. Prior to commencing site improvements, provide details for the following street improvements as part of the PFI permit submittal. The improvements shall be as described in the Transportation Impact Study, July 27, 2015.
• Extension of the westbound left-turn lane on SW Scholls Ferry Road at SW 135th Avenue.
• Standard half-street improvements along SW Hawks Beard including roadway widening and a sidewalk.
• Widening and restriping of SW 135th Avenue to provide a northbound bike lane and a southbound left-
turn lane.
• Construction of a driveway on SW Scholls Ferry Road.
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• Provide an approved Washington County permit for all work within the SW Scholls Ferry right-of-way.
16. 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. 17. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. 18. 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. 19. Prior to commencing site improvements, the Applicant shall obtain an 1200-C General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 20. Prior to commencing site improvements, the applicant shall obtain approval from the Public Works Department for all public water line improvements. Any extension of public water lines shall be shown on the proposed PFI permit construction plans. 21. Prior to commencing site improvements, the applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard’s site permit.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 22. Prior to issuance of building permits, the applicant shall obtain approval from Tualatin Valley Fire and Rescue. 23. Prior to issuance of building permits, the applicant shall submit a site lighting plan that shows foot-candle illumination across the site. 24. Prior to issuance of building permits, the applicant shall submit plans showing compliance with Section 18.795, Visual Clearance Areas. 25. Prior to issuance of building permits, a (PFI) permit is required for this project to cover street improvements, public utility issues, and any other work in the public right-of-way. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the “Permittee”. 26. Prior to issuance of building permits, the applicant shall obtain all permits and service provider letters necessary from all appropriate agencies (such as Washington County, Tualatin Valley Water Department, Tualatin Valley Fire and Rescue, and Clean Water Services) for all work to be done on site. 27. Prior to issuance of building permits, the applicant shall obtain city and CWS approval of plans for the construction of the stormwater treatment facilities. 28. Prior to issuance of a building permit, pay the addressing fee. The address fees are $50 for each 240 units and any additional addresses for the rental office.
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THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT:
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: Monica Bilodeau, 503-718-2427. 29. Prior to issuance of an Occupancy Permit the applicant shall call for a Planning Inspection to ensure the project is built according to the approved plans. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 30. Prior to a final building inspection, complete all required public improvements, including improvements to SW Scholls Ferry Road, SW 135th Avenue, SW Hawks Beard Street, SW Huntington Avenue and the public storm drain and a one-year maintenance assurance for the improvements. Submit Washington County approval of all work in the SW Scholls Ferry Road right-of-way. 31. Prior to final building inspection, the applicant shall submit as-built drawings tied to the GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below.
Excel spreadsheet/point database file example:
“Feature”; “Type”; “XCOORD”; “YCOORD”; “ZCOORD”:
“SSMH02”; “MH”; “7456892.234”; “6298769.879”; “192.45”
“WV03”, “WV”, “7456956.654”, “6298723.587”, “214.05
32. Prior to a final building inspection, the applicant's traffic engineer shall submit a final sight distance certification for the SW Hawks Beard Street access prior to City approval of the completed project improvements.
33. Prior to a 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 that will ensure compliance with the requirements of the manufacture.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The applicant is requesting site development review for a 240 units apartment complex containing ten three- story residential buildings and one community recreation building, 15 garage structures and 412 vehicle stalls on 10.45 acres. The site will be served by an access drive from SW Hawks Beard Street and a right in and out on SW Scholls Ferry Road. Site History: The parcel currently contains an existing poplar tree grove. The site has a history of being farmed, no past developments on this site. No other land-use cases associated with the subject parcels were found. Vicinity Information: The site is zoned R-25. Properties to the east and west are also zoned R-25 with existing apartments and attached townhomes. To the north are single family homes located in Beaverton and to south are apartments zoned R-25 and
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single family homes in the R-12 zone. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A notice of a pending land use action was sent to interested parties and to neighboring property owners within 500 feet of the subject site boundaries on September 30, 2015. The City received eleven written comments from the Autumn Park HOA, Diana Schmitt, Rose Jungkind, Summer Lake HOA, Jim Cassinelli, Charlie Monroe, Kevin Gorman, Nicole DeCosta, Alisa DeClerck, Erin Reel, and John Bogle. The main concern expressed in the letters was increased traffic on Scholls Ferry Rd., 135th, Hawksbeard, and surrounding neighborhoods. Concerns about safety and theft on Huntington Ave. Concerns about the loss of the trees and species currently residing on the vacant lot. Lastly, reduction of property values in the area. RESPONSE: Staff contacted and spoke with many of the neighboring property owners and answered as many questions as possible. All letters were forwarded to the applicant and a response letter was prepared by Holland Development on November 11, 2015 and Kittelson & Associated, the traffic Engineers on November 10, 2015. As stated in the decision, the proposed development density requirements and transportation issues have been addressed in section 18.810. These issues are addressed further under each relevant approval criteria as discussed below.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Applicable Development Standards 18.360 Site Development Review 18.510 Residential zoning districts 18.705 Access, Egress and Circulation 18.715 Density Computations 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-street parking and loading requirements 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas
18.810 Street and Utility Improvement Standards
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT STANDARDS 18.360 SITE DEVELOPMENT REVIEW 18.360.030 Approval Process E. Phased Development 1. The director shall approve a time schedule for developing a site in phases over a period of time of one year, but in no case shall the total time period for all phases be greater than three years without reapplying for site development review. 2. The criteria for approving a phased site development review proposal is that all of the following are satisfied: a. The public facilities are constructed in conjunction with or prior to each phase; b. The development and occupancy of any phase is not dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable city or district standard; c. The phased development shall not result in requiring the city or other property owners to construct public facilities that were required as part of the approved development proposal; and d. The director’s decision may be appealed as provided by Section 18.390.040.G. No notice need be given of the director’s decision.
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The Applicant proposes to develop the site in nine phases as detailed in the attached Phasing Exhibit, over a period of
16 months total. All public facilities associated with the development will be completed during Phase 1 of the
project.
The development and occupancy of any phase would not be dependent on temporary public facilities for the
project. In addition the Applicant proposes to construct all public facilities that are required as part of the
approved development proposal without requiring assistance from the City or other property owners to
construct. These standards are met.
