Ordinance No. 18-22 CITY OF TIGARD,OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. 18- a
AN ORDINANCE ADOPTING COMPREHENSIVE PLAN AMENDMENT CPA 2018-00002 AND
ZONE CHANGE ZON 2018-00003 TO AMEND THE TIGARD COMPREHENSIVE PLAN
DESIGNATIONS AND ZONING DISTRICTS MAP FROM R-12(PD) TO R-25 ON TAX LOTS
2S 110AA02100,2S 110AA02200.
WHEREAS, Section 18.710.080 of the City of Tigard Community Development Code requires quasi-judicial
amendments be undertaken by means of a Type III-Modified procedure when a zone change application also
involves a concurrent application for a comprehensive plan map amendment, as governed by Section
18.710.070; and
WHEREAS, the applicant requests a Comprehensive Plan Amendment from Medium Density Residential to
Medium-High Density Residential, a Zoning Map Amendment from R-12(PD) to R-25 including removal of
the Planned Development Overlay;and
WHEREAS,on September 17,2018,the Tigard Planning Commission held a public hearing,which was noticed
in accordance with city standards, and recommended approval of the proposed CPA2018-00002/ ZON2018-
00003 by motion and unanimous vote in favor;and
WHEREAS, on October 23, 2018, the Tigard City Council held a public hearing, which was noticed in
accordance with city standards, to consider the Commission's recommendation on CPA2018-00002/ZON
2018-00003, to hear public testimony, and apply applicable decision-making criteria;and
WHEREAS, Council's decision to approve CPA 2018-00002/ZON 2018-00003 and adopt this ordinance
was based on the findings and conclusions found in Exhibit "B" and the associated land use record,which
is incorporated herein by reference and is contained in land use file CPA2018-00002/ZON 2018-00003.
NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Tigard City Council amends the Tigard Comprehensive Plan and Zoning Maps to change the
Comprehensive Plan Designations and Zoning Classifications as shown in Exhibit"A"
SECTION 2: Tigard City Council adopts the findings and conclusions contained in Exhibit"B"in support
of the Council's action and to be the legislative basis for this ordinance.
PASSED: By Unctr u'Yl54-4vote of all Council members present after being read by number and
title only,this r7.6 day of OC-71-5 ,2018.
f 41- f
Kelly Burgoyne,Deputy City Recorder
ORDINANCE No. 18-a,a
Page 1
APPROVED: By Tigard City Council this 3 day of OC/06 e ( ,2018.
2a
John L. ok,Mayor
Approved as to form:
Q(f)7'
City Attorney
ORDINANCE No. 18-ddl
Page 2
EXHIBIT A
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EXHIBIT B:
Hearing Date: October 23,2016 Time: 7:30 PM
PLANNING COMMISSION RECOMMENDATION
TO CITY COUNCIL 1111
FOR THE CITY OF TIGARD, OREGON TIGARD
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NO.: Comprehensive Plan Amendment (CPA) 2018-00002
Zone Change (ZON) 2018-00003
Site Development Review(SDR) 2018-00001
Sign (SGN) 2018-00023
FILE TITLE: GAARDE MEADOWS APARTMENTS COMPREHENSIVE PLAN /
ZONING MAP AMENDMENTS AND SITE DEVELOPMENT REVIEW
APPLICANT/
OWNER: Matti Totonchy
875 Terrace Drive
Lake Oswego, OR 97035
REQUEST: The applicant requests a Comprehensive Plan Amendment from Medium Density
Residential to Medium-High Density Residential, a Zoning Map Amendment from
R-12(PD) to R-25 including removal of the Planned Development Overlay, Site
Development Review to add 28 apartments in three new buildings, exceptions to the
front yard setback from 20 feet to 16 feet and the westerly side yard setback from 30
feet to 24 feet,and a sign permit.
LOCATION: 10900& 10930 SW Gaarde Street;TAX MAP 2S110AA Lots 02100&02200.
COMP PLAN
DESIGNATION/
ZONING
DISTRICT: FROM: Medium-Density Residential with Planned Development Overlay,R-12(PD)
TO: Medium High-Density Residential, R-25
APPLICABLE 18.40, 18.110, 18.220, 18.310, 18.320, 18.435, 18.520, 18.710, 18.780, 18.795,
REVIEW 18.910, 18.920 and 18.930; Comprehensive Plan Goals 1, 2, 10; Statewide
CRITERIA: Planning Goals 1,2, 10; and Metro's Urban Growth Management Functional
Plan Titles 1, 7, and 12.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDI MEADOWS,1PARTMENI'S PAGE 1 OF 51
SECTION II PLANNING COMMISSON RECOMMENDATION
The Planning Commission recommends to the Tigard City Council APPROVAL of the proposed
Comprehensive Plan and Zoning Map Amendments. The Planning Commission further recommends to the
Tigard City Council APPROVAL of the proposed Site Development Review and Sign Permit, with
recommended conditions of approval.
CONDTIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO PERMIT SUBMISSION:
1. The City of Tigard is responsible for the approval of new street names and assigning addresses for
parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718-
2678 to ensure new addresses are assigned. Prior to permit submission pay the addressing fee. The
address fee shall be assessed in accordance with the current Master Fee Schedule.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS INCLUDING GRADING,
EXCAVATION AND/OR FILL ACTIVITIES:
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements, to the PLANNING DEPARTMENT,
ATTN: Gary Pagenstecher at 503-718-2434. The cover letter shall clearly identify where in the
submittal the required information is found:
2. Prior to site work, the project arborist shall perform a site inspection for tree protection measures,
document compliance/non-compliance with the urban forestry plan and send written verification
with a signature of approval directly to the city manager or designee within one week of the site
inspection.
3. The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection
measures during periods of active site development and construction, document compliance/non-
compliance with the urban forestry plan and send written verification with a signature of approval
directly to the project planner within one week of the site inspection.
4. Prior to site work, the applicant shall provide a tree establishment bond for all trees to be planted
per the approved urban forestry plan.The total bond amount shall be equivalent to the city's average
cost to plant and maintain a tree per the applicable standards in the Urban Forestry Manual for a
period of two years after planting multiplied by the total number of trees to be planted and
maintained.The plan shows 48 trees in the planted inventory. Therefore,according to the 18/19 Fee
Schedule,the bond amount will be$23,952 ($499/tree x 48 trees).
5. Prior to site work, the applicant shall provide a fee to cover the city's cost of collecting and
processing the inventory data for the entire urban forestry plan. The plan shows 48 trees in the
planted inventory and four(4) retained trees on site. Therefore,according to the 18/19 Fee Schedule
the inventory fee is $1,596 ($168/1st + $28/tree x 51 trees)
6. The applicant shall submit revised dimensioned elevation drawings that demonstrate how the
exterior elevations criteria are met.
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7. Prior to site work, the applicant shall submit revised dimensioned plans demonstrating that the
sidewalk separation requirements are met for windowed walls.
8. Prior to site work, the applicant shall submit revised dimensioned plans demonstrating that the
sidewalk separation requirements are met for living room windows.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements, to the ENGINEERING DEPARTMENT,
ATTN: KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal the
required information is found:
9. Improvements associated with public infrastructures including street and right of way dedication,
utilities, grading, water quality and quantity facility, streetlights, easements, easement locations, and
utility connection for future utility extensions shall be designed in accordance with the following
codes and standards:
City of Tigard Public Improvement Design Standards
Clean Water Services (CWS) Design and Construction Standards
Tigard Community Development Codes,Municipal Codes
Fire Codes
Other applicable County,State,and Federal Codes and Standard Guidelines
10. Improvements associated with public infrastructures including street and right of way dedication,
utilities, grading, water quality and quantity facility, streetlights, easements, easement locations, and
utility connection for future utility extensions are subject to the City Engineer's review,modification,
and approval.
11. Prior to commencing site improvements,a Public Facility Improvement (PFI) Permit is required for
this project to cover all infrastructure work including stormwater Water Quality and Quantity
Facilities and any other work in the public right-of-way. Four (4) sets of detailed public
improvement plans shall be submitted for review to the Engineering Department. An Engineering
cost estimate of improvements associated with public infrastructures including but not limited to
street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer,
streetlights, and franchise utilities shall be required at the time of PFI Permit submittal. When the
water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water
improvement shall be listed as a separate line item from the total cost estimate. NOTE: these plans
are in addition to any drawings required by the Building Division and should only include sheets
relevant to public improvements. Public Facility Improvement permit plans shall conform to City
of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web
page (www.tigard-or.gov).
12. 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.
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13. 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 onsite. No construction vehicles or equipment will be permitted to park on the
adjoining residential public streets. Construction vehicles include the vehicles of any contractor or
subcontractor involved in the construction of site improvements or buildings proposed by this
application,and shall include the vehicles of all suppliers and employees associated with the project.
14. Prior to commencing site improvements, the Applicant shall provide Engineering Division a
photometric analysis for the review and approval. New LED streetlights are required based on the
photometric analysis; the Applicant shall submit plans showing the location of streetlights to
Engineering Division for review and approval. Type and color of pole and light fixture shall also be
included on the plan for review and approval.
15. Prior to commencing site improvements, the Applicant shall submit plans showing the following
items to Engineering for review and approval:
SW Gaarde St(old alignment) shall include and shall be shown to have:
38-foot from centerline right of way dedication
Driveway approach meeting the City of Tigard Commercial Driveway Standards
6-foot sidewalk
Planter behind sidewalk
Street trees meeting the City of Tigard Urban Forestry Manual
SW Gaarde St(new alignment) shall include and shall be shown to have:
Removal of the existing driveway approach
6-foot sidewalk in place of the existing driveway
16. Prior to commencing site improvements, submit site plans and a final storm drainage report as part
of the PFI Permit indicating how run-off generated by the development will be collected, conveyed,
treated and detained to Engineering Division for review and approval. The storm drainage report
shall be prepared and include a maintenance plan in accordance with CWS Design and Construction
Standards and the City of Tigard Standards.
17. 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.
18. Prior to commencing site improvements, submit site plans as part of the PFI Permit showing the
proposed sanitary sewer system and associated facilities to be designed and constructed in
accordance with the City of Tigard and CWS Design and Construction Standards.
19. Prior to commencing site improvements, submit site plans as part of the PFI Permit showing all
proposed and/or extensions of public water lines, hydrants and water services to be designed in
accordance with the City of Tigard Standards to Engineering for review and approval.
20. 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 emergency vehicular
access and turn around.
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21. A joint access easement and maintenance agreement between Tax Lots 2S110AA02100 &2200 shall
be submitted for review prior to commencing site improvements.
22. 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.
23. Prior to commencing site improvements,a final grading plan shall be submitted showing the existing
and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and
show that they will be graded to insure that surface drainage is directed to the street or a public
storm drainage system approved by the Engineering Division.
24. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between
10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This
information will be necessary in determining if special grading inspections and/or permits will be
necessary when the lots develop.
THE FOLLOWING CONDITIONS SHALL BE SATIFIED
PRIOR TO APPROVAL OF THE FINAL BUILDING INSPECTION
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements, to the PLANNING DEPARTMENT,
ATTN: Gary Pagenstecher at 503-718-2434. The cover letter shall clearly identify where in the
submittal the required information is found:
25. Prior to final building inspection, the applicant shall submit satisfactory legal evidence to establish
the joint access use,to be placed on permanent file with the city.
26. Prior to final building inspection, the project arborist shall perform a site inspection, document
compliance/non-compliance with the urban forestry plan and send written verification with a
signature of approval to the city manager or designee.
27. Following final building inspection the tree establishment period shall immediately begin and
continue for a period of two years.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements, to the ENGINEERING DEPARTMENT,
ATTN: KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal the
required information is found:
28. Prior to final building inspection, all improvements associated with public infrastructures including
but not limited to street improvement under the City of Tigard jurisdiction shall be constructed,
completed and/or satisfied. The Applicant shall obtain conditional acceptance from the City, and
provide a one-year maintenance assurance for said improvements.
29. Prior to final building inspection, all public utility facilities including but not limited to storm
drainage, water quality and quantity, sanitary sewer, water, gas, electrical, communication, and
wireless shall be completed. Private storm water quality and quantity facilities shall be provided with
two years of maintenance and entered into a stormwater maintenance agreement with the City.
30. Prior to final building inspection, a joint access easement and maintenance agreement between Tax
Lots 2S110AA02100&2200 shall be recorded.
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31. Prior to final building inspection, storm and sanitary sewer easements to the benefit of City of
Tigard for the existing public storm and sanitary sewer mains crossing Tax Lots 2S110AA02100 &
2200 shall be provided and recorded. The easement dimension shall be in accordance with CWS
Design and Construction Standards.