18.360.090 Approval Criteria The director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: A. Compliance with all of the applicable requirements of this title, including Chapter 18.810, Street and Utility Standards; The following sections were found not to apply to the proposal: 18.360.090.B (Relationship to the Natural and Physical Environment); 18.360.090.D (Buffering, Screening and Compatibility between Adjoining Uses-Nonresidential development); 18.360.090.G (100-year floodplain); 18.360.090.H (Demarcation of Public, semi-public and private spaces for crime prevention-Nonresidential development); and 18.360.090.I (Crime prevention and safety-Nonresidential development). The following sections were discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.360.090.K (Landscaping); 18.360.090.L (Drainage); 18.360.090.M (Provision for the Disabled); and 18.360.090.N (All Provisions and Regulations of Underlying Zone Apply); Chapter 18.810, Street and Utility Standards. B. Exterior elevations. 1. 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. As shown in the Plan Set and amended sheet A103 of the exterior elevations, the ten apartment buildings within the project site meet the exterior elevation criterion on the front, back, and sides.. This standard is met. E. Private outdoor area—Multifamily use. 1. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and a. Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit, and b. Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area; 2. Wherever possible, private outdoor open spaces should be oriented toward the sun; and 3. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. As shown on the plans and stated in the narrative, the first floor units have patios and the second and third floor units have balconies. The private outdoor spaces have a minimum dimension of 48 feet. The units along the north and south border generally follow an east- west ridgeline therefore maximizing the sun exposer. The ground floor patios will be screened with vegetation to provide privacy while the upper floor balconies are designed to provide privacy. This standard is met. F. Shared outdoor recreation areas—Multifamily use.
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1. In addition to the requirements of subsection E of this section, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: a. Studio up to and including two-bedroom units, 200 square feet per unit; and b. Three or more bedroom units, 300 square feet per unit. 2. The required recreation space may be provided as follows: a. It may be all outdoor space; or b. It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or c. It may be all public or common; or d. It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and e. Where balconies are added to units, the balconies shall not be less than 48 square feet. 3. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety. The proposed 240 unit apartment complex will have one, two, and three bedroom units; therefore the required shared outdoor recreation area is 49,200 square feet (228 units x 200 square feet/unit and 12 units x 300 square feet/unit). The Site Plan (Sheet C2) includes an Area Calculations Table showing 22,300 square feet for private outdoor space (240 units x 48 square feet = 11,520 minimum square feet) and 37,525 square feet for public outdoor space for a total of 59,825 square feet of shared outdoor recreation area. The outdoor recreation standard is met. Tigard Police requested a detailed lighting plan to ensure reasonable and adequate steps to deter crime. As a condition of approval, the applicant shall submit a Site Lighting plan that shows foot-candle illumination across the site. J. Public transit. 1. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; 2. The requirements for transit facilities shall be based on: a. The location of other transit facilities in the area, and b. The size and type of the proposal; 3. The following facilities may be required after city and Tri-Met review: a. Bus stop shelters, b. Turnouts for buses, and c. Connecting paths to the shelters. The site is located on SW Scholls Ferry Road which is served by Tri-Met, Route 62. The transit stop for this route is located approximately 1,500 feet east of the site along SW Scholls Ferry Road. The proposal was routed to Tri-Met who commented on October 5, 2015 recommending approval. The proposed plans show a proposed bus stop along Scholls Ferry Road near the corner of 135th. In order to determine if this stop is need the applicant has agreed to work with Tri-Met to provide the most suitable improvement most likely to serve the residents of the development and the ridership in the area. CONDITION:
The applicant shall submit a Site Lighting plan that shows foot-candle illumination across the site. 18.510 RESIDENTIAL ZONING DISTRICTS The site is located in the R-25: Medium-high-density residential zoning district. The R-25 zoning district has the following dimensional requirements:
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TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-25 Proposed
Minimum Lot Size 1,480 sq. ft. 455,419 sq. ft.
Average Minimum Lot Width, Detached Units None None.
Maximum Lot Coverage 80% 65%
Minimum Setbacks
Front yard
Side facing street on corner & through lots
Side yard
Rear yard
Side or rear yard abutting more restrictive zoning district
Distance between property line and front of garage
20 ft.
20 ft.
10 ft.
20 ft.
30 ft.
20 ft.
20 ft.
20 ft.
10 ft.
20 ft.
N/A
20 ft.
Maximum Height 45 ft. 35 ft.
Minimum Landscape Requirement 20% 32%
[1] Lot coverage includes all buildings and impervious areas. FINDING: Based on the analysis above, development standards in the R-25 residential zone have been met or will be verified at the time of building permit issuance. 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions 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. The proposal is a 240 unit site development; therefore these provisions apply.
18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and 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. A driveway directly connected to SW Hawks Beard Street, SW Huntington Avenue, and SW Scholls Ferry Road will provide access to the site. 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. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 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.
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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. Each of the proposed residential buildings is connected by walkway to the vehicular parking area, and common open space and recreation facilities. Walkways connecting around the buildings are a minimum of four feet in width, are concrete, and do not exceed 36 feet crossing the drive aisles. This standard is met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). A Traffic Impact Study- July 27, 2015, has been prepared by Kittelson and Associates, Inc. The study found that improvements were required to provide adequate access to the development. The proposed improvements are: - Extension of the westbound left-turn on SW Scholls Ferry Road at SW 135th Avenue to County standards. - A northbound bicycle lane and a southbound left-turn on SW 135th Avenue at SW Hawks Beard Street. - The driveway on SW Scholls Ferry Road will be restricted to right in and out turns only and a right-turn deceleration lane will be provided. A sight distance report for the driveway along SW Scholls Ferry Road was found to be adequate. A sight distance report for the driveway along SW Hawks Beard Street has not been submitted. The project is conditioned prior to a final building inspection, the applicant's traffic engineer shall submit a final sight distance certification for the SW Hawks Beard Street access prior to City approval of the completed project improvements. 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. There are no proposed driveways along SW 135th Avenue to be in the influence area of SW Scholls Ferry Road. The spacing between SW 135th Avenue, a collector, and the driveway along SW Hawks Beard Street is about 300 feet. This requirement is met. 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. No driveways along a collector street are proposed. The single driveway on SW Scholls Ferry Road is not within 600 feet of another driveway. The remaining accesses to the site will be provided by driveways to SW Hawks Beard Street and Huntington Avenue, local streets. This requirement is met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2.
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TABLE 18.705.2
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
MULTIFAMILY RESIDENTIAL USE
Dwelling Units Min. Number of
Driveways Required
Min. Access
Width
Min. Pavement Width
1-2 1 15′ 10′
3-19 1 30′ 24′ if two-way, 15′ if one-way:
curbs and 5′ walkway required
20-49 1
or
2
30’
30’
24′ if two-way
15′ if one-way: curbs and 5′
walkway required
50-100 2 30’ 24′ curbs and 5′ walkway required There are three proposed access driveways located on SW Hawks Beard Street, SW Huntington Avenue, and SW Scholls Ferry Road and are each a minimum of 30 feet in width. The standard is met. FINDING: As shown in the analysis above, the Access, Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard “Significant Tree Grove Map” or “Significant Habitat Areas Map”; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district.
As shown in the following density computation, the maximum number of units is 299. The applicant proposes 240
units, one more than the minimum.
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Minimum Residential Density Calculation
Buildable Land Area
Gross Area (SF) 455,419
Subtractions
1. Sensitive Land Areas 0
2. Park Dedications 0
3. Public ROW/Actual Access MFR 12,300 sq. ft.
4. Private streets 0
Subtotal: Subtractions 12,300
Net Buildable Land Area 443,119
Minimum Residential Units Calculation
Net Buildable Land Area 443,119
(divide by) Minimum Lot Area in R-25
Zone
1,480 square ft
Maximum Residential Units 299 units
Minimum Residential Units 239 units
FINDING: According to the computation above, the applicant has met the minimum residential density requirement. This standard is met. 18.745 LANDSCAPING AND SCREENING 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; 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
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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 subject site has 1,136 feet of frontage along SW Scholls Ferry Road, 840 feet on SW Hawks Beard Street, and 280 feet on 135th Avenue. Therefore, 61 street trees are required. The Landscape Plan (Sheet L3.1-3.4) show all the street trees located within the landscaped strip. This standard is met. 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. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director’s approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the city. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of paragraph B.8 and subsection D of this section. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. Trees shall be chosen from any of the tree lists in the Urban Forestry Manual (except the nuisance tree list) unless otherwise approved by the director and have a minimum caliper of 1-1/2 inches for deciduous trees and a minimum height of six feet for evergreen trees at the time of planting. Spacing for trees shall be as follows: i. Small stature or columnar trees shall be spaced no less than 15 feet on center and no greater than 20 feet on center. ii. Medium stature trees shall be spaced no less than 20 feet on center and no greater than 30 feet on center. iii. Large stature trees shall be spaced no less than 30 feet on center and no greater than 40 feet on center. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area. c. The remaining area shall be planted in lawn or other living ground cover. Buffering and screening are proposed along the perimeter of the project, although according to Table 18.745.1 when a project is adjacent to similar uses no buffer is required. The proposed multifamily units abut either attached single units or multifamily on the east, south and west sides, therefore no buffer is required. A minimum ten foot Type A buffer is proposed in all locations except on a portion of the eastern property line which only has an approximately seven foot buffer area planted with arborvitae and western serviceberry. The northern boundary runs along SW Scholls Ferry Road, an arterial, where a ten-foot wide Type A buffer is proposed. The Landscape Plans (Sheets L3.1-3.4) have been prepared by a registered Landscape Architect. The applicant proposes to meet the
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standards as required in Tables 18.745.1 and 18.745.2. As shown on the Landscape Plan (Sheets L3.1-3.4), 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 (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. As shown on the Landscape Plans (Sheets L3.1-3.4), the parking areas are screened from SW Scholls Ferry Rd, SW Hawks Beard St., and SW 135th ave, by the apartment buildings and landscaping meeting the L-1 standards. The Parking Lot Tree Canopy Plan (Sheets L3.1-3.4) demonstrates compliance with the parking lot tree canopy standards in the Urban Forestry Manual. The canopy coverage at maturity for the site is 47%. This standard is met. 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. The applicant’s narrative states the screening of service facilities such as gas and electric meters and air conditioners will occur with landscaping and a six- foot screen wall. The planning site inspection will verify that screening is provided prior to occupancy. This standard is met. 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. As shown on the Planting Plan, Sheet L3.0-3.4 the proposed refuse containers (2) and one trash compactor will be screened by a combination of trees, shrubs, and groundcover. Additional screening is provided with a six- foot screen wall. This standard is met. FINDING: As shown in the analysis above, the proposal meets all of the applicable landscape and screening standards. 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to
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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. FINDING: The applicant proposes using the “Waste Assessment” method provided for by Code Section 18.755.040.D. The 240-unit multi-family project will be served by four 8 cu. yardcovered trash and recycling enclosures conveniently located in the eastern and western portion of the site for use by all residents. There will also be a trash compactor with a 30 cu yard dumpster on the western end of the site, with proposed collection twotimes per week. The outdoor trash enclosures will be constructed of split-faced CMU block, with wood and metal accents. The application includes a provider letter from Waste Management – the franchised hauler serving the area of the site, which states that the plans for solid waste collection and recycling facilities are adequate. The mixed solid waste and recycling standards are met. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development As shown in the Site Plan (Sheet C2.0) and Parking Plan (Sheet C6.0), and discussed in the applicant’s narrative, the proposal requires 346 parking spaces and 52 visitor parking spaces for a total of 398 spaces. The applicant has provided 412 spaces on site. Therefore, this standard is met. 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 building code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. As shown in the Parking Plan (Sheet C6.0), eight ADA spaces are required. Thirteen spaces are shown on the proposed parking plan. Specific design standards are reviewed at the time of building permit. 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 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. As shown on the Site Plan (Sheet C2.0) and Parking Plan (Sheet C6.0), the parking design meets the general design standards. The three access drives to the parking area from adjoining roads are between 24 and 30 feet to maintain two-way vehicle circulation. Access drives are clearly defined using concrete surfacing and drive aisles are paved with an asphalt surface. These standards are met. I. Parking lot striping.
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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. As shown in the Site Plan (Sheet C2.0), the parking plan shows the required parking lot 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.
As shown in the Site Plan (Sheet C2.0), the parking plan includes wheel stops. This standard is met. N. Space and aisle dimensions. (Figure 18.765.1)
As shown in the Site Plan (Sheet C2.0) proposed parking is consistent with the standards in Figured 18.765.1. The space and aisle dimensions are met.
18.765.050 Bicycle Parking Design Standards 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. 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 long-term (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; 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. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in 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 18.370.020.C.5.e.