IN ADDITION,THE APPLICANT SHOULD BE AWARE OF
THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;
THIS IS NOT AN EXCLUSIVE LIST:
18.430.080 Improvement Agreement:
Before City approval is certified on the final plat, and before approved construction plans are issued by the
City,the Developer shall:
• Execute and file an agreement with the City Engineer specifying the period within which all required
improvements and repairs shall be completed;and
• Include in the agreement provisions that if such work is not completed within the period specified,
the City may complete the work and recover the full cost and expenses from the Developer. The
agreement shall stipulate improvement fees and deposits as may be required to be paid and may also
provide for the construction of the improvements in stages and for the extension of time under
specific conditions therein stated in the contract.
18.430.090 Bond:
As required by Section 18.430.080, the Developer shall file with the agreement an assurance of performance
supported by one of the following:
• An irrevocable letter of credit executed by a financial institution authorized to transact business in
the State of Oregon;
• A surety bond executed by a surety company authorized to transact business in the State of Oregon
which remains in force until the surety company is notified by the City in writing that it may be
terminated;or
• Cash. The Developer shall furnish to the City Engineer an itemized improvement estimate, certified
by a registered civil engineer, to assist the City Engineer in calculating the amount of the
performance assurance. The Developer shall not cause termination of nor allow expiration of said
guarantee without having first secured written authorization from the City.
18.430.100 Filing and Recording:
Within 60 days of the City review and approval, the Applicant shall submit the final plat to the County for
signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the
Applicant shall submit to the City a mylar copy of the recorded final plat.
18.430.070 Final Plat Application Submission Requirements:
Three copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data
or narrative. The final plat and data or narrative shall be drawn to the minimum standards set forth by the
Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard.
STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS:
Centerline Monumentation
In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway
rights-of-way shall be monumented before the City accepts a street improvement.
The following centerline monuments shall be set:
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• All centerline-centerline intersection points;
• All cul-de-sac center points;and
• Curve points,beginning and ending points (PC's and PT's).
All centerline monuments shall be set during the first lift of pavement.
Monument Boxes Required
Monument boxes conforming to City standards will be required around all centerline intersection points,
cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished
pavement grade.
18.910.120 Utilities
All utility lines including, but not limited to those required for electric, communication, lighting and cable
television services and related facilities shall be placed underground, except for surface-mounted
transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground,
temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or
above.
18.910.130 Cash or Bond Required
All improvements installed by the Developer shall be guaranteed as to workmanship and material for a
period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or
bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall
comply with the terms and conditions of Section 18.810.180.
18.910.150 Installation Prerequisite
No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting
or other requirements shall be undertaken except after the plans therefore have been approved by the City,
permit fee paid and permit issued.
18.910.180 Notice to City Required
Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it
shall not be resumed until the City is notified.
18.910.200 Engineer's Certification
The land Developer's Design Engineer shall provide written certification of a form provided by the City that
all improvements, workmanship and materials are in accord with current and standard engineering and
construction practices,and are of high grade,prior to the City acceptance of the subdivision's improvements
or any portion thereof for operation and maintenance.
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SECTION III BACKGROUND INFORMATION
Site Description
The project site is approximately 1.88 acres in two tax lots with frontage on (Old) SW Gaarde Street. There
are two existing houses and an existing 17-unit apartment building with carport on the subject property. The
houses and existing carport structure will be removed, while retaining the apartment building. Adjacent to
the east is JR Furniture store,to the south is a commercial strip center,both with CG zoning. To the west is
Gaarde Street Condominiums and Jolene Apartments with R-12(PD) zoning, across Gaarde to the north is
Elmer's restaurant,also zoned CG.
The subject site is approximately 200 feet wide by 400 feet deep with an approximately two percent cross
slope, a few scattered trees and fenced property lines. Existing adjacent development is a mix of single-story
commercial buildings, single-story single-family and two to three-story multi-family buildings dating from
the mid-nineteen forties,predominantly 1970s and 1980s construction.
Proposal Description
The applicant requests a Comprehensive Plan Amendment from Medium Density Residential to Medium-
High Density Residential, a Zoning Map Amendment from R-12(PD) to R-25 including removal of the
Planned Development Overlay, Site Development Review to add 28 apartments in three new buildings,
exceptions to the front yard setback from 20 feet to 16 feet and the westerly side yard setback from 30 feet
to 24 feet, and a monument sign permit. Access to the site will be from a single, shared driveway from
Gaarde Street to serve both the existing and proposed apartments.
The Applicant's Architectural Design Goals
The overall design concept for this project was to design the site to be a good neighbor to
the surrounding uses and to enhance the existing 17-unit apartment complex. The Jolene
Apartment complex to the west of the subject site is composed of buildings that are a mix of
two and three story masses,and contain 16 to 20 units in each building.
The project was deliberately designed to be two stories in height, even though the 45-foot
height limit would easily allow three stories. Our decision to maintain a two-story maximum
height is a height that comfortably fits between the two existing apartment complexes. The
two-story height does not overwhelm the existing three-story Jolene Apartments to the west
as it sits at lower elevation. In addition, there is a dense line of existing large confer trees at
the west property line between the two complexes to give immediate mature scale to both
projects.
The new two-story buildings will relate more in scale to the existing 17-unit complex on site.
We will be doing a number of cosmetic improvements to the existing complex to update it
and fit in more appropriately with the new buildings. We have kept the massing of the new
buildings relatively simple to relate better to the simple massing of the existing building, yet
achieve forms similar to the adjoining apartment projects. The new buildings are composed
of two sizes,two buildings with twelve units each and one building with four units.
The two requested setback exceptions will allow us to maintain the maximum of two story
structures, a mass that we feel is more compatible with the adjoining residential
neighborhood and maximize the usable open space. Our proposed units will be larger than
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the typical small apartment units being designed currently for longer-term residents and with
a realistic parking ratio. A generous plaza for resident use and enjoyment has been designed
to be centrally located between the two larger new buildings. Each new unit will have a
private deck or patio.
The architectural style of the project is northwest architectural style using pitched gable roof
forms and horizontal lap siding with board and batten accents to define the style. The
adjoining apartment complexes have similar elements of the northwest architectural style.
Decision Process
The Commission will make a recommendation to Council on the proposed Comprehensive Plan/Zoning
Map Amendments and Site Development Review/Sign applications. The Council must first approve the
Comprehensive Plan/Zone Change before consideration of the Site Development Review and Sign
applications.
SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA
The following chapters containing the applicable criteria are listed in the order they are addressed in the
report.
18.795 Map and Text Amendments
18.40 Measurements
18.110 Residential Zones
18.310 Off-Street Parking and Loading
18.320 Landscaping and Screening
18.435 Signs
18.520 Urban Forestry
18.780 Site Development Review
18.910 Improvement Standards
18.920 Access, Egress and Circulation
18.930 Vision Clearance Areas
SECTION V. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS
This section contains all of the applicable city, state and metro policies, provisions, and criteria that apply to
the proposed comprehensive plan amendment, zone change,and site development review and sign.
18.795 MAP AND TEXT AMENDMENTS
18.795.030 Quasi-Judicial Amendments
A.Approval process.
3. Quasi-judicial zoning map amendments that require a comprehensive map plan amendment
shall be processed through a Type III-Modified procedure, as provided in Section 18.710.080,
which shall be decided by the city council with a recommendation by planning commission.
The proposed comprehensive plan and zoning map amendment is from medium-density residential with
planned development overlay R-12(PD) to Medium-High Density Residential R-25, including removal of
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the planned development overlay. Therefore, a Type III-Modified procedure is applicable.
B. Approval criteria.A recommendation or decision for a quasi-judicial zoning map amendment or
quasi-judicial comprehensive plan amendment shall be based on the following:
1. Demonstration of compliance with all applicable comprehensive plan policies and map
designations;
Chapter 1: Citizen Involvement
Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to
participate in all phases of the planning process.
Policy 2 The City shall define and publicize an appropriate role for citizens in each phase of
the land use planning process.
Policy 5 The opportunities for citizen involvement provided by the City shall be appropriate
to the scale of the planning effort and shall involve a broad cross-section of the community.
Citizens, affected agencies, and other jurisdictions were given the opportunity to participate in all phases of
the planning process. Several opportunities for participation are built into the Comprehensive Plan
amendment process, including public hearing notification requirements pursuant to Chapter 18.710 of the
Tigard Community Development Code.
On August 8, 2018, public hearing notice of the Planning Commission and City Council public hearings
was sent to the interested parties list and all property owners within 500 feet of the subject parcels.
On August 8,2018, the proposal was posted on the City's web site.
On September 3,2018, the site was posted with a notice board.
On September 10, 2018 the staff report was made available on the city's website and at the permit
center.
FINDING: As shown in the analysis above, the Tigard Comprehensive Plan Goal 1.1 Policies 2 and 5
are met.
Chapter 2: Land Use Planning
Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans
as the legislative basis of Tigard's land use planning program.
Policy 1 The City's land use program shall establish a clear policy direction, comply with
state and regional requirements, and serve its citizens' own interests.
The goals and policies contained in the Tigard Comprehensive Plan provide the basis for the city's land use
planning program. This policy is met.
Policy 2 The City's land use regulations, related plans, and implementing actions shall be
consistent with and implement its Comprehensive Plan.
The City's development code,Title 18, has been found to be consistent with the Comprehensive Plan. This
policy is met.
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Policy 3 The City shall coordinate the adoption, amendment, and implementation of its land
use program with other potentially affected jurisdictions and agencies.
Potentially affected jurisdictions and agencies were given an opportunity to comment. Any comments that
were received are addressed in Section VII: Outside Agency Comments,below. This policy is met.
Policy 5 The City shall promote intense urban level development in Metro designated Centers
and Corridors, and employment and industrial areas."
The Metro 2040 Growth Concept Map shows that Pacific Hwy, through Tigard, is designated as a
"Corridor." The proposed comprehensive plan and zoning map amendment for the subject site from
medium-density residential, R12, to medium high-density residential, R-25, would promote more intense
urban level development than the existing zone. The R-25 zone allows more dense development with a
minimum lot size of 1,480 square feet per lot versus 3,050 square feet and, in addition, allows a limited
amount of neighborhood commercial uses. This policy is met.
Policy 6 The City shall promote the development and maintenance of a range of land use
types which are of sufficient economic value to fund needed services and advance the community's
social and fiscal stability.
Policy 7 The City's regulatory land use maps and development code shall implement the
Comprehensive Plan by providing for needed urban land uses including:
A. Residential;
B. Commercial and office employment including business parks;
C. Mixed use;
D. Industrial;
E. Overlay districts where natural resource protections or special planning and regulatory tools are
warranted; and
F. Public services
The rezoning of the subject property to medium high-density residential would allow for increased
residential density and mixed use neighborhood commercial uses within multi-family developments. The
proposed removal of the planned development overlay acknowledges that the small infill site. Which does
not contain any sensitive lands, would not benefit from natural resource protections nor warrant special
planning and regulatory tools. These policies are met.
Policy 15 In addition to other Comprehensive Plan goals and policies deemed applicable,
amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific
criteria:
A. Transportation and other public facilities and services shall be available, or committed to be
made available, and of sufficient capacity to serve the land uses allowed by the proposed map
designation;
The site is already served by all necessary public facilities and services, which can accommodate the
proposed development, as detailed in 18.795.030.B.2, below. The site's proximity to and the recent
improvements to Highway 99W and Gaarde Street, along with available transit service with two major bus
lines (93 & 94) and four bus stops within 1,000 feet make this an appropriate location for increased density.
These recent infrastructure improvements make this request timely. This policy is met.
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B. Development of land uses allowed by the new designation shall not negatively affect existing or
planned transportation or other public facilities and services;
The application includes a traffic analysis showing the existing transportation facilities are adequate. Impact
on transportation and other public facilities and services has been addressed by a licensed engineer as shown
below in 18.795.030.B.2. This policy is met.
C. The new land use designation shall fulfill a proven community need such as provision of needed
commercial goods and services, employment, housing, public and community services, etc. in the
particular location,versus other appropriately designated and developable properties;
According to the findings in the of the Comprehensive Plan's Land Use Planning chapter:
• "One of the biggest growth management challenges that Tigard will face, as well as the rest of the
Portland region,is the need to accommodate up to a million new residents..."
• "Another growth management challenge that Tigard faces is the lack of large vacant parcels available
for urban development. This type of development is a thing of the past and most household and
employment growth in Tigard will be the result of redevelopment and infill."
• "Future commercial, employment, and multi-family growth will likely occur through
redevelopment."
The proposed Comprehensive Plan and Zone Change Amendments from Medium-Density Residential, R-
12, to Medium-High Density Residential,R-25, will allow additional needed housing at a location wedged
between existing commercial and multi-family uses, with close proximity to Highway 99W and transit
service including two major bus routes and four bus stops within 1,000 feet. Increased density at this site
contributes to accommodating needed housing and is an appropriate transition from Commercial uses to
Medium Density Residential uses. The needed housing, capacity of the existing infrastructure and proximity
to transit make this request timely and appropriate.This policy is met.