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The applicant’s narrative and Site Plan (Sheet C2.0) provide for 122 bike parking spaces in eleven locations within 50 feet of building entrances. In addition, the applicant states 74 of the garages will have indoor bicycle garage hooks. Per Table 18.765.2, 120 spaces are required for a 240 unit development. The proposal meets the required number and the design specifications for required bike parking. This standard is met. Table 18.765.2 includes the Minimum and Maximum Off-Street Parking Requirements for multi-family residential use. The proposal includes 84 one-bedroom units, 144 two-bedroom units, and 12 three-bedroom units requiring 343 off-street parking spaces. 84 one-bedroom units x 1.25 = 105 spaces 144 two-bedroom units x 1.5 = 216 spaces 12 three-bedroom units x 1.75 = 21 spaces Guest spaces at 15% x 342 = 51 spaces Total required 393 spaces The applicant proposes 412 spaces, 19 additional spaces than the 393 required spaces. This standard is met. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The director may reduce off-street vehicle parking spaces per subsection H of this section by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented developments and other transit-related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.7.b. Applicants who qualify for this adjustment may also apply for further parking reductions per paragraph 2 of this subsection F. 2. The director may reduce the total required off-street vehicle parking spaces per subsection H of this section by up to a total of 20% by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.7.a. 3. The director is authorized to reduce up to 10% of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented development or other transit-related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in 18.370.020.C.7.c. No reductions are proposed. FINDING: As shown in the analysis above, the proposal meets all of the off street parking and loading requirements. 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; An Urban Forestry Plan prepared/approved by Arborist, Todd Prager, has been provided. This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM);
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A tree preservation and removal plan was submitted identifying all trees proposed for preservation and for removal. The plan meets the tree preservation and removal standards; this standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and An existing tree plan was provided that identifies the canopy of existing open grown trees. According to the supplemental report, no concerns regarding soil conditions were identified. The project arborist has signed the Urban Forestry site plan and attested that the plan meets the tree canopy site plan standards. This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report was prepared by the project arborist, Todd Prager; Teragan & Associates, Inc. The report includes the required inventory data for the existing open grown trees (UFM Section 10, Part 3, and Subsection D) protection measures, consisting of a five-foot metal fence secured to the ground located along the dripline of preserved trees which shall be in place prior to any site work. As submitted, the project meets the effective tree canopy in accordance with UFM Section 10, Part 3. Because the site is zoned R-25, the required effective tree canopy is 33% for the entire site. According to the supplemental report, the entire development site is 430,981 square feet (33% coverage= 142,223). As stated in the report and shown on the tree canopy plan, the qualifying mature tree canopy area provided is 191,415 or 44%; this standard is met. According to the Preliminary Tree Canopy Plan (Sheet L3.0), the parking lot is 141,795 square feet with a total qualifying mature tree canopy of 58,739 square feet, or 46% (30% coverage = 42,538sf.). The minimum 30% canopy for the parking lot is met. 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 meets the canopy requirements; therefore, this standard does not apply. FINDING: Based on the analysis above, the urban forestry plan requirements 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. The applicant’s proposal does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. 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.
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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 tree establishment and inventory standards can be met with the following conditions of approval. CONDITIONS: Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. The project arborist shall perform 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. Prior to any ground disturbance work, the applicant shall provide a fee in the amount of $4,295 for the city’s cost of collecting and processing the inventory data for the entire urban forestry plan of four retained open grown trees, and 145 planted trees($151 first tree + $4,144 ($28 x 148)= $4,295). Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11, Part 2: 27 in the amount of $72,645 (145 planted trees x $501/tree). 18.795 VISUAL CLEARANCE 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. FINDING: Based on the analysis above, the proposal has not met all of the applicable visual clearance requirements. With the following conditions of approval, these criteria can be met. CONDITION:
The applicant shall submit plans showing compliance with Section 18.795, Visual Clearance Areas, prior to issuance of building permits. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 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
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does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development.
Minimum Rights-of-Way and Street Widths: Section 18.810.030E requires an arterial street to have at least a 49-foot right-of-way width from centerline and 34-foot paved section (or as required by the county) with sidewalks 10-feet wide, street lights, storm drainage, and underground utilities. The site is adjacent to SW Scholls Ferry Road, a County arterial, SW 135th Avenue, a collector street; and SW Hawks Beard Street and SW Huntington Avenue, local streets. The TSP requires five lanes plus auxiliary lanes and a bike path to arterial standards for SW Scholls Ferry Road. Proposed half street improvements include two travel lanes, a bike path and maintaining the existing striped median. However, Washington County requires the applicant to construct a raised median. An additional paved width for a right turn lane, a planter and 8-foot sidewalk will be provided. This will require increasing the half right-of-way width from 50 feet to 62 feet. This requirement is met. The TSP designates SW 135th Avenue as a collector street with a bike path. The applicants submitted traffic study concludes that improvements are required to maintain acceptable traffic operations. Widening and restriping of SW 135th Avenue to provide a northbound bicycle lane and a southbound left-turn lane at Hawks Beard Street are recommended. This will require increasing the half right-of-way width from 35 feet to 37.5 feet. These improvements will be required. SW Hawks Beard will be improved to local street improvements including increasing the half right-of-way width from 25 feet to 27 feet. A proposed cul-de-sac bulb will provide public access to SW Huntington Avenue. These standards are met. 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. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. There are no proposed driveways along SW 135th Avenue to be in the influence area of SW Scholls Ferry Road. The spacing between SW 135th Avenue, a collector, and the driveway along SW Hawks Beard Street is about 300 feet. No driveways along a collector street are proposed. The single driveway on SW Scholls Ferry Road is not within 600 feet of another driveway. The remaining accesses to the site will be provided by driveways to SW Hawks Beard Street and Huntington Avenue, local streets. This requirement is met.
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There is no direct access to SW 135th Avenue, a collector. Access to SW Scholls Ferry Road, an arterial, will be a right-in right-out driveway at a raised median. Driveways within the development will connect to a single driveway at SW Scholls Ferry Road. N. Grades and curves. 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. The existing grades along the Scholls Ferry Road frontage are less than 10%. No grade changes are proposed. This standard is met. Section 18.810.030.CC Requires a traffic study for development proposals meeting certain criteria.
The application includes a Traffic Impact Study dated July 27, 2015, and prepared by Kittelson and Associates, Inc.
assessing the traffic impact on the surrounding streets and recommending any required mitigation. The study
provided anticipated level of service, evaluation of crash history, address spacing and intersection sight distance
analysis. This standard is met.
18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city’s standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. The site is fully served by existing utilities. Applicant has stated that any required easements for utilities will be provided. This standard may be met through conditions of approval. 18.810.070 Sidewalks A. Sidewalks. 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. B. Requirement of developers. 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). Sidewalks will be required as part of half street improvements for SW Scholls Ferry Road, SW 135th Avenue, SW Hawks Beard Street and the cul-de-sac at Huntington Avenue. 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.
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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. The development will be served by an existing 8-inch line in SW Huntington Avenue and SW Hawks Beard. No public sewer extensions, other than the extension on SW Huntington Avenue, or capacity improvements are required. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. 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). The Preliminary Drainage Report, dated July 27, 2015, has been submitted. The surrounding area is fully improved with storm drainage discharging to the public system. Onsite runoff will be directed to the public system in SW Hawks Beard Street. 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. A detention chamber system is proposed. Details of the facility have not been submitted and will be required through conditions of approval to be reviewed and approved as part of the PFI submittal and review. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) which require the construction of on-site water quality facilities. The facilities shall be designed in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year.
NOTICE OF DECISION PAGE 23 OF 26
SDR2015-00004 SCHOLLS FERRY APARTMENTS
An underground water quality facility is proposed. This standard may be met by condition. 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. The applicant’s engineer has submitted preliminary detention calculations. This standard may be met by condition. 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. 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. There are existing overhead utility lines along the south side of the SW Scholls Ferry Road frontage. Placing the lines underground will be required through conditions of approval. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The Transportation Impact Study by Kittelson and Associates Inc., July 27, 2015; found that improvements are required to maintain acceptable traffic operation. • Extension of the westbound left-turn lane on SW Scholls Ferry Road at SW 135th Avenue. • Standard half-street improvements along SW Hawks Beard including roadway widening and a sidewalk. • Widening and restriping of SW 135th Avenue to provide a northbound bike lane and a southbound left-turn lane. • Construction of a driveway on SW Scholls Ferry Road. These improvements, as detailed in the Study, will be required as part of the PFI permit submittal.
NOTICE OF DECISION PAGE 24 OF 26
SDR2015-00004 SCHOLLS FERRY APARTMENTS
An application for a design exception to allow access to SW Scholls Ferry Road has been submitted to Washington County. Approval of the request will be required as part of the PFI permit. Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire and Rescue (TVF&R) for access and hydrant location prior to any work on site. Public Water System: Tigard Water District (TWD) provides service in this area. Prior to any work on site the applicant shall provide documented approval from the Tigard Water District (TWD) of the design of water service to the site. TWD approval of construction shall be obtained prior to final inspection. Storm Water Quality: Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) 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. Prior to approval of PFI, the applicant shall submit plans and calculations for water quality facilities that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Water quality is also required for new impervious surface created on widened streets. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. On-site water quality will be provided by LIDA swales. Treatment for street widening will be by a proposed combined public facility at the corner of SW 135th and SW Hawks Beard Street. An expanded combined existing public facility will provide treatment for the proposed cul-de-sac at Huntington Avenue.
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. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to any work on site and prior to issuance of the building permit. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits.
NOTICE OF DECISION PAGE 25 OF 26
SDR2015-00004 SCHOLLS FERRY APARTMENTS
For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City’s permit tracking system. The proposed buildings are multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a “1”, second level suites shall have numbers preceded by a “2”, etc. For this project, the addressing fee will be $12,050 (community center and 240 units) X $50/address = $12,050). SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and has requested a detailed lighting plan to ensure reasonable and adequate steps to deter crime are considered. The City Public Works Department reviewed the proposal and stated that the development will need to be served by a master meter. The water main pipelines are services shall only be constructed in the public right of way per Section 2.1.G of the Improvement Water Design Standards. The City Development Review Engineer (Contact Greg Berry, 503-718-2468) has reviewed the proposal and provided comment in a Memorandum dated September 20, 2015, which can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision.
SECTION VIII. AGENCY COMMENTS Washington County Department of Land Use and Transportation provided a comment letter dated October 14, 2015 including conditions of approval required prior to issuance of building permits and prior to occupancy. These conditions are included as conditions in this decision. Clean Water Services has reviewed this proposal and issued a Sensitive Area Pre-Screening Site Assessment Letter (File No. 15-000682) dated March 16, 2015, finds that the project will not significantly impact the existing or potentially sensitive areas found near the site. (Jackie Sue Humphreys, 503-681-3600) has reviewed this proposal and issued a letter dated October 12, 2015 stating conditions to be met prior to plat recording. Beaverton School District reviewed the application and provided comments dated October 13, 2015. The letter stated that the district believes there will be sufficient capacity to accommodate the new students. Tualatin Valley Fire and Rescue (John Wolff, 503-259-1504) has reviewed the proposal and provided comments in an October 21, 2015 letter, states requirements for fire access, sprinklers, fire hydrants, and premises identification. The letter requests details of the cul-de-sac from Huntington Avenue. The letter also requests that access off of Scholl’s Ferry Rd shall meet the turning radius requirement and hydrants need to be provided based on the fire flow. Therefore, the applicant has been conditioned to provide approval from TVF&R for a fire flow test of the nearest fire hydrant demonstrating available flow at 20 PSI of residual pressure. Attachments: Attachment 1: Site Plan Attachment 2: Zoning Map Attachment 3: The City of Tigard Development Review Engineer Memo, dated September 20, 2015 Attachment 4: Washington County Department of Land Use and Transportation, Letter dated October 14, 2015 Attachment 5: Clean Water Services Memorandum dated October 12, 2015. Attachment 6: TVFR letter dated October 21, 2015
WINTERLAKEDRROSEMARY LN 130THAVESNOWSHOE L N
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INFORMATION ON THIS MAP IS FOR GENERAL LOCATIONONLY AND SHOULD BE VERIFIED WITH THE DEVELOPMENTSERVICES DIVISION.
DATA IS DERIVED FROM MULTIPLE SOURCES. THE CITY OF TIGARDMAKES NOT WARRANTY, REPRESENTATION, OR GUARANTEE AS TO THECONTENT, ACCURACY, TIMELINESS OR COMPLETENESS OF ANY OF THEDATA PROVIDED HEREIN. THE CITY OF TIGARD SHALL ASSUME NOLIBABILITY FOR ANY ERRORS, OMISSIONS, OR INACCURACIES IN THEINFORMATION PROVIDED REGAR D LESS OF HOW CAUSED.
City of Tigard13125 SW Hall BlvdTigard, OR 97223503 639-4171www.tigard-or.gov
COMMUNITY DEVELOPMENT DEPARTMENT
Subject Site
Map Printed: 29-Sep-15
Overlay ZonesHistoric District Over layPlanned Development Overlay
Legend
" A Place to Call Home"
Zone D escription
Residential
Mixed Use R esidential
Mixed Use C entral Business District
Commercial
Mixed Use Employment
Industrial
Parks and Recreation
Washington C ounty Zoning
G en e r a l i z ed Z o n i n g C at eg o r i e s
ENGINEERING COMMENTS
Scholls Apartments PAGE 1
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: September 20, 2015
TO: Monica Bilodeau, Associate Planner
FROM: Greg Berry, Development Review Engineer
RE: Scholls Apartments, SDR 15-04
Access Management (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
A Traffic Impact Study- July 27, 2015, has been prepared by Kittelson and
Associates, Inc. The study found that improvements were required to provide
adequate access to the development.
- Extension of the westbound left-turn on SW Scholls Ferry Road at SW
135th Avenue to County standards.
- A northbound bicycle lane and a southbound left-turn on SW 135th
Avenue at SW Hawks Beard Street.
- The driveway on SW Scholls Ferry Road will be restricted to right in
and out turns only and a right-turn deceleration lane will be provided.
A sight distance report for the driveway along SW Scholls Ferry Road was found
to be adequate. A sight distance report for the driveways along 135th and SW
Hawks Beard Street has not been submitted.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant’s traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
ENGINEERING COMMENTS
Scholls Apartments PAGE 2
There are no proposed driveways along SW 135th Avenue to be in the influence
area of SW Scholls Ferry Road. The spacing between SW 135th Avenue, a
collector, and the driveway along SW Hawks Beard Street is about 300 feet.
This requirement is met.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
No driveways along a collector street are proposed. The single driveway on SW
Scholls Ferry Road is not within 600 feet of another driveway. The remaining
accesses to the site will be provided by driveways to SW Hawks Beard Street
and Huntington Avenue, local streets. This requirement is met.