D. Demonstration that there is an inadequate amount of developable, appropriately designated,
land for the land uses that would be allowed by the new designation;
The findings in the Comprehensive Plan clearly state there is a lack of large undeveloped parcels to
accommodate additional residents. The proposed development is a small infill project surrounded by
commercial and medium density residential development with adequate services for the use. Additionally,
proximity to Highway 99W and public transportation warrants increased density at this location. This policy
is met.
E. Demonstration that land uses allowed in the proposed designation could be developed in
compliance with all applicable regulations and the purposes of any overlay district would be
fulfilled;
The accompanying Site Development Review application materials demonstrate that additional multi-family
units can be developed on the site consistent with the applicable development code standards.
The applicant requests removal of the Planned Development Overlay. The applicant finds that the purposes
of the overlay district do not apply to the subject property given the infill site size and configuration and
lack of natural resources. With the two parcels under common ownership and the increased density allowed
by the requested comprehensive plan and zoning map amendments, the flexibility permitted under planned
development review is no longer needed or beneficial to the property. Staff agrees that the legislatively
imposed PD overlay in the early 1980s is no longer applicable to the subject site. Provided the Planning
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Commission recommendation and Council decision agrees with the request and the overlay is removed, this
policy is met.
F. Land uses permitted by the proposed designation would be compatible, or capable of being
made compatible, with environmental conditions and surrounding land uses; and
The proposed use,multi-family residential,is already occurring on the site. The site is across the street from
Elmer's restaurant, and adjacent to JR Furniture, the Canterbury Square commercial center, and the Jolene
Apartments and Gaarde Street Condos. Increased density is appropriate at this location due to the adjoining
uses and proximity to transportation services. This policy is met.
G. Demonstration that the amendment does not detract from the viability of the City's natural
systems.
The subject property has been previously developed with single and multifamily dwellings. The site has a
three percent slope toward the west and does not contain any city-regulated sensitive natural resources. The
proposed rezone would not detract from the viability of the City's natural systems. This policy is met.
Policy 16. The City may condition the approval of a Plan/Zoning map amendment to assure
the development of a definite land use(s) and per specific design /development requirements.
The owner/applicant intends to develop the site as proposed in the accompanying Site Development
Review application.
Policy 17. The City may allow concurrent applications to amend the Comprehensive
Plan/Zoning Map(s) and for development plan approval of a specific land use.
The request includes concurrent applications for Comprehensive Plan/Zoning Map amendments and Site
Development Review.
Policy 20 The City shall periodically review and if necessary update its Comprehensive Plan
and regulatory maps and implementing measures to ensure they are current and responsive to
community needs, provide reliable information, and conform to applicable state law, administrative
rules, and regional requirements.
The proposed Comprehensive Plan and Zoning Map Amendments would increase the City's supply of R-25
zoned land. Staff supports the zone change in response to the growing need for affordable housing. The
City supports the proposed update to its Comprehensive Plan and Zoning map through this process to
ensure it is current and responsive to community needs and will conform to applicable state law,
administrative rules, and regional requirements. This policy is met.
Policy 23. The City shall require new development, including public infrastructure, to minimize
conflicts by addressing the need for compatibility between it and adjacent existing and future land
uses.
The site already contains a multi-family building that will remain that is adjacent to the commercial uses to
the south and east. The commercial uses face away from the existing apartment building, and therefore
have no functional interaction with the uses on the subject site. The condominiums and apartments
adjacent to the west are separated from the site by an existing row of mature trees and fencing, and
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additional landscaping will be planted on the subject site to further reduce visual impacts to those properties.
This policy is met.
Chapter 10: Housing
Goal 10.1 Provide opportunities for a variety of housing types.at a range of price levels to meet
the diverse housing needs of current and future City residents.
Policy 5. The City shall provide for high and medium density housing in the areas such as
town centers (Downtown), regional centers (Washington Square), and along transit corridors where
employment opportunities, commercial services, transit, and other public services necessary to
support higher population densities are either present or planned for in the future.
The site is within 200 feet of Highway 99W, a transit corridor within 1,000 feet of four bus stops,including
two across 99W near signaled intersections. Elmer's Restaurant is across the street, JR Furniture and
Canterbury Square commercial center are adjacent on two sides, with apartments and condos on the third.
The requested comprehensive plan and zone map amendments would result in a logical transition from
commercial uses to medium density multi-family residential uses. These factors combined make this
location appropriate for increased density from medium to medium-high. This policy is met.
GOAL: 10.2 Maintain a high level of residential livability
Policy 5. The City shall encourage housing that supports sustainable development patterns by
promoting the efficient use of land, conservation of natural resources, easy access to public transit
and other efficient modes of transportation, easy access to services and parks, resource efficient
design and construction, and the use of renewable energy resources.
The proposed amendments would allow more dense residential development on the subject site, from 26
units under R-12 to a maximum of 54 units under R-25. The applicant proposes 45 units total, an increase in
density of 57 percent. The subject site is located within 1000 feet of four bus stops on Pacific Hwy,which is
located within 200 feet of the site. The proposal supports a sustainable infill development pattern that
promotes the efficient use of land and easy access to public transit. This policy is met.
Policy 6. The City shall promote innovative and well-designed housing development through
application of planned developments and community design standards for multi-family housing.
The proposed new buildings are architect designed to be attractive and consistent with northwest
architecture, while meeting or exceeding the City's building design standards contained in the Site
Development Review chapter of the Tigard Development Code (1DC). The site design includes
landscaping and shared open space that comprise 36 percent of the site,well over the 15 percent required by
the code for site development review or the 20 percent required under the planned development review.
Because well-designed housing is not guaranteed by the planned development standards,it can otherwise be
achieved through the community design standards for multifamily housing addressed below in Chapter
18.780. This policy is met.
Policy 7. The City shall ensure that residential densities are appropriately related to locational
characteristics and site conditions such as the presence of natural hazards and natural resources,
availability of public facilities and services, and existing land use patterns.
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The site does not contain natural resources/hazards. The site is an infill parcel being redeveloped from
single family residential to multifamily residential. The site is comprised of two parcels with existing
multifamily dwellings to form an efficient use of land with shared access. As shown on the plans, all public
facilities are available to serve additional development on the site. The proposed amendments allow for
additional density where services exist,include public transit, and provides for a transition between existing
commercial uses and existing medium density residential uses. The proposed residential density is
appropriately related to the specific locational characteristics and site conditions including availability of
public facilities and services,and existing land use patterns. This policy is met.
Policy 8. The City shall require measures to mitigate the adverse impacts from differing, or
more intense, land uses on residential living environments, such as:A. orderly transitions from one
residential density to another; B. protection of existing vegetation, natural resources and provision
of open space areas;and C.installation of landscaping and effective buffering and screening.
Existing mature trees separate the site from the multi-family uses on the west side, additional landscaping
will provide further screening. Increased density on the site serves to transition from existing commercial
uses and existing medium density multi-family uses. The propose increased density allowed by the R-25
zone is mitigated by the proposed two-story building design between the adjacent commercial uses and the
two and three story multifamily buildings, protection of existing vegetation, and effective screening as
shown on Sheet L3.0 on the plan set.
Policy 9. The City shall require infill development to be designed to address compatibility
with existing neighborhoods.
As shown on the Site Development Plan (Sheet C3) and the Landscape Plan (Sheet L3.0) the proposed
infill development is designed to be compatible with the existing neighborhood.This policy is met.
FINDING: As shown in the analysis above, the proposed comprehensive plan and zoning map
amendments demonstrate compliance with all applicable comprehensive plan policies and
map designations.
METRO Urban Growth Management Functional Plan
Title 1: Housing Capacity
The Regional Framework Plan calls for a compact urban form and a "fair-share" approach to
meeting regional housing needs. It is the purpose of Title 1 to accomplish these policies by
requiring each city and county to maintain or increase its housing capacity.
The City's Housing Strategies Report indicates "in general, there is a need for some less expensive
ownership units and rental units." This type of housing is possible in both the R-12 and R-25 zones, which
allows attached and multi-family housing on 3,050 and 1,480 square-foot lots, respectively. With this quasi-
judicial action, the zone change to R-25 on the subject site will result in a marginal increase of R-25 zoned
land in the City of Tigard resulting in an increasingly compact urban form and a contributing towards its
"fair-share" of regional housing needs. The proposal increases Tigard's housing capacity, consistent with the
purpose of Title 1.
2. Demonstration that adequate public services _exist to serve the property at the intensity of
proposed zoning. Factors to consider include the projected service demands of the property, the
ability of the existing and proposed public services to accommodate the future use, and the
characteristics of the property and development proposal,if any.
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The proposed change in zoning from R12 to R25 more than doubles the allowed density from 26 units to
54 units maximum. The proposed site development plan includes 28 multifamily units in addition to the 17
existing multifamily units for a total of 45 units. The applicant provided the following findings with respect
to the adequacy of public services to serve the increased density:
Transportation System
A traffic study has been prepared and included in the application that studied the impacts
from the proposed development for the increased density and access location. The traffic
study found that all of the intersections will function safely and that combining the access
for the two tax lots is the best access solution with no negative impacts to adjacent areas.
SW (Old) Gaarde Street will have an additional right of way dedication to bring the project
side of the right-of-way width to 38-feet. Existing driveway for Tax Lot 2200 will be closed
and the access point for Tax Lot 2100 will be relocated per the plan.
The Washington County Transportation Development Tax PDT') for this project is based
on a use of Apartment. The tax is $5,533 per unit for 28 new units,a total of$154,924. The
Apartment rate recovers 25 percent of the traffic impact, making the 100 percent impact
$619,696. This impact is reduced by the removal of two single family residences,with a 1'UT
of$8,458 each ($16,916 total) and a recovery rate of 23 percent the 100 percent impact is
$73,547. The net IDT fee of $138,008 and the net impact on major street improvements
countywide is estimated to be$546,148.
The mitigation measures requested by the city include additional right of way dedication on
Gaarde Street and potential sidewalk replacement would be valued at approximately$16,000.
The total value of these mitigated costs including the TIF assessment is 28 percent of the
projected impacts.
Storm Drainage System
All storm water will be managed through onsite water quality treatment and quantity controls
as required by the City and Clean Water Services. A preliminary storm water analysis is
included in the application. The site slopes towards the southwesterly corner and has an 18-
inch and 24-inch storm drainage that crosses the site. The onsite treatment and detention
facility will maintain current drainage patterns and post development peak flows at or below
existing levels. Any system wide impacts will be offset by the payment of storm water SDC
fees.
Sanitary Sewer System
The buildings will be connected to an internal sanitary sewer system that will be connected
to the existing eight-inch public sanitary line that runs along the southerly border of the site.
Any system wide impacts will be offset by the payment of sanitary sewer SDC fees.
Water System
Water will be connected to the existing 12-inch line in Gaarde Street. The new buildings will
have fire sprinklers on the inside and any private fire hydrants required installed onsite. All
system wide impacts will be offset by the payment of water SDC fees.
Parks
The proposed project includes open space than is required for this project. The project has
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transit access and is centrally located near to Bull Mountain,Fanno Creek,Dirksen and Cook
Parks. Any system wide impacts will be offset by the payment of Park SDC fees.
The proposed residential project will not be a producer of unusual noise for this type of use
nor will it have any adverse impacts to the neighboring area or to any public system.
FINDING: As shown in the findings above, and below for Improvement Standards, the applicant
demonstrates that adequate public services exist to serve the property at the intensity of the
proposed R-25 zoning.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend to the Tigard City Council
APPROVAL of the Comprehensive Plan and Zoning Map Amendments as complying with
all applicable comprehensive plan policies and map designations and Metro policies, and that
the applicant has demonstrated adequate public services exist to serve the property at the
intensity of the proposed zoning.
APPLICABLE DEVELOPMENT CODE CRITERIA FOR THE PROPOSED SITE
DEVELOPMENT REVIEW [PROVIDED THE COMPREHENSIVE PLAN AND ZONING
MAP AMENDMENTS ARE APPROVED].
18.40 Measurements
18.40.20 Calculating Density
Gross Area: 81,616 square feet
ROW Ded: - 744
Net Area: 80,872 Square Feet
80,872/1480 = 54 units Maximum Density
54 x .8 = 43 units Minimum Density
FINDING: According to the density calculation above, the proposed 45 units (seventeen existing and 28
new multifamily) is within the maximum of 54 units and the minimum of 43 units, on the
subject two-parcel site.
18.50 Nonconforming Circumstances
18.50.040 Criteria for Nonconforming Situations
C. Nonconforming development.
1. Where a lawful structure or development exists at the effective date of this title that could
not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height,
required parking, landscaping, or other requirements, such structure may be continued provided it
remains otherwise lawful, provided:
a. No such nonconforming structure or development may be enlarged or altered in a way that
increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way
that satisfies the requirements of this title or will decrease its nonconformity;or
b. Should such nonconforming structure, development or nonconforming portion of structure
or development be destroyed by any means to an extent of more than 60 percent of its current
value as assessed by the Washington County assessor, it shall not be reconstructed except in
conformity with this title; and
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c. Should such structure or development be moved for any reason for any distance whatever, it
shall thereafter conform to the regulations for the base zone in which it is located after it is moved.
FINDING: The existing apartment building does not meet all current site development standards,
including four units having only 40 square foot patios/balconies,while the current minimum
standard is 48 square feet and sidewalk separation standards from window walls. The owner
intends to give the existing building a "facelift" but plans no structural alterations. Therefore,
the existing building may continue as a legal nonconforming structure.
18.110 Residential Zones
18.110.020 List of Base Zones
F. R-12: medium-density residential zone. The R-12 zone is designed to accommodate a full range
of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional
uses are permitted conditionally.
G. R-25: medium high-density residential district. The R-25 zoning district is designed to
accommodate existing housing of all types and new attached single-family and multifamily
housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood
commercial uses is permitted outright and a wide range of civic and institutional uses are
permitted conditionally.
The existing residential use includes both multifamily and single family; the proposed use is all multifamily
housing. Multifamily housing is a permitted use in the proposed R-25 zone.
18.110.030 Uses
Household Living in multifamily units is a permitted use and housing type in the R-25 district.
18.110.040 Densities
Density has been calculated as specified in '1DC18.40.20, resulting in a maximum of 54 units and a
minimum is 43 units. Forty-five units are proposed.The proposed density meets the allowed density.
18.110.050 Development Standards
Standard Required Proposed
Minimum Lot Size MF DU = 1,480 sq. ft. 80,872/45=1,797 of net
area per dwelling unit
Minimum Setbacks
Front Yard 20' 16'*
Street Side Yard 20' N/A
Side Yard 10' 10'
Rear Yard 20' 20'+
Side/Rear abutting more restrictive zone 30' 24'*
Maximum Height 45' 30'
Maximum Lot Coverage 80% 70.7%
Minimum Landscape Requirement 20% 29.3%
*Adjustments Requested through Site Development Review 18.780.070.A,Exceptions to Standards.
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FINDING: As shown in the analysis above, the proposed residential use and density of use is allowed.
As reviewed below in the Site Development Review Chapter, the proposed 20 percent front
and side yard setback adjustment criteria can be met. Therefore, the proposed development
meets the applicable development standards for the R-25 zone.
18.310 Off-Street Parking and Loading
18.310.030 General Provisions
A. Vehicle parking plan requirements. A development permit shall not be issued or land use
approval granted until plans are approved as provided by this title that demonstrate how off-street
parking and loading requirements are met.
The proposed vehicle parking plan is shown on the Site Development Plan (Sheet C3). This provision is
met.
E. Visitor parking in multifamily residential developments. Multifamily developments with more
than 10 required parking spaces shall provide an additional 15 percent 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.
Required parking is 1.25 spaces for one bedroom units and 1.5 spaces for two bedroom units per Table
18.310.2. This results in 66 required parking spaces. The additional 15 percent, or 10 parking spaces for
visitors, brings the total required parking to 76 spaces. As shown on the plans, 80 spaces are provided and
are evenly distributed throughout the development. This provision 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.
Four disabled parking spaces are required and shown on the Site Development Plan (Sheet C3). This
provision is met.
18.310.040 General Design Standards
A. Maintenance of parking areas.All parking lots shall be kept clean and in good repair at all times.
Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be
replaced so that their function will not be impaired.
The applicant acknowledges the parking area maintenance obligation in the narrative provided. This
standard is met.
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;
As shown on the Site Development Plan (Sheet C3), the design of the parking areas facilitate traffic flow
and safety for pedestrian vehicles on the site. This standard is met.
2. The number and size of access drives shall be in compliance with Chapter 18.920,Access, Egress
and Circulation;
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As shown on the Site Development Plan (Sheet C3), one 30-foot access with a 26-foot paved aisle and five-
foot sidewalks are provided, in compliance with the requirement of Chapter 18.920. These standards are
met.
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;
As shown on the Site Development Plan (Sheet C3), there is no frontage not occupied by service drives.
This standard does not apply.
4. Access drives shall have a minimum vision clearance in compliance with Chapter 18.930, Vision
Clearance Areas;
As shown on the Site Development Plan (Sheet C3) and the Landscape Plan (Sheet L3.0), a vision clearance
area demonstrates compliance with Chapter 18.930.This standard is met.
5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any
pervious paving surface shall be designed and maintained to remain well-drained; and
The applicant's narrative states the access drive will be fully paved. This standard is met.
6. Excluding single-family and duplex dwellings, except as provided by 18.910.030.Q, groups of two
or more parking spaces shall be served by a service drive so that no backing movements or other
maneuvering within a street or other public right-of-way will be required.
The multifamily development site includes a single parking field shared between the existing and proposed
buildings that do not require maneuvering within the Gaarde Street right of way. This standard is met.
E. Curb cuts. Curb cuts shall be in compliance with 18.910.030.0.
The applicant states that curb cuts will be consistent with Section 18.910.030.0. Compliance with this
standard will be ensured through the Public Facilities Permit through the Engineering Division. This
standard is met.
F. Pedestrian access. Pedestrian access through parking lots shall be in compliance with
18.920.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the
property owner shall install a wall, railing, or other barrier that will prevent a slow-moving vehicle
or driverless vehicle from escaping such area and prevent pedestrians from walking over drop-off
edges.
As shown on the Site Development Plan (Sheet C3), the site is designed with pedestrian access around the
parking lot, consistent with Section 18.920.030.F.This standard is met.
G. Parking lot landscaping. Parking lots shall be landscaped in compliance with Chapter 18.320,
Landscaping and Screening.
As shown on the Landscape Plan (Sheet L3.0), the proposed parking lot landscaping is consistent with
Chapter 18.320. This standard is met.
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H. Parking space surfacing.
1. Except for single-family and duplex dwellings, temporary uses, or fleet storage areas as
authorized in Paragraphs 18.310.040.H.3 and 4, all areas used for the parking or storage or
maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious
paving surfaces. Any pervious paving surface shall be designed and maintained to remain well
drained.
The applicant states that the parking area will be fully paved. As shown on the Preliminary Grading Plan
(Sheet C4), the pave parking areas are sloped to be well drained. This standard is met.
I. Parking lot striping.
1. Except for single-family and duplex dwellings, any area intended to be used to meet the off-street
parking requirements 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 on the Site Development Plan (Sheet C3), all parking spaces are clearly marked and the single
access aisle is unambiguously two-way.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 4 inches high located 3
feet back from the front of the parking stall. The front 3 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 on the Site Development Plan (Sheet C3), wheel stops are included that meet the required
specifications. This standard is met.
K. Lighting. Lights provided to illuminate any public or private parking area or vehicle sales area
shall be arranged to direct the light away from any adjacent residential zone.
As shown on the Exterior Wall Lighting Plan (Sheet A4.0), the proposed lighting will be of a residential
scale,and arranged such that light is not directed toward the adjacent properties. This standard is met.
L. Signs. Signs that are placed in parking lots shall be compliance with Chapter 18.435, Signs.
No signs are shown to be placed in parking lots.This standard does not apply.
M. Space and aisle dimensions. The dimensional standards are measured in feet and are provided
in Figure 18.310.1 and 18.310.2.
As shown on the Site Development Plan (Sheet C3), nine-foot x 18.5-foot parking spaces (eight feet by 16.5
feet compact) and 26-foot drive aisles are designed consistent with City standards specified in Figures
18.310.1 and 18.310.2. This standard is met.
18.310.050 Bicycle Parking Design Standards
A. Location and access.
4. Bicycle parking may be located inside a building on a floor that has an outdoor entrance open for
use and does not require the bicyclist to use stairs to gain access to the space. Exceptions may be
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made to the latter requirement for parking on upper stories within a multi-story residential
building.
One bicycle space for every two units is required, for a total of 23 parking spaces. The applicant finds that in
their experience with many apartment projects, residents prefer to keep their bikes in the unit to prevent
theft, and each unit has ample space on the deck or patio to park a bike.This standard is met.
E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces
for each use is specified in Table 18.310.2. 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 number of required bicycle parking spaces may be reduced through an adjustment as provided
in 18.790.030.D.5.
According to Table 18.310.2, multi-family developments are required to provide one space per two dwelling
units (requiring 45/2 = 23 spaces). In the applicant's experience residents prefer to keep their bikes in the
unit to prevent theft, and each unit has ample space on the deck or patio to park a bike. This standard is
met.
18.310.070 Off-Street Parking Requirements
A. Off-Street parking requirements. The ratios for providing minimum and maximum vehicle
parking spaces are provided in Table 18.310-2.
According to Table 18.310-2, multifamily unit minimum parking is 1.25/1 BR DU and 1.5/2 BR DU. With
the addition of the proposed new units, there will be a total of 45 units, 37 two bedroom and eight one
bedroom. 37 units at 1.5 = 56; 8 units at1.25=10, for a total of 66 required spaces, plus 15 percent more
spaces for visitor parking, for a total of 76 required spaces. Eighty (80) spaces are proposed. This
requirement is met.
FINDING: As shown in the analysis above, the applicable Off-Street Parking and Loading standards are
met.
18.320 Landscaping and Screening
18.320.040 Street Tree Standards
A. Street trees shall be required as part of the approval process for the following land use
applications: 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).
The proposed site development review application (Type II) requires street trees. As shown in the Tree
Canopy and Soil Volume Plan (Sheet L2.0), street trees are proposed.
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 in compliance with the street tree planting
standards in the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes in compliance with
the street tree soil volume standards in the Urban Forestry Manual.
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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 in compliance with the street tree
plant
The two tax lots combined have 199 feet of frontage, 199 feet/ 40 feet/tree = 4.9 trees, therefore five street
trees are required. Four new street trees are proposed to allow for adequate vision clearance at the entrance,
to provide adequate space for the existing trees to remain and avoid conflicts with water services. Proposed
street tree locations are shown along the street frontage. Trees will be selected, planted and maintained in
compliance with city standards. Soil volumes are addressed on the Tree Canopy and Soil Volume Plan
(Sheet. L2.0). These standards are met.
18.320.050 Buffering and Screening
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 Tables 18.320-1 and 18.320-2 and containing a length equal
to the length of the property line of the abutting use or uses.
According to the TDC, buffer Level A is required along the north boundary, Buffer Level C is required
along the south and east boundaries. For the north boundary, the landscape architect has proposed lawn
and street trees to the right-of-way, with extensive plantings near the front property line. For the south
boundary, the landscape architect has shown a six-foot wide buffer with a new six-foot high sight-obscuring
wood wall and trees and shrubs. The east boundary includes an eight-foot to 10-foot buffer area with a six-
foot high wood wall and trees and shrubs. All buffer areas are consistent with the screening and buffering
standards. These standards are met.
2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and
landscaping. No building, accessways or parking areas shall be allowed in a buffer area except
where an accessway has been approved by the City.
No buildings,accessways or parking are proposed within buffer areas. This standard is met.
3. A fence, hedge or wall, or any combination of such elements, which are located in any yard
is subject to the requirements in Section 18.320.050.B.8, 18.320.050.B.9 and 18.320.050.C.
There is an existing six-foot wood fence along the south and west boundaries, which will be replaced with
new six-foot high site obscuring wood wall / fence, as shown on the Landscape Plan (Sheet L3.0). This
standard is met.
4. The minimum improvements within a buffer area shall consist of combinations for
landscaping and screening as specified in Table 18.320.2. In addition, improvements shall meet the
following standards:
a. At least 1 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 an have a
minimum caliper of 1.5 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...
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.
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Buffer levels A and C are required along three boundaries of the site. As shown in the Landscape Plan
(Sheet L3.0), buffer plantings include a combination of trees, shrubs and ground cover. These standards are
met.
5. Where screening is required the following standards shall apply in addition to those required for
buffering:
a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot
continuous screen of height specified in Table 18.320.2 within 2 years of planting; or
b. an earthen berm planted with evergreen plant materials...
c. A fence or wall of the height specified in Table 18.320.2 shall be constructed to provide a
continuous sight obscuring screen.
As shown on the Landscape Plan (Sheet L3.0),the applicable screening standards are met.
6. Buffering and screening provision shall be superseded by the vision clearance requirements as
set forth in Chapter 18.930.Vision Clearance Areas.