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
The site is adjacent to SW Scholls Ferry Road, a County arterial, SW 135th
Avenue, a collector street; and SW Hawks Beard Street and SW Huntington
Avenue, local streets.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
A cul-de-sac bulb will be constructed at the terminus of SW Huntington Avenue.
The required right-of-way will be dedicated.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E sets the
required width of right-of-way and paved section. Other improvements
required may include on-street parking, sidewalks and bikeways,
underground utilities, street lighting, storm drainage, and street trees.
ENGINEERING COMMENTS
Scholls Apartments PAGE 3
The TSP requires 5 lanes plus auxiliary lanes and a bike path to arterial standards
for SW Scholls Ferry Road. Proposed half street improvements include two travel
lanes, a bike path and maintaining the existing striped median. However,
Washington County requires the applicant to construct a raised median. An
additional paved width for a right turn lane, a planter and 8-foot sidewalk will be
provided. This will require increasing the half right-of-way width from 50 feet to 62
feet. This requirement is met.
The TSP designates SW 135th Avenue as a collector street with a bike path.
Applicants submitted traffic study concludes that improvements are required to
maintain acceptable traffic operations. Widening and restriping of SW 135th
Avenue to provide a northbound bicycle lane and a southbound left-turn lane at
Hawks Beard Street are recommended. This will require increasing the half right-
of-way width from 35 feet to 37.5 feet. These improvements will be required.
SW Hawks Beard will be improved to local street improvements including
increasing the half right-of-way width from 25 feet to 27 feet.
A proposed cul-de-sac bulb will provide public access to SW Huntington Avenue.
Future Street Plan and Extension of Streets: Section 18.810.030.F states
that a future street plan shall be filed which shows the pattern of existing and
proposed future streets from the boundaries of the proposed land division.
This section also states that where it is necessary to give access or permit a
satisfactory future division of adjoining land, streets shall be extended to the
boundary lines of the tract to be developed and a barricade shall be
constructed at the end of the street. These street stubs to adjoining
properties are not considered to be cul-de-sacs since they are intended to
continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the
property owners which shall not be removed until authorized by the City
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
Land division is not proposed. This requirement does not apply.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of
no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a
regulated water feature if regulations would not permit construction.
ENGINEERING COMMENTS
Scholls Apartments PAGE 4
Section 18.810.030.H.2 states that all local, neighborhood routes and
collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or
extension is precluded when it is not possible to redesign, or reconfigure
the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance
of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that
a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
The surrounding area is fully developed and preclude any street extensions.
Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200
feet long, shall not provide access to greater than 20 dwelling units, and shall
only be used when environmental or topographical constraints, existing
development pattern, or strict adherence to other standards in this code
preclude street extension and through circulation:
• All cul-de-sacs shall terminate with a turnaround. Use of turnaround
configurations other than circular, shall be approved by the City Engineer;
and
• The length of the cul-de-sac shall be measured from the centerline
intersection point of the two streets to the radius point of the bulb, and
• If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an
adjacent street may be required to be provided and dedicated to the
City.
A cul-de-sac is proposed to terminate SW Huntington Avenue.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed
ten percent on arterials, 12% on collector streets, or 12% on any other street
(except that local or residential access streets may have segments with
grades up to 15% for distances of no greater than 250 feet). Centerline radii
of curves shall be as determined by the City Engineer.
No streets are proposed. This requirement does not apply.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that
where a development abuts or is traversed by an existing or proposed
arterial or major collector street, the development design shall provide
adequate protection for residential properties and shall separate residential
ENGINEERING COMMENTS
Scholls Apartments PAGE 5
access and through traffic, or if separation is not feasible, the design shall
minimize the traffic conflicts. The design shall include any of the following:
• A parallel access street along the arterial or major collector;
• Lots of suitable depth abutting the arterial or major collector to provide
adequate buffering with frontage along another street;
• Screen planting at the rear or side property line to be contained in a
non-access reservation along the arterial or major collector; or
• Other treatment suitable to meet the objectives of this subsection;
• If a lot has access to two streets with different classifications, primary
access should be from the lower classification street.
There is no direct access to SW 135th Avenue, a collector. Access to SW Scholls
Ferry Road, an arterial, will be a right-in right-out driveway at a raised median.
Driveways within the development will connect to a single driveway at SW
Scholls Ferry Road.
Private Streets: Section 18.810.030.T states that design standards for
private streets shall be established by the City Engineer. The City shall
require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement. Private streets serving more
than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
No private streets are proposed.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
ENGINEERING COMMENTS
Scholls Apartments PAGE 6
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
Sidewalks will be required as part of half street improvements for SW Scholls
Ferry Road, SW 135th Avenue, SW Hawks Beard Street and the cul-de-sac at
Huntington Avenue.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.C states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
ENGINEERING COMMENTS
Scholls Apartments PAGE 7
The development will be served by an existing 8-inch line in SW Huntington
Avenue and SW Hawks Beard. No public sewer extensions, other than the
extension on SW Huntington Avenue, or capacity improvements are required.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.C states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
The Preliminary Drainage Report, dated July 27, 2015, has been submitted. The
surrounding area is fully improved with storm drainage discharging to the public
system. Onsite runoff will be directed to the public system in SW Hawks Beard
Street.
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
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.
ENGINEERING COMMENTS
Scholls Apartments PAGE 8
A detention chamber system is proposed. Details of the facility have not been
submitted and will be required as part of the PFI submittal.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that 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 right-of-way.
No Bikeways are proposed along or through the site.
Minimum Width: Section 18.810.110.C states that the minimum width for
bikeways within the roadway is five feet per bicycle travel lane. Minimum
width for two-way bikeways separated from the road is eight feet.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid
disturbing the street improvements when service connections are
made.
Exception to Under-Grounding Requirement: Section 18.810.120.C states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
ENGINEERING COMMENTS
Scholls Apartments PAGE 9
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant’s property shall pay a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the south side of the SW Scholls
Ferry Road frontage. Placing the lines underground will be required.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Traffic Study Findings:
The Transportation Impact Study by Kittelson and Associates Inc., July 27, 2015;
found that improvements are required to maintain acceptable traffic operation.
• Extension of the westbound left-turn lane on SW Scholls Ferry Road at SW
135th Avenue.
• Standard half-street improvements along SW Hawks Beard including
roadway widening and a sidewalk.
• Widening and restriping of SW 135th Avenue to provide a northbound bike
lane and a southbound left-turn lane.
• Construction of a driveway on SW Scholls Ferry Road.
These improvements, as detailed in the Study, will be required as part of the PFI
submittal.
An application for a design exception to allow access to SW Scholls Ferry Road
has been submitted to Washington County. Approval of the request will be
required as part of the Public Facilities Improvement permit.
Fire and Life Safety:
Tualatin Valley Fire and Rescue has provided preliminary approval.
Public Water System:
Service is provided by existing mains in SW Scholls Ferry Road, SW Hawks
Beard Street and SW Huntington Avenue.
Storm Water Quality:
Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by
Resolution and Order No. 07-20) requires the construction of on-site water
ENGINEERING COMMENTS
Scholls Apartments PAGE 10
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.
Prior to approval of PFI, the applicant shall submit plans and calculations for a
water quality facilities that will meet the intent of the CWS Design Standards. In
addition, the applicant shall submit a maintenance plan for the facility that must
be reviewed and approved by the City prior to construction. Water quality is also
required for new impervious surface created on widened streets.
To ensure compliance with Clean Water Services design and construction
standards, the applicant shall employ the design engineer responsible for the
design and specifications of the private water quality facility to perform
construction and visual observation of the water quality facility for compliance
with the design and specifications. These inspections shall be made at
significant stages throughout the project and at completion of the construction.
Prior to final building inspection, the design engineer shall provide the City of
Tigard (Inspection Supervisor) with written confirmation that the water quality
facility is in compliance with the design and specifications.
On-site water quality will be provided by LIDA swales. Treatment for street
widening will be by a proposed combined public facility at the corner of SW 135th
and SW Hawks Beard Street. An expanded combined existing public facility will
provide treatment for the proposed cul-de-sac at Huntington Avenue.
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.
ENGINEERING COMMENTS
Scholls Apartments PAGE 11
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to
cover all on-site private utility installations (water, sewer, storm, etc.) and
driveway construction.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard. An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to issuance of building permits.
For multi-tenant buildings, one address number is assigned to the building and
then all tenant spaces are given suite numbers. The City is responsible for
assigning the main address and suite numbers. This information is needed so
that building permits for tenant improvements can be adequately tracked in the
City’s permit tracking system. Based upon the information provided by the
applicant, this building will be a multi-tenant building. Prior to issuance of the site
permit, the applicant shall provide a suite layout map so suite numbers can be
assigned. The addressing fee will then be calculated based upon the number of
suites that must be addressed. In multi-level structures, ground level suites shall
have numbers preceded by a “1”, second level suites shall have numbers
preceded by a “2”, etc.
For this project, the addressing fee will be $12,050 (community center and 240
units) X $50/address = $12,050).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
COMMENCING ANY SITE IMPROVEMENTS, INCLUDING GRADING,
EXCAVATION AND/OR FILL ACTIVITIES:
Submit to the Engineering Department (Greg Berry, 503-718-2468) for
review and approval:
1. Prior to commencing site improvements, a Public Facility Improvement
(PFI) permit is required for this project to cover all infrastructure work and
any other work in the public right-of-way. Submit an approved public
faculties permit for all proposed work in the Scholls Ferry Road right-of-
way. Six (6) sets of detailed public improvement plans shall be submitted
for review to the Engineering Department. NOTE: these plans are in
addition to any drawings required by the Building Division and should only
include sheets relevant to public improvements. Public Facility
Improvement (PFI) permit plans shall conform to City of Tigard Public
ENGINEERING COMMENTS
Scholls Apartments PAGE 12
Improvement Design Standards, which are available at City Hall and the
City’s web page (www.tigard-or.gov).
2. 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.
3. 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 construction vehicle
parking shall be provided on-site. 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.
4. SW Scholls Ferry Road shall be designed and constructed to Washington
County standards.as follows:
- Right-of-way dedication of 62 feet from centerline
- Pavement width that provides a right-turn lane
- Pavement section as required by Washington County
- Concrete curb or curb and gutter as needed
- Storm drainage
- 8-foot sidewalk with 5-foot planter strip
- Street trees, lighting, striping, signs
- Traffic control devices
- 10-foot buffer
- NOTE:
ENGINEERING COMMENTS
Scholls Apartments PAGE 13
5. SW 135th Avenue shall be designed and constructed to collector street
standards.as follows:
- Right-of-way dedication of 37.5 feet from centerline
- Variable pavement width as shown on plans
- Pavement section as required by collector street standards
- Curb and gutter
- Storm drainage
- 6-foot sidewalk with 5-foot planter strip
- Street trees, lighting, striping, signs
- Traffic control devices and any signal modifications
6. SW Hawks Beard Street shall be designed and constructed to local street
standards as follows:
- Right-of-way dedication of 27 feet from centerline
- 16-foot paved width
- Pavement section as required by local street standards
- Curb and gutter
- Storm drainage
- 5-foot sidewalk with 5-foot planter strip
- Street trees, lighting, striping, signs
7. SW Huntington Avenue shall be terminated with a 47-foot radius cul-de-
sac meeting adjacent existing curb and sidewalk.
8. Prior to commencing site improvements, dedicate to the public the right-of-
way required for SW Scholls Ferry Road, SW 135th Avenue, SW Hawks
Beard Street and SW Huntington Avenue. The dedication document shall
be on City forms. Instructions are available from the Engineering Division.
9. Prior to commencing site improvements, sanitary sewer and storm
drainage details shall be provided to the city for review and approval as
part of the PFI permit plans. Calculations and a topographic map of the
storm drainage basin and sanitary sewer service area shall be provided as
a supplement to the PFI permit plans. Calculations shall be based on full
development of the serviceable area. The location and capacity of
existing, proposed and future lines shall be addressed.
10. Prior to commencing site improvements, provide details for the following
street improvements as part of the PFI permit submittal. The
improvements shall be as described in the Transportation Impact Study,
July 27, 2015.
• Extension of the westbound left-turn lane on SW Scholls Ferry Road
at SW 135th Avenue.
ENGINEERING COMMENTS
Scholls Apartments PAGE 14
• Standard half-street improvements along SW Hawks Beard including
roadway widening and a sidewalk.
• Widening and restriping of SW 135th Avenue to provide a northbound
bike lane and a southbound left-turn lane.
• Construction of a driveway on SW Scholls Ferry Road.
• Provide an approved Washington County permit for all work within the
SW Scholls Ferry right-of-way.
11. Prior to commencing site improvements, an erosion control plan shall be
provided as part of the Public Facility Improvement (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.
12. Prior to commencing site improvements, a final grading plan shall be
submitted showing the existing and proposed contours.
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.
13. Prior to commencing site improvements, the Applicant shall obtain an
1200-C General Permit issued through the City of Tigard pursuant to ORS
468.740 and the Federal Clean Water Act.
14. Prior to commencing site improvements, the applicant shall obtain
approval from the Public Works Department for all public water line
improvements. Any extension of public water lines shall be shown on the
proposed Public Facility Improvement (PFI) permit construction plans.
15. 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 access prior to issuance of the City of Tigard’s site
permit.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF THE BUILDING PERMIT:
Submit to the Engineering Department (Greg Berry, 503-718.-2468) for
review and approval:
ENGINEERING COMMENTS
Scholls Apartments PAGE 15
16. Obtain Washington County Facility Permit in accordance with the
conditions of approval for County File Number CD-62/CP-62, October 14,
2015.