As shown on the Landscape Plan (Sheet L3.0), landscaping is designed to comply with the visual clearance
area standards.This standard is met.
7. When the use to be screened is downhill from the adjoining zone or use...
The site and surrounding area are level. This standard does not apply.
8. Fences and Walls.
There is an existing six-foot wood fence along the south and west boundaries, which will be replaced with
new six-foot high site obscuring wood wall / fence, as shown on the Landscape Plan (Sheet L3.0). This
standard is met.
9. Hedges.
Proposed hedges are shown on the Landscaping Plan (Sheet L3.0). This standard is met.
C. Height Requirements for fences or walls.
As shown on the Landscape Plan (Sheet L3.0), the existing six-foot wood fence along the south and west
boundaries will be replaced with new six-foot high site obscuring wood wall / fence.This standard is met.
D. Screening: special provisions.
1. Screening and landscaping of parking and loading areas:
a. Screening of parking and loading areas is required...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;
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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 Plan (Sheet L3.0), the parking lot is screened from view of SW Gaarde Street
and adjacent properties by a combination of landscaping, walls, fences and buildings consistent with the
screening requirements. As specified on the Tree Canopy and Soil Volume Plan (Sheet L2.0) 30.3 percent
tree canopy cover over the parking lot is provided.These standards are met.
2. Screening of service facilities...
As shown in the Service facilities are located to not be visible from the public street.
3. Screening of swimming pools.
No outdoor swimming pools are proposed. This standard does not apply.
4. Screening of refuse containers.
Refuse containers are screened from view by walls, as shown in the application materials. This standard is
met.
E. Buffer type matrix (Tables 18.320.1 and 18.320.2)
Buffer Level A is required along the north boundary, Buffer level C is required along the east and south
boundaries. Proposed buffer areas and plantings are shown on the plans, and are consistent with City
standards. These standards are met.
FINDING: As shown in the analysis above, the applicable Landscaping and Screening standards are met.
18.435 Signs
18.435.130 Base Zone Regulations
B. R-12, R-25 and R-40 zones. No sign shall be permitted in the R-12, R-25 or R-40 zone except for
the following:
1. Wall sign(s) may not exceed a combined total area of one square foot per dwelling unit and may
not project from the wall face;
2. Every housing complex shall be allowed one permanent freestanding sign at each entry point to
the housing complex from the public right-of-way, with the site properly landscaped and not
exceeding 32 square feet in area per sign face. Illumination may be approved provided it does not
create a public or private nuisance, as determined by the approval authority considering the
purpose of the zone;
FINDING: As shown on the Landscape Plan (Sheet L3.0), the applicant proposes one single-sided
monument sign measuring four feet high by eight feet wide, including the supporting
structure. The sign face is two feet six inches by five feet six inches,or 13.75 square feet. The
sign is located outside the visual clearance area and is within a landscape bed between the
right of way and the parking lot. Illumination is proposed, but not specified. The proposed
sign meets the applicable sign standards and can be approved.
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18.520 Urban Forestry
18.520.030 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;
2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual;
3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and
4. Meet the supplemental report standards in the Urban Forestry Manual.
An Urban Forestry Plan, including a Supplemental Report dated July 11, 2018 by Otten Landscape
Architects, Inc.,Tree Preservation and Removal Plan (Sheet L1.0), and Tree Canopy and Soil Volume Plan
(Sheet L2.0) are included with the application materials. The Urban Forestry Plan requirements are met.
18.520.060 Urban Forestry Plan Implementation
A. General Provisions. An urban forestry plan shall be in effect from the point of land use approval
until the director determines all applicable urban forestry plan conditions of approval and code
requirements have been met. For subdivisions and partitions, the urban forestry plan shall remain
in effect for each resulting lot or tract separately until the director determines all applicable urban
forestry plan conditions of approval and code requirements have been met. Prior and subsequent
permitting decisions regarding the planting, maintenance, removal and replacement of trees when
not associated with one of the land use review types in Section 18.790.020.A shall be administered
through Title 8 (Urban Forestry) of the Tigard Municipal Code.
Procedures for ensuring compliance with the urban forestryplan and supplemental report is set forth in
Sectionl1 (Urban Forestry Plan Implementation Standards) of the Urban Forestry Manual. Compliance
Section 11 will be ensured through conditions of approval, as discussed below.
B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and
reported by the project arborist or landscape architect whenever an urban forestry plan is in effect.
In addition, no person may refuse entry or access to the director for the purpose of monitoring the
urban forestry plan on any site with an effective urban forestry plan. The Inspection Requirements
in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan.
Inspection requirements are set forth in Part 1 of Section 11 of the Urban Forestry Manual. In order to
ensure compliance with inspection requirements during all site development and building permit phases of
this subdivision application, the applicant shall be subject to conditions of approval consistent with the
procedures and timing set forth in Part 1 of Section 11 of the Urban Forestry Manual. As conditioned, this
standard will be met.
C. Tree Establishment. The establishment of all trees shown to be planted in the Tree Canopy Site
Plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a previously approved
urban forestry plan shall be guaranteed and required according to the Tree Establishment
Requirements in the Urban Forestry Manual.
Tree establishment requirements are set forth in Part 2 of Section 11 of the Urban Forestry Manual. In
order to ensure compliance with tree establishment requirements throughout all stages of the site
development and building process, conditions of approval are being applied consistent with the procedures
and timing set forth in Part 2 of Section 11 of the Urban Forestry Manual. As conditioned, this standard will
be met.
D. Urban Forest Inventory. Spatial and species specific data shall be collected according to the
Urban Forestry Inventory Requirements in the Urban Forestry Manual for each open grown tree
and area of stand grown trees in the Tree Canopy Site Plan (per 18.790.030.A.3) and Supplemental
Report (per 18.790.030.A.4) of a previously approved urban forestry plan.
Urban Forest Inventory requirements are set forth in Part 3 of Section 11 of the Urban Forestry Manual. In
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order to ensure compliance with inventory requirements throughout all stages of the site development and
building process, conditions of approval are being applied consistent with the procedures and timing set
forth in Part 3 of Section 11 of the Urban Forestry Manual.As conditioned,this standard will be met.
FINDING: As shown in the analysis above,the applicable provisions of the Urban Forestry Plan are met
and will be ensured through the following conditions of approval.
CONDITIONS:
Prior to site work, the project arborist shall perform a site inspection for tree protection
measures, document compliance/non-compliance with the urban forestry plan and send
written verification with a signature of approval directly to the city manager or designee within
one week of the site inspection.
The project arborist shall perform bimonthly (twice monthly) site inspections for tree
protection measures during periods of active site development and construction, document
compliance/non-compliance with the urban forestry plan and send written verification with a
signature of approval directly to the project planner within one week of the site inspection.
Prior to site work, the applicant shall provide a tree establishment bond for all trees to be
planted per the approved urban forestry plan.The total bond amount shall be equivalent to the
city's average cost to plant and maintain a tree per the applicable standards in the Urban
Forestry Manual for a period of two years after planting multiplied by the total number of trees
to belanted and maintained. The plan shows 48 trees in the planted inventory. Therefore,
according to the 18/19 Fee Schedule,the bond amount will be 3,952 ($499/tree x 48 trees).
Prior to site work, the applicant shall provide a fee to cover the city's cost of collecting and
processing the inventory data for the entire urban forestry plan.The plan shows 48 trees in the
planted inventory and four (4) retained trees on site. Therefore, according to the 18/19 Fee
chedule the inventory fee is $1,596 ($168/1st+ $28/tree x 51 trees)
Prior to final building inspection,the project arborist shall perform a site inspection,document
compliance/non-compliance with the urban forestry plan and send written verification with a
signature of approval to the city manager or designee.
Following final building inspection the tree establishment period shall immediately begin and
continue for a period of two years.
18.780 Site Development Review
18.780.030 Approval Process
A.New developments and major modifications.
The Site Development Review proposal is to add 28 new multi-family units, additional parking,landscaping,
and a storm water quality facility to an existing 17-unit apartment complex on an adjacent parcel.
18.780.060 Approval Criteria
The approval authority shall approve or approve with conditions a site development review
application when all of the following are met:
A. Compliance with all of the applicable requirements of this title, including Chapter 18.910,
Improvement Standards;
The proposed development is subject to the standards in Chapter 18.910, as reviewed and conditioned,
below.
B. Relationship to the natural and physical environment—Nonresidential development.
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The proposal is for a residential development. These criteria do not apply.
C. Exterior elevations.
1. Along the vertical face of single-family attached and multifamily 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 8
feet;
b. Extensions, e.g., decks,patios, entrances, floor area, of a minimum depth of 8
feet, a maximum length of an overhang shall be 25 feet; and
c. Offsets or breaks in roof elevations of 3 or more feet in height.
The applicant states, "Exterior elevations are included with the application materials. The proposed
buildings are designed to be aesthetically pleasing, and incorporate the specified features."
Since no specifications were offered in the narrative and the elevations were not to scale,it is not possible to
verify that the exterior elevation criteria are met.
Therefore, as a condition of approval, the applicant shall submit revised dimensioned drawings that
demonstrate how the exterior elevations criteria are met.
D. Buffering, screening and compatibility between adjoining uses—Nonresidential development.
The proposal is for a residential development. These criteria do not apply.
E. Internal building setbacks—Multifamily use.
1. To provide privacy, light, air, and access to the multiple and attached residential dwellings
within a development,the following separations shall apply:
a. Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot
separation;
b. Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation;
c. Buildings with opposing blank walls shall have a 10-foot separation;
d. Building separation shall also apply to buildings having projections such as balconies, bay
windows, and room projections; and
e. Buildings with courtyards to maintain separation of opposing walls as listed in subparagraphs a
through c of this paragraph 1 for walls in separate buildings.
As shown on the Site Development Plan (Sheet C3), distance between adjacent buildings for the four-plex
to the existing building is 17 feet (windowed wall to blank wall requires 15 feet). The distance between the
two eight-plex buildings is over 34 feet (windowed wall to windowed wall requires 25 feet). Distance
between buildings facing each other is over 70 feet. These criteria are met.
2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the
minimum wall separation shall be 1 foot for each 15 feet of building length over 50 feet and 2 feet
for each 10 feet of building height over 30 feet.
Two of the new buildings will have a horizontal dimension of 142 feet and a maximum height of 31 feet-
2.75 inches, therefore, the minimum wall separation is 6.75 feet where 34.7 feet of separation is proposed.
The smaller building will be 68 feet wide and 28 feet in height, and will be 17.3 feet from the existing
building.This criterion is met.
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3. Driveways, parking lots, and common or public walkways shall maintain the following
separation for dwelling units within 8 feet of the ground level:
a. Driveways and parking lots shall be separated from windowed walls by at least 8 feet; walkways
running parallel to the face of the structures shall be separated by at least 5 feet; and
As shown on the Site Development Plan, all driveways and parking lots are separated from windowed walls
by at least eight feet. Walkways running parallel to the face of the eight-plex structures are separated by at
least 5 feet. Walkways running parallel to the face of the four-plex are separated by three to five feet.
Therefore, as a condition of approval, the applicant shall submit revised dimensioned plans demonstrating
that the sidewalk separation requirements are met for windowed walls.
b. Driveways and parking lots shall be separated from living room windows by at least 10 feet;
walkways running parallel to the face of the structure shall be separated by at least 7 feet.
As shown on the Site Development Plan (Sheet C3), driveways and parking lots are separated from living
room windows by at least 10 feet. However, walkways running parallel to the face of the structures where
living room windows are proposed are separated by only five feet.
Therefore, as a condition of approval, the applicant shall submit revised dimensioned plans demonstrating
that the sidewalk separation requirements are met for living room windows.
F. 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 4 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.
Outdoor private areas are provided of at least 48 square feet, typically nine feet by six feet on the one-
bedroom units and nine and a half feet by eight feet on the two-bedroom units. The existing building has
four feet by 12 feet (48 square feet) on most units with four existing units having five-foot by eight-foot (40
square feet) spaces. The total required area is 2,160 square feet and the total provided is 2,976 square feet.
This criterion is met.
G. Shared outdoor recreation areas—Multifamily use.
1. In addition to the requirements of Subsection 18.780.060.F, 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.
The required shared outdoor recreation and open space for the 45 one and two bedroom units is 200 square
feet/each x 45units = 9,000 square feet total.
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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.
The applicant states "Shared outdoor recreation and open space is provided in a combination of outdoor
open space and an 800 square foot interior workout room in the existing apartment building." As shown in
the Area Exhibit (Sheet EX1), there is 13,204 square feet of outdoor shared recreation space for a total of
14,004 square feet shared recreation space."This criterion is met.
H. Where landfill or development for a nonresidential use is allowed within and adjacent to the
special flood hazard area...
The development is not within a flood hazard area. These criteria do not apply.
I. Demarcation of public, semi-public, and private spaces for crime prevention—Nonresidential
development.
J. Crime prevention and safety—Nonresidential development.
The proposal is for a residential development. These criteria do not apply.
K. 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 an 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.
According to Tri-Met maps, a bus line does not run on old Gaarde Road. Four bus stops exist along
Highway 99W within 500 feet to 750 feet of the site. Connections from the buildings to existing
sidewalks/crosswalks provide access to the nearby bus stops. Trimet did not comment on the proposal.
This criteria is met.
L. Landscaping.
1. All landscaping shall be designed in compliance with Chapters 18.320, Landscaping and
Screening and 18.520, Urban Forestry;
As shown in the Landscape Plan (Sheet L3.0) and reviewed above, the proposed landscaping complies with
Chapters 18.320 and 18.520. This criterion is met.
2. In addition to the open space and recreation area requirements of Subsections 18.780.060.F and
G, a minimum of 20 percent of the gross area including parking, loading, and service areas shall be
landscaped; and
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According to the applicant' Gaarde Apartments Quantity Tally, Exhibit 4 in the submittal, Subsections
18.780.060.F and G require 2,160 and 9,000 square feet, respectively, for a total of 11,160 square feet. The
gross site area after dedication is 80,872 square feet and total landscape area provided is 29,570 square feet
(36.6 percent). Subtracting the required open space and recreation area requirements from the total yields
18,410 square feet,or 22.7 percent.This criterion is met.
3.A minimum of 15 percent of the gross site area shall be landscaped
According to the applicant' Gaarde Apartments Quantity Tally, Exhibit 4 in the submittal, and as shown in
the findings above,36 percent of the gross site area is landscaped.This criterion is met.
M.Drainage.All drainage plans shall be designed in compliance with Clean Water Services
requirements and the city's adopted stormwater master plan.
Drainage facilities are addressed under Improvement Standards,below.
N. Provision for the disabled. All facilities for the disabled shall be designed in compliance with
ORS Chapter 447. (Ord. 17-22§2)
Four disabled parking spaces are required and shown on the site plan. Compliance with these standards is
ensured through Building Division review.
FINDING: As shown in the analysis above, not all of the applicable site development review criteria are
met. With approval of the setback exceptions to the proposed front and side yard setbacks,
below,and the following recommended conditions of approval,the site development review
criteria can be met.
CONDITIONS:
The applicant shall submit revised dimensioned elevation drawings that demonstrate how
the exterior elevations criteria are met.
The applicant shall submit revised dimensioned plans demonstrating that the sidewalk
separation requirements are met for windowed walls.
The applicant shall submit revised dimensioned plans demonstrating that the sidewalk
separation requirements are met for living room windows.
18.780.070 Exceptions to Standards
A. Exceptions to setback requirements. The approval authority may grant an exception to the
setback requirements in the applicable base zone based on findings that the approval will result in
the following:
The proposed setback exceptions are shown in the table below:
Standard Required Proposed
Minimum Setbacks
Front Yard 20' 16'*
Street Side Yard 20' N/A
Side Yard 10' 10'
Rear Yard 20' 20'+
Ship, ear-ahutr' stgicriue zone 30' 24'*
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1.An exception that is not greater than 20 percent of the required setback;
The exceptions requested are 20 percent. This requirement is met.
2.No adverse effect to adjoining properties in terms of light, noise levels and fire hazard;
The front yard setback faces Old Gaarde Street where there is excess right of way beyond the property
boundary.
The side yard setback from the western property line faces the adjoining property buildings that are setback
approximately 21 to 28 feet from the common property line. Therefore, separation between uses is
approximately 50 feet, a distance that an additional six feet would not substantially mitigate for, for any
noise levels generated. The existing trees on the adjacent property together with the proposed fencing and
landscaping on the subject property will help mitigate potential adverse visual effects. The proposed two-
story buildings will help ensure adequate light is available to neighbors to the west,where a higher building
would have otherwise been permitted.This requirement is met.
3. Safe vehicular and pedestrian access to the site and on-site;
As shown in the Site Development Plan (Sheet C3), vehicular access is internal to the subject site and
pedestrian sidewalks are provided throughout with generous landscaping.This requirement is met.
4.A more efficient use of the site that would result in more landscaping;and
Thirty-six percent of the site is retained in open space. The applicant has chosen to build fewer apartments
than are allowed in the R-25 zone and keep the development to two stories to better integrate the new
development into the residential fabric of the adjacent existing development. The proposed infill
development uses a common driveway for the existing and proposed development, resulting in a more
efficient use of the site. This requirement is met.
5. The preservation of natural features that have been incorporated into the overall design of the
development.
The subject site does not contain any significant natural features. However, the proposed 26-foot side yard
preserve useable open space that the site does contain.This requirement is met.
FINDING: Staff finds that the exceptions requirements are met and that the requested exceptions can be
approved.
18.910 Improvement Standards
18.910.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a public
street.
2. No development shall occur unless streets within the development meet the standards of this
chapter.
3. No development shall occur unless the streets adjacent to the development meet the standards
of this chapter, provided, however, that a development may be approved if the adjacent street does
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not meet the standards but half-street improvements meeting the standards of this title are
constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall meet the
standards of this chapter.
The proposal is for a 28-multi-family unit apartment development on an existing site located at 10930 SW
Gaarde St(old alignment),a City of Tigard Arterial Street.
This is not a subdivision development. No streets within the development are proposed or deemed
necessary.
The site plans show that Gaarde St (old alignment) adjacent to the development has been improved with
two travel lanes and a center lane as well as curb and sidewalk on both sides of the street.
The site plans also show that a 38-foot from centerline right of way dedication will be provided along the
development frontage of TL 2S110AA02200 to meet the City of Tigard Arterial Street cross section.
No new street is proposed or deemed necessary.
5. If the city could and would otherwise require the applicant to provide street improvements, the city
engineer may accept a future improvements guarantee in lieu of street improvements if one or more of
the following condition exist:
a. A partial improvement is not feasible due to the inability to achieve proper design standards;
b. A partial improvement may create a potential safety hazard to motorist or pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that street
improvements would be extended in the foreseeable future and the improvement associated
with the project under review does not, by itself, provide a significant improvement to street
safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and proposed land partition does not create any new streets;or
f. Additional planning work is required to define the appropriate design standards for the
street and the application is for a project which would contribute only a minor portion of the
anticipated future traffic on the street.
The narrative and site plans indicate that the street has been improved. The City of Tigard as-built drawings also
show the street was improvement with appropriate pavement for travel and bike lanes as well as curb and
sidewalk. The Applicant does not propose to pay a fee in lieu for street improvements.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through
the approval of a final subdivision plat or major partition; however, the council may approve the
creation of a street by acceptance of a deed, provided that such street is deemed essential by the
council for the purpose of general traffic condition.
1. The council may approve the creation of a street by deed of dedication without full compliance with
the regulations applicable to subdivisions or major partitions if any one or more of the following
conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential for the
purpose of general traffic circulation, and partitioning or subdivision of land has an incidental
effect rather than being the primary objective in establishing the road or street for public use;or
b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre
or less and such dedication is recommended by the commission to the council based on a
finding that the proposal is not an attempt to evade the provisions of this title governing the
control of subdivisions or major partitions.
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c. The street is located within the downtown mixed use central business district and has been
identified on Figure 5-14A through 5-14L of the City of Tigard 2035 Transportation System Plan
as a required connectivity improvement.
2. With each application for approval of a road or street right-of-way not in full compliance with the
regulations applicable to the standards, the proposed dedication shall be made a condition of
subdivision and major partition approval.
a. The applicant shall submit such additional and justification as may be necessary to enable
the commission in its review to determine whether or not a recommendation for approval by
the council shall be made.
b. The recommendation, if any, shall be based upon a finding that the proposal is not in
conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the council may
attach conditions which area necessary to preserve the standards of this title.
3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as
grantee.
The existing right of way on Gaarde St (old alignment) is less than the current required right of way. The
applicant proposes to dedicate 38 feet right of way from centerline to meet the Arterial Street cross section.
Dedication of right of way will be recorded via document prior to final building inspection.
C. Creation of access easement. The approval authority may approve an access easement established
by deed without full compliance with this title provided such an easement is the only reasonable
method by which a lot large enough to develop can be created.
1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code,
Section 10.207.
2. Access shall be in accordance with 18.920.030.H and I.
The development proposes to share the existing driveway with the existing apartment. A shared access
easement shall be recorded prior to final building inspection.
D. Street location,width and grade. Except as noted below,the location,width and grade of all streets
shall conform to an approved street plan and shall be considered in their relation to existing and
planned streets, to topographic conditions, to public convenience and safety, and in their appropriate
relation to the purposed use of the land to be served by such streets:
1. Street grades shall be approved by the city engineer in accordance with subsection N of this section;
and
The proposed development is adjacent to Gaarde St (old alignment). It is an existing street and the grade of the
street will remain unchanged.
2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in
a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the surrounding
areas,or
b. Conform to a plan adopted by the commission, if it is impractical to conform to existing
street pattern because of particular topographical or other existing conditions of the land. Such
a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of
adjoining streets and the need for public convenience and safety.
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All the existing streets are shown on the plan.
E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street
plan, or as needed to continue an existing improved street or within the Downtown District, street
right-of-way and roadway widths shall not be less than the minimum width described below. Where
a range is indicated, the width shall be determined by the decision-making authority based upon
anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by
resolution, design standards for street construction and other public improvements. The design
standards will provide guidance for determining improvement requirements within the specified
ranges.) These are presented in Table 18.810.1
1. The decision-making body shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or development after
consideration of the following:
a. The type of road as set forth in the comprehensive plan transportation chapter-functional
street classification.
b. Anticipated traffic generation.
c. On-street parking needs.
d. Sidewalk and bikeway requirements.
e. Requirements for placement of utilities.
f. Street lighting.
g. Drainage and slope impacts.
h. Street tree location.
i. Planting and landscape areas.
j. Safety and comfort for motorists,bicyclists, and pedestrians.
k. Access needs for emergency vehicles.
The narrative and site plans indicate that the proposed development will provide 38 feet from centerline right of
way dedication on Gaarde St (old alignment) along the development frontage of TL2S110AA2200 meeting the
City of Tigard Arterial Street cross section.
F. Future street plan and extension of streets.
1.A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or partition.
The plan shall show the pattern of existing and proposed future streets from the boundaries of
the proposed land division and shall include other parcels within 530 feet surrounding and
adjacent to the proposed land division.At the applicant's request,the city may prepare a future
streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the
time involved. A street proposal may be modified when subsequent subdivision proposals are
submitted.
No future street plan is proposed or deemed necessary.
b. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes
and pedestrian facilities on or within 530 feet of the site.
The proposed development is within 530 feet of the bus routes number 93 and 94 on Highway 99W.
2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets
shall be extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered to be cul-
de-sac since they are intended to continue as through streets at such time as the adjoining
property is developed.
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b. A barricade shall be constructed at the end of the street by the property owners which shall
not be removed until authorized by the city engineer, the cost of which shall be included in the
street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for
stub street in excess of 150 feet in length.
No public street extension,cul-de-sac,or turnout is proposed and deemed necessary.
G. Street spacing and access management. Refer to 18.920.030.H
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 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 development shall provide an internal network of connecting streets that provide short, direct
travel routes and minimize travel distances within the development.
Street connection or street extension is proposed or deemed necessary.
I. Intersection angles. Street shall be laid out so as to intersect at an angle as near to a right angle as
practical, except where topography requires a lesser angle, but in no case shall the angle be less than
75°unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless
topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along
the right of way line of the acute angles;
3. Right-of-way lines intersection with arterial streets shall have a corner radius of not less than 20
feet.
No new street or intersection is proposed or deemed necessary. The existing intersection adjacent to the
development has been improved. No additional improvement is proposed or deemed necessary.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are less than
standard width, additional rights-of-way shall be provided at the time of subdivision or development.
The existing right of way width is less than standard width. The proposed development will provide 38 feet
from centerline right of way dedication on Gaarde St (old alignment) along the development frontage of
TL2S110AA2200 meeting the Arterial Street cross section.
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K. Partial street improvements. Partial street improvements resulting in a pavement width of less than
20 feet, while generally not acceptable, may be approved where essential to reasonable development
when in conformity with the other requirements of these regulations, and when it will be practical to
require the improvement of the other half when adjoining property developed.
No partial improvement is proposed.
L. Cul-de-sac
No cul-de-sac is proposed or deemed necessary.
M. Street name. No street name shall be used which will duplicate or be confused with the names of
existing streets in Washington County, except for extensions of existing streets. Street names and
numbers shall conform to the established pattern in the surrounding area and as approved by the city
engineer.
No new street name is proposed or deemed necessary.