17. Prior to issuance of a building permit, pay the addressing fee.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL
BUILDING INSPECTION:
Submit to the Engineering Department (Greg Berry, 503-718-2468), for
review and approval:
18. Prior to a final building inspection, complete all required public
improvements, including improvements to SW Scholls Ferry Road, SW
135th Avenue, SW Hawks Beard Street, SW Huntington Avenue and the
public storm drain and a one-year maintenance assurance for the
improvements. Submit Washington County approval of all work in the SW
Scholls Ferry Road right-of-way.
19. Prior to final building inspection, the applicant shall submit as-built drawings
tied to the GPS network. The applicant’s engineer shall provide the City
with an electronic file with points for each structure (manholes, catch basins,
water valves, hydrants and other water system features) in the
development, and their respective X and Y State Plane Coordinates,
referenced to NAD 83 (91). As-built submittal shall include an Acrobat
(***.pdf) file, one 11x17 paper copy and the electronic point file as state
above and shown in the example below.
Excel spreadsheet/point database file example:
“Feature”; “Type”; “XCOORD”; “YCOORD”; “ZCOORD”:
“SSMH02”; “MH”; “7456892.234”; “6298769.879”; “192.45”
“WV03”, “WV”, “7456956.654”, “6298723.587”, “214.05
20. Prior to a final building inspection, the applicant's traffic engineer shall
submit a final sight distance certification for the SW Hawks Beard Street
access prior to City approval of the completed project improvements.
21. Prior to a 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 that will ensure compliance with the
requirements of the manufacture.
www.tvfr.com
Training Center
12400 SW Tonquin Road
Sherwood, Oregon
97140-9734
503-259-1600
South Operating Center
8445 SW Elligsen Road
Wilsonville, Oregon
97070-9641
503-649-8577
North Operating Center
20665 SW Blanton Street
Aloha, Oregon 97078
503-649-8577
Command & Business Operations Center
and Central Operating Center
11945 SW 70th Avenue
Tigard, Oregon 97223-9196
503-649-8577
October 21, 2015
Monica Bilodeau
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon
97223
Re: City of Tigard Scholls Ferry Apartments SDR 2015-00004 1S133AC14500
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and
conditions of approval:
FIRE APPARATUS ACCESS:
1. DEAD END ROADS AND TURNAROUNDS: Dead end fire apparatus access roads in excess of 150 feet in length
shall be provided with an approved turnaround. Diagrams of approved turnarounds are shown below: (OFC 503.2.5 &
D103.1) Plans do not show the transition of the cul-de-sac from Huntington Ave. to parking area. Provide
detail of the transition.
2. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles
and 20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway
and in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space
above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white
reflective background. (OFC D103.6)
3. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width – no parking on either side of roadway
2. 26-32 feet road width – parking is allowed on one side
3. Greater than 32 feet road width – parking is not restricted
4. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and
marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide
by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3)
5. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the
hydrant. (OFC D103.1)
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6. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point. (OFC 503.2.4 & D103.3) The access from Scholls Ferry Rd
does not meet this requirement. Redesign pork chop at right hand in right hand out intersection and show
plans to meet this condition.
7. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage
shall also be provided during construction. (OFC 3309 and 3310.1)
8. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Code Official.
See Application Guide Appendix A for further information. (OFC 503.4.1).
FIREFIGHTING WATER SUPPLIES:
9. COMMERCIAL BUILDINGS – REQUIRED FIRE FLOW: The minimum fire flow and flow duration for buildings other than
one- and two-family dwellings shall be determined in accordance with residual pressure (OFC Table B105.2). The
required fire flow for a building shall not exceed the available GPM in the water delivery system at 20 psi.
Note: OFC B106, Limiting Fire-Flow is also enforced, except for the following:
• In areas where the water system is already developed, the maximum needed fire flow shall be either 3,000 GPM
or the available flow in the system at 20 psi, whichever is greater.
• In new developed areas, the maximum needed fire flow shall be 3,000 GPM at 20 psi.
• Tualatin Valley Fire & Rescue does not adopt Occupancy Hazards Modifiers in section B105.4-B105.4.1
10. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structure or increase in the
floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects,
or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as
no adverse modifications have been made to the supply system. Water availability information may not be required to
be submitted for every project. (OFC Appendix B)
11. .WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and
operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1)
FIRE HYDRANTS:
12. FIRE HYDRANTS – COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a
hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site
fire hydrants and mains shall be provided. (OFC 507.5.1)
• This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic
sprinkler system.
• The number and distribution of fire hydrants required for commercial structure(s) is based on Table C105.1,
following any fire-flow reductions allowed by section B105.3.1. Additional fire hydrants may be required due to
spacing and/or section 507.5 of the Oregon Fire Code.
13. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a
building shall not be less than that listed in Table C 105.1. (OFC Appendix C)
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14. FIRE HYDRANT(S) PLACEMENT: (OFC C104)
• Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that
are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may
contribute to the required number of hydrants. (OFC 507.5.1)
• Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required
number of hydrants unless approved by the fire code official.
• Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the
required number of hydrants. Heavily traveled collector streets may be considered when approved by the fire
code official.
• Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants
only if approved by the fire code official.
15. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private
fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507)
16. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from
an approved fire apparatus access roadway unless approved by the fire code official. (OFC C102.1)
17. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective
markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant
is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly.
(OFC 507)
18. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or
other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312)
19. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
BUILDING ACCESS AND FIRE SERVICE FEATURES
20. EMERGENCY RESPONDER RADIO COVERAGE: In new buildings where the design reduces the level of radio
coverage for public safety communications systems below minimum performance levels, a distributed antenna
system, signal booster, or other method approved by TVF&R and Washington County Consolidated Communications
Agency shall be provided. (OFC 510.1)
21. KNOX BOX: A Knox Box for building access may be required for structures and gates. See Appendix C for further
information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and
instructions regarding installation and placement. (OFC 506.1)
22. UTILITY IDENTIFICATION: Rooms containing controls to fire suppression and detection equipment shall be
identified as “Fire Control Room.” Signage shall have letters with a minimum of 4 inches high with a minimum stroke
width of 1/2 inch, and be plainly legible, and contrast with its background. (OFC 509.1)
23. PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly visible from the street or road
fronting the property. The numbers shall contrast with their background. Where required by the fire code
official, address numbers shall be required in additional approved locations to facilitate emergency
response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches.
4
Applicant may apply for use of alternate materials and methods (AM&M) in accordance with 2014 Oregon Fire
Code (OFC), Section 104.9. A guideline for Alternate Materials & Methods requests is available.
If you have questions or need further clarification, please feel free to contact me at (503) 259-1504
Sincerely,
John Wolff
John Wolff
Deputy Fire Marshal II
Cc: TVF&R File