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 proposed development is adjacent to Gaarde St (old alignment). The grade of the street will remain
unchanged.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts,wheelchair,bicycle
ramps and driveway approaches shall be constructed in accordance with standards specified in this
chapter and Section 15.04.080, and:
1. Concrete curbs and driveway approaches are required;except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval;
and
3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration
standards.
Curbs,curb cuts,and driveway approaches are shown on the submitted site plans.
P. Street adjacent to railroad right-of-way.
The proposed site is not adjacent to a railroad right-of-way. This standard is not applicable.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or
proposed arterial or collector street, the development design shall provide adequate protection for
residential properties and shall separate residential access and through traffic, or if separation is
not feasible, the design shall minimize the traffic conflicts. The design shall include any of the
following:
1.A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with
frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along
the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
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5. If a lot has access to two streets with different classifications, primary access should be from the
lower classification street.
The proposed development is adjacent to an Arterial Street. The proposed development will share the
existing driveway with the existing apartment complex.
R. Alleys,public or private.
The site does not propose any alleys,public or private.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the
city, it shall be the responsibility of the developer's registered professional land surveyor to provide
certification to the city that all boundary and interior monuments shall be reestablished and
protected.
All boundary, internal monuments, and street monuments shall be established, reestablished and protected
in accordance with the City's and County's requirements and standards.
T. Private streets.
1. Design standards for private streets shall be established by the city engineer; and
2. The city shall require legal assurances for the continued maintenance of private streets, such as a
recorded maintenance agreement.
3. Private streets serving more than six dwelling units are permitted only within planned
developments, mobile home parks, and multi-family residential developments.
No private street is proposed or deemed necessary.
U. Railroad Crossing.
The proposed site is not adjacent to any railroad crossing. This standard is not applicable.
V. Street Signs. The city shall install all street signs, relative to traffic control and street names, as
specified by the city engineer for any development. The cost of signs shall be the responsibility of
the developer.
No new signs are proposed or deemed necessary.
W. Mail Boxes.Joint mailbox facilities shall be provided in all residential developments, with each
joint mailbox serving at least two dwelling units.
1. Joint mailbox structures shall be placed adjacent to road curbs;
2. Proposed locations of joint mailboxes shall be designed on a copy of the preliminary plat or
development plan, and shall be approved by the city engineer/U.S. post office prior to final plan
approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city
engineer/U.S. post office prior to final approval.
Mailboxes are not shown on the site plans. Mailbox locations must be submitted for review and approval
prior to commencing site improvement.
X. Traffic Signal. The location of traffic signals shall be noted on approval street plans. Where a
proposed street intersection will result in an immediate need for a traffic signal, a signal meeting
approval specifications shall be installed. The cost shall be included as a condition of
development.
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No traffic signal is required. This standard is not applicable.
Y. Streetlight standards. Streetlights shall be installed in accordance with regulations adopted by
the city's direction.
Prior to commencing of site improvements,the Applicant shall provide Engineering Division a photometric
analysis of the proposed development frontages for the review and approval. Photometric analysis will
follow the recommended values and requirements per ANSI/IESNA. New streetlights are required based
on the photometric analysis. If required, the applicant shall submit a plan showing the location of
streetlights to Engineering for review and approval. Type and color of pole and light fixture shall also be
included on the plan for review and approval.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and
other signs may be required.
No new street is proposed or deemed necessary.
AA. Street cross-section. The final lift of asphalt concrete pavement shall be placed on all new
constructed public roadways prior to final city acceptance of the roadway and within one year of
the conditional acceptance of the roadway unless otherwise approved by the city engineer. The
final lift shall also be placed no later than when 90% of the structures in the new development are
completed or three years from the commencement of initial construction of the development,
whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphalt concrete;
3. The final lift shall be place on all new construction roadways prior to final city acceptance of the
roadway; however, no before 90%of the structures in the new development are completed unless
three years have elapsed since initiation of construction in the development.;
4. The final lift shall be Class C asphalt concrete as defined by A.P.W.A. standards specifications;
and
5. No lift shall be less than 1-1/2 inches in thickness.
Gaarde St (old alignment) adjacent to the development was improved by the City of Tigard in 2007. The
structural street section including asphalt concrete pavement and rock section was installed meeting the
Arterial Street section. No additional improvement is proposed or deemed necessary.
BB. Traffic calming. When, in the opinion of the city engineer, the proposed development will
create negative traffic condition on existing neighborhood streets, such as excessive speeding, the
developer may be required to provide traffic calming measures. These measures may be required
within the development and/or offsite as deemed appropriate. As an alternative, the developer may
be required to deposit funds with the city to help pay for traffic calming measures that become
necessary once the development is occupied and the city engineer will determine the amount of
funds required, and will collect said funds from the developer prior to the issuance of a certificate of
occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be
held by the city for a period of five years from the date of issuance of certificate of occupancy, or in
the case of a subdivision, the date of final plat approval. Any funds not used by the city within the
five-year time period will be refunded to the developer.
No traffic calming is proposed or deemed necessary.
CC. Traffic Study.
1. A traffic study shall be required for all new or expanded uses or developments under any of the
following circumstances:
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a. When they generate a 10% or greater increase in existing traffic to high collision
intersections identified by Washington County.
b. Trip generation from development onto the city street at the point of access and the existing
ADT fall within the following ranges:
Existing ADT ADT to be added by development
0-3000 vpd 2,000 vpd
3,001-6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
c. If any of the following issues become evident to the city engineer:
i. High traffic volumes on the adjacent roadway that may affect movement into or out
of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed access
drive(s).
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or intersections is a
potential hazard.
v. The proposal requires a conditional use permit or involves a drive through operation.
vi. The proposed development may result in excessive traffic volumes on adjacent local
streets.
2. In addition, a traffic study may be required for all new or expanded uses or developments under
any of the following circumstances:
a. When the site is within 500 feet of an ODOT facilities; and/or
b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT
facility; and/or
c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility.
Traffic impact analysis is not required or deemed necessary. However, the Applicant submitted a Traffic
Memorandum prepared by Lancaster Engineering dated Jun 5, 2018 for reference and information. The
memo was reviewed by the City Traffic Consultant,DKS Associates, and found sufficient.
18.910.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities
shall be either dedicated or provided for in the deed restrictions, and where a development is
traversed by a watercourse or drainage way, there shall be provided a stormwater easement or
drainage right-of-way conforming substantial with the lines of the watercourse.
B. Utility Easements. A property owner proposing a development shall make arrangement with
the city, the applicable district, and each utility franchise for the provision and dedication of utility
easements necessary to provide full services to the development. The city's standard width for
public main line utility easements shall be 15 feet unless otherwise specified by the utility company,
applicable district, or city engineer.
The proposed development is not traversed by a watercourse or drainage way. However, there are existing
public storm and sanitary sewer mains located on both tax lots 2S110AA02100 & 02200. Public storm and
sanitary sewer easements shall be provided in accordance with CWS Design and Construction Standards.
The site plans do not show that a Public Utility Easement (PUE) along Gaarde St is provided. An eight-
foot PUE along both tax lots 2S110AA02100 &02200 shall be provided.
All public easements shall be recorded via documents prior to final building inspection.
18.810.70 Sidewalk.
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A. All industrial streets and private streets shall have sidewalks meeting city standards along at
least one side of the street. All other streets shall have sidewalks meeting the city standards along
both sides of the street. A development may be approved if an adjoining street has sidewalks on
the side adjoining the development, even if no sidewalk exists on the other side of the street.
No industrial street is proposed or deemed necessary. The existing six-foot concrete sidewalk was installed as
part of the capital project by the City of Tigard in 2007.
B. Requirement of developers.
1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle
trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line
distance) pedestrian route within 1/2 mile of their site to all transit facilities and neighborhood
activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to
participate in the removal of any gaps in the pedestrian system off-site if justified by the
development.
2. If there is an existing sidewalk on the same side of the street as the development within 300 feet
of a development site in either direction, the sidewalk shall be extended from the site to meet the
existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a
neighborhood activity center).
The proposed development does not generate an additional 1,000 vehicle trips or more per day.
There is no sidewalk gap within 300 feet of the development on Gaarde St (old alignment).
C. Planter strip requirements. A planter strip separation of at least five feet between the curb and
the sidewalk shall be required in the design of streets, except where the following conditions exist:
There is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of
the street; it would conflict with utilities; there are significant natural features (large trees, water
features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as
required; or where there are existing structures in close proximity to the street (15 feet or less) or
where the standards in Table 18.810.1 specify otherwise. Additional consideration of exempting the
planter strip requirement may be given on a case-by-case basis if a property abuts more than one
street frontage.
A six-foot curb tight sidewalk was installed in 2007 by the City of Tigard. No planter was installed. The
Applicant shall provide planter behind the sidewalk and install street trees in accordance with the City of Tigard
Standards.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation
of the adjacent property owner.
The narrative indicates that it is the adjacent property owner's obligation to continue maintaining the
adjacent sidewalks, curbs and planter strips.
E. Application for permit and inspection. If the construction of a sidewalk is not included in the
performance bond of an approved subdivision or the performance bond has lapsed, then every
person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall be
before entering upon the work or improvement, apply for a street opening permit to the
Engineering Department to so build or construct:
1. An occupancy permit shall not be issued for a development until the provision of this section is
satisfied.
2. The city engineer may issue a permit and certificate allowing temporary noncompliance with
the provision of this section to the owner, builder or contractor when, in his or her opinion, the
construction of the sidewalk is impractical for one or more of the following reasons:
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a. Sidewalk grades have not and cannot be established for the property in question within a
reasonable length of time.
b. Forthcoming installation of public utilities or street paving would be likely to cause severe
damage to the new sidewalk.
c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the
street;or,
d. Topography or elevation of the sidewalk base area makes construction of sidewalk
impractical or economically infeasible.
3. The city engineer shall inspect the construction of sidewalks for compliance with the provision
set forth in the standard specifications manual.
Sidewalk construction in the public right of way or proposed public right of way will be inspected and approved
by the Engineering Division.
18.910.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified
Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted
policies of the comprehensive plan.
B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed
systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional development
within the area as projected by the comprehensive plan.
D. Permit Denied. Development permits may be restricted by the commission or hearing officer
where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified
within the development and which if not rectified will result in a threat to public health or safety,
surcharging of existing mains, or violations of state or federal standards pertaining to operation of
the sewage treatment system.
The Applicant's narrative and site plans indicate that there is an existing public sanity sewer main located
along the south property line of both Tax Lots 2S110AA02100&02200 for connection.
Prior to commencing of site improvements, submit site plans as part of the PFI Permit showing the
proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with
the City of Tigard and CWS Design and Construction Standards.
Prior to final building inspection, the proposed public sanitary sewer system and associated facilities shall be
constructed, completed,and/or satisfied.
No over-sizing of sanitary sewer is proposed or deemed necessary.
18.910.100 Storm Drainage
A. General provisions. The director and city engineer shall issue a development permit only where
adequate provisions for stormwater and floodwater runoff have been made, and:
1. The storm water drainage system shall be separate and independent of any sanitary sewerage
system;
The applicant's narrative and site plans indicate that there is an existing public storm drainage main crossing
both 1 ax Lots 2S110AA02100 & 02200 for connection. Both the existing and proposed storm drainage
systems are shown to be separate and independent of the existing and proposed sanitary systems.
2. Where possible, inlets shall be provided so surface water is not carried across any intersection or
allowed to flood any street; and
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The site plans indicated that a private storm system with multiple inlets will be installed to capture and
convey all the runoff generated from the site. Additionally, that an aboveground storm quality and an
underground storm detention facilities will be constructed onsite for treatment and detention prior releasing
to the public storm system. Thus, there will be no surface water carried across any intersection or allowed
to flood any street.
Prior to commencing of site improvements, submit site plans as part of the PFI Permit showing how run-
off generated by. the development will be collected, conveyed, treated, and detained to the Engineering
Division for review and approval. The design of storm drainage improvement shall be in accordance witz
CWS Design and Construction Standards.
3. Surface water drainage patterns shall be shown on every development proposal plan.
A grading plan was submitted showing contours associated the construction of the development. The
Applicant's site plans also include the proposed storm system and location of the catch basins and the water
quality/detention indicating how surface water drainage patterns will be after development.
B. Easement. Where a development is traversed by a watercourse, drainageway, channel or stream,
there shall be provided a stormwater easement or drainage right-of-way conforming substantially with
the lines of such watercourse and such further width as will be adequate for conveyance and
maintenance.
The site is not traversed by a watercourse, drainageway, channel or stream. However, there is an existing
storm drainage main crossing the development site. There is no easement document associated with the
existing storm drainage submitted with the application. If a public easement has not been in place, the
Applicant shall provide the City of Tigard a public storm easement for the future maintenance of the
existing storm main. The public storm easement shall be provided in accordance with C\VS Design and
Construction Standards and be recorded via documents prior to final building inspection.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough
to accommodate potential runoff from its entire upstream drainage area, whether inside or outside
the development, and the city engineer shall approve the necessary size of the facility, based on the
provisions of Design and Construction Standards for Sanitary and Surface Water Management (as
adopted by the Unified Sewerage Agency in 1996 and including any future revisions or
amendments).
There is no upstream basin that flows across the subject site.
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional
runoff resulting from the development will overload an existing drainage facility, the director and
engineer shall withhold approval of the development until provisions have been made for
improvement of the potential condition or until provisions have been made for storage of additional
runoff caused by the development in accordance with the Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and
including any future revisions or amendments).
A preliminary storm drainage report was submitted as part of the land use submittal.
Prior to commencing site improvements, submit a final storm drainage report as part of the PFI Permit
indicating how run-off generated by the development will be collected, conveyed, treated and detained to
Engineering Division for review and approval. The storm drainage report shall be prepared and include a
maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard
Design Guidelines.
Prior to commencing of site improvements, submit site plans as part of the PFI Permit indicating how run-
off generated by the development will be collected, conveyed, treated and detained to Engineering Division
for review and approval.
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Prior to final building inspection, all public stormwater drainage system, including water quality and detention
facilities shall be constructed,completed,and/or satisfied.
18.910.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard,bike lanes shall be required along all arterial and collector routes and where identified
on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements
along collectors within the downtown urban renewal district shall be determined by the city engineer
unless specified in Table 18.810.1.
2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway
plan shall include provisions for the future extension of such bikeways through the dedication of
easements or rights-of-way, provided such dedication is directly related to and roughly proportional to
the impact of the development.
3. Any new street improvement project shall include bicycle lanes as required in this document and on
the adopted bicycle plan.
The proposed development is directly adjacent to Gaarde St (old alignment),which is currently classified as an
Arterial St. However,it is functioning as a Neighborhood Route. The City is planning to reclassify the street in
the future when the Transportation System Plan (TSP)is updated.
The City of Tigard as-built drawings indicated that Gaarde St (old alignment) was improved with 44 feet of
pavement to accommodate two travel lanes,a center turn lane,and two bike lanes. No additional improvement
is proposed or deemed necessary.
18.910.120 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.
B. Information on development plans. The applicant for a development shall show on the
development plan or in the explanatory information, easements for all underground facilities, and:
1. Plans showing the location of all underground facilities as described herein shall be submitted to
the city engineer for review and approval;
2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision
clearance areas for vehicular traffic.
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.
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2. An applicant for a development which is served by utilities which are not underground and
which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu
of undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility
lines.All new utility lines shall be placed underground.
There are no existing overhead utilities along the development frontage or on the opposite side of the street
on Gaarde St (old alignment).
D. Fee in-lieu of undergrounding.
1. The city engineer shall establish utility service areas in the city. All development which occurs
within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development
does not provide underground utilities,unless exempted by this code.
2. The city engineer shall establish the fee by utility service area which shall be determined based
upon the estimated cost to underground utilities within each service area. The total estimated cost
for undergrounding in a service area shall be allocated on a front-foot basis to each party within the
service area.The fee due from any developer shall be calculated based on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of
existing overhead utilities. The city engineer shall determine the amount of the credit, after review
of cost information submitted by the applicant with the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities within the city
at large. The city engineer shall prepare and maintain a list of proposed undergrounding projects
which may be funded with the fees collected by the city.The list shall indicate the estimated timing
and cost of each project. The list shall be submitted to the city council for their review and approval
annually.
No fee in lieu of undergrounding is proposed or deemed necessary.
FINDING: As shown in the findings above, the applicable improvement standards have been met or
otherwise conditioned to be met.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Shared Driveway:
A joint access easement and maintenance agreement between Tax Lots 2S110AA02100 & 2200 shall be
submitted for review prior to commencing site improvements and be recorded prior to final building
inspection.
Public Utility Easements:
All public utility easements including for storm drainage, sanitary sewer, and franchise utilities shall be
recorded on separate documents prior to final building inspection.
Fire and Life Safety:
Emergency vehicle turn around, location of fire hydrants, and fire flow must be reviewed and approved by
Tualatin Valley Fire and Rescue prior to commencement site improvements.
Public Water System:
The existing public water mains surrounding the proposed development are under the City of Tigard
jurisdiction.
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The site plans indicate that services will be provided to serve the proposed development via the existing
public water main located on Gaarde St (old alignment).
Prior to commencing site improvements, submit site plans as part of the PFI Permit showing all proposed
and/or extensions of public water lines, hydrants and water services to be designed in accordance with the
City of Tigard Standards to Engineering for review and approval.
NO 1'E: An estimated 12 percent of the water system cost will be assessed prior to approval of the City of
Tigard's PFI Permit.
Storm Water Quality:
The City has agreed to enforce Surface Water Management regulations established by CWS Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-
site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In
addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping
the facility maintained through the year.
Prior to commencing site improvements, the Applicant shall obtain a CWS Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI Permit. Plans shall be submitted to the City of
Tigard for review. The city will forward plans to CWS after preliminary review.
Grading and Erosion Control:
Clean Water Services Design and Construction Standards also regulate erosion control to reduce the amount
of sediment and other pollutants reaching the public storm and surface water system resulting from
development, construction, grading, excavating, clearing, and any other activity which accelerates erosion.
According to CWS regulations, the applicant is required to submit an erosion control plan for City review
and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control permit be issued for any development that will disturb one or more acre of land. Since this
site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail
the provisions for surface drainage of all lots, and show that they will be graded to insure that surface
drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10
percent and 20 percent,as well as lots that will have natural slopes in excess of 20 percent. This information
will be necessary in determining if special grading inspections and/or permits will be necessary when the lots
develop.
Address Assignments:
The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels
within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718-2678 to ensure
new addresses are assigned. Prior to permit submission pay the addressing fee. The address fee shall be
assessed in accordance with the current Master Fee Schedule.
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18.920 Access, Egress,And Circulation
18.920.030. General Provision
C.Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly
the same access and egress when the combined access and egress of both uses, structures, or lots
of land meets the combined requirements of this chapter, provided:
1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts
to establish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the city.
Joint access is proposed between the two parcels that are part of this submittal. The existing access for Tax
Lot 2200 on Gaarde Street will be closed. Evidence has not been submitted with the application.
Therefore, as a condition of approval, the applicant shall submit satisfactory legal evidence to establish the
joint use to be paced on permanent file with the city.
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 that 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 duplex 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 6-inch vertical separation (curbed) or
a minimum 3-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 4 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.
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 shall be designed and
maintained to remain well-drained. Walkways may be required to be lighted 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.
As shown in the Site Development Plan (Sheet C30), the proposed walkways meet the applicable standards.
These standards are met.
18.920.30.H Access Management
1. An access report shall be submitted with all new development proposals which verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration
standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction
of facility)
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A Traffic Technical Memo prepared by Lancaster Engineer dated June 5, 2018 was submitted. However, a
sight distance certificate was not included.
Prior to commencing site improvements, the applicant shall submit to the Engineering Division the
Preliminary Sight Distance Certification for review and approval.
Prior to final building inspection, the applicant shall submit to the Engineering Division the Final Sight
Distance Certification indicating that sight distances are still adequately provided at the existing access
driveway.
The site plans show an existing driveway on Gaarde St (new alignment). The driveway shall be remove and
replace with curb tight sidewalk.
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.
The narrative and site plans indicate that the current existing driveway is located approximately 65 feet south
of the intersection of Gaarde St and the Gaarde St (old alignment). The narrative indicates that alternative
access is not available. The development proposes to share the existing driveway with the existing
apartment located on the adjacent tax lot. Additionally, the Traffic Technical Memo found that the storage
space is adequately available to accommodate the northbound queue vehicles without obstructing turning
movements into and out of the site access.
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.
The existing driveway does not meet the 600 feet spacing requirement along an Arterial Street. However,as
mentioned previously,the Gaarde St (old alignment) is functioning as a Neighborhood Route and the City is
planning to reclassify it in the next Transportation System Plan updates. Driveway spacing on Local Street
or Neighborhood Route is not required.
I. Minimum access requirements for residential uses.
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
18.920.1 and 18.920.2.
Table 18.920.2 Vehicular Access/Egress Requirements, requires for 20-49 Multifamily Residential
Dwelling Units 24 feet of pavement and 5 feet sidewalks.
A 26-foot access way with five-foot sidewalks are proposed.These requirements are met.
2. Vehicular access to multifamily structures shall be within 50 feet of the ground floor entrance or
the ground floor landing of a stairway,ramp, or elevator leading to the dwelling units.
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As shown in the Site Development Plan (Sheet C3), vehicular access is provided within 50 feet of ground
floor entrances. This requirement is met.
3. Private residential access drives shall be provided and maintained in compliance with the
Oregon Fire Code.
4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following:
a. A circular, paved surface having a minimum turn radius measured from center point to outside
edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum
depth of 40 feet and a minimum width of 20 feet;
c.The maximum cross slope of a required turnaround is 5 percent.
Tualatin Valley Fire and Rescue reviewed the proposal and provided a comment letter dated August 23,
2018 addressing basic approval standards including fire access. This requirement is met.
5.Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least
30 feet), may be required so as to reduce the need for excessive vehicular backing motions in
situations where two vehicles traveling in opposite directions meet on driveways in excess of 200
feet in length.
As shown in the Site Development Plan (Sheet C30), the existing and proposed drive aisle is approximately
300 feet in length. Since it is likely that the drive aisle serving the parking lot would have vacant parking
spaces at any given time,vehicle turnouts would not be applicable. This requirement does not apply.
6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall
be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting
the site.
As shown in the Site Development Plan (Sheet C30), a 30-foot driveway approach is provided. This
requirement is met.
FINDING: As shown in the analysis above, not all of the Access, Egress and Circulation standards are
met. With the following recommended condition of approval, the applicable standards can
be met.
CONDITION
The applicant shall submit satisfactory legal evidence to establish the joint access use, to be
placed on permanent file with the city.
18.930.030 Vision Clearance Requirements
A. At corners. Except within the MU-CBD zone, a vision 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 3 feet in height, measured from the top of the curb, or where no curb exists, from the
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street center line grade, except that trees exceeding this height may be located in this area,
provided all branches below 8 feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions
contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further
reduced in height or eliminated to comply with the intent of the required clear vision area.
FINDING: The visual clearance triangle is clearly shown on the Landscape Plan (Sheet L3.0). These
requirements are met.
SECTION VI. ADDITIONAL CITY STAFF COMMENTS
The City of Tigard's Development Services Division (Engineering) provided comment in a
Memorandum dated August 22, 2018. The findings and conclusion of the Memorandum are contained
within this Staff Report.
Public Works Department reviewed the proposal and provided comment to the Development Review
Engineer to include in this Staff Report.
SECTION VII. OUTSIDE AGENCY COMMENTS
The following agencies/jurisdictions had an opportunity to review this proposal and did not
respond: Metro Land Use and Planning,Washington County Department of Land Use and Transportation,
Oregon Department of Land Conservation and Development, and the Oregon Department of
Transportation,Region 1.
Tualatin Valley Fire and Rescue reviewed the proposal and provided a comment letter dated August 23,
2018 addressing basic approval standards.
Clean Water Services reviewed the proposal and provided a comment letter dated August 21, 2018
addressing basic approval standards. In addition, a Service Provider Letter dated September 6, 2017 found
there were no natural resources present within 200 feet of the site.
SECTION VIII. INTERESTED PARTIES COMMENTS
The applicant held a neighborhood meeting on June 8,2017. Documentation is provided in Exhibit 5 of the
application. Six attendees discussed the proposed comprehensive plan and zone change amendments, site
development review and sign. Issues discussed focused on traffic and access to the site.
On August 8, 2018, the city mailed notice of pending public hearing and request for comments to property
owners within 500 feet of the subject site.The city did not receive any verbal or written comments.
SECTION IX. CONCLUSION
As demonstrated by the findings above, the Planning Commission finds by a unanimous vote in favor that
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the proposed comprehensive plan and zoning map amendments comply with the applicable Statewide
Planning Goals, applicable regional, state and federal regulations, the Tigard Comprehensive Plan, and
applicable provisions of the City's implementing ordinances.
The Planning Commission recommends approval to the Tigard City Council of the proposed
comprehensive plan and zoning map amendments, site development review and sign permit.
RECOMMENDED: THE 17TH DAY OF SEPTEMBER 2018 BY THE CITY OF TIGARD PLANNING
COMMISSION.
cetiet...2- 7221
/ or/
Calista Fitzgerald,Planning Commission P410
dent
Dated this. day of September 2018.
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