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02/06/2017 - PacketPLANNING COMMISSION AGENDA – February 6, 2017 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 2 City of Tigard Planning Commission Agenda MEETING DATE: February 6, 2017 - 7:00 p.m. MEETING LOCATION: City of Tigard – Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7:04 p.m. 5. PUBLIC HEARING 7:05 p.m. THORNWOOD MEADOWS PLANNED DEVELOPMENT REVIEW (PDR) 2016-00010; (SUB) 2016-00008 REQUEST: The applicant is proposing to create six lots for single-family attached units and a public street access with a partial cul-de-sac on a 0.52-acre property in the R-12 zone. The development will access SW Thorn Street via a 24-ft. wide half-street improvement with Lots 1-2 accessing directly to the road extension and Lots 3-6 accessing the partial cul-de-sac “bulb.” Lot sizes vary from 1,587 sq. ft. to 2,880 sq. ft., with perimeter Lots 1 & 6 meeting the minimum 2,440 sq. ft. lot size (80% average minimum lot of 3,050 sq. ft.) for Planned Developments. The development will also include an open space tract sized in accordance with Planned Development standards. Tract ‘A’ is a 5,829 sq. ft. ‘active’ and ‘passive’ park with landscaping and benches. A 32-inch Oregon White Oak and two Douglas Firs are proposed to be retained in Tract ‘A’.LOCATION: End of SW Thorn Street; Washington County Tax Map 1S135 AD 02000; ZONE: R-12: medium-density residential district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.430, 18.510, 18.630, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. 6. PUBLIC HEARING 8:05 p.m. OAK STREET APARTMENTS PLANNED DEVELOPMENT REVIEW (PDR) 2016-00017 REQUEST: The applicant requests a modification to the approved Planned Development Review Case file PDR2015-00007/SDR2015-00003 to include an additional nine units and associated parking for development of 187 multi-family residential dwelling units in two 4-story buildings over parking on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. The developed portion of the site will remain unchanged. Surface parking is proposed for a total of 289 on-site parking spaces. Frontage improvements to SW Oak Street would remain the same, including a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed development would continue to preserve over 7.7 acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. ZONES: MUE-1 and MUE-2: mixed use employment districts. The MUE-1 and 2 zoning district is designed to PLANNING COMMISSION AGENDA – February 6, 2017 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 2 of 2 apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. MUR: mixed use residential districts. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high density (MUR-1) and moderate density (MUR- 2) designation is available within the MUR zoning district. The site is split zoned including MUE-1 and MUR-1. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters18.350, 18.390, 18.430, 18.520, 18,630 18.705, 18.715, 18.720, 18.725; 18.730; 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810 7. OTHER BUSINESS 9:05 p.m. 8. ADJOURNMENT 9:15 p.m. February 6, 2017 Page 1 of 12 CITY OF TIGARD PLANNING COMMISSION Meeting Minutes February 6, 2017 CALL TO ORDER Vice President Feeney called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. ROLL CALL Present: Vice President Feeney Commissioner Hu Alt. Commissioner Jackson Commissioner Lieuallen Commissioner McDowell Alt. Commissioner Mooney Commissioner Schmidt Absent: President Fitzgerald; Commissioner Fahr; Commissioner Middaugh Staff Present: Tom McGuire, Assistant Community Development Director; Doreen Laughlin, Executive Assistant; Gary Pagenstecher, Associate Planner; Kim McMillan, Assistant City Engineer COMMUNICATIONS – None. CONSIDER MINUTES January 23, 2017 Meeting Minutes: Vice President Feeney asked if there were any additions, deletions, or corrections to the January 23 minutes; there being none, Vice President Feeney declared the minutes approved as submitted. PUBLIC HEARING THORNWOOD MEADOWS PLANNED DEVELOPMENT REVIEW (PDR) 2016-00010; (SUB) 2016-00008 REQUEST: The applicant is proposing to create six lots for single-family attached units and a public street access with a partial cul-de-sac on a 0.52-acre property in the R-12 zone. The development will access SW Thorn Street via a 24-ft. wide half-street improvement with Lots 1-2 accessing directly to the road extension and Lots 3-6 accessing the partial cul-de-sac “bulb.” Lot sizes vary from 1,587 sq. ft. to 2,880 sq. ft., with perimeter Lots 1 & 6 meeting the minimum 2,440 sq. ft. lot size (80% average minimum lot of 3,050 sq. ft.) for Planned Developments. The development will also include an open space tract sized in accordance with Planned Development standards. Tract ‘A’ is a 5,829 sq. ft. ‘active’ and ‘passive’ park with landscaping and benches. A 32-inch Oregon White Oak and two Douglas Firs are proposed to be retained in Tract ‘A’. LOCATION: End of SW Thorn Street; Washington County Tax Map 1S135AD02000; ZONE: R-12: medium-density residential district. February 6, 2017 Page 2 of 12 OPEN PUBLIC HEARING Vice President Feeney opened the public hearing. QUASI-JUDICIAL HEARING STATEMENTS Vice President Feeney read the required statements and procedural items from the quasi-judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias or conflict of interest. Ex-parte contacts: None. Site visitations: None. No one in the audience wished to challenge the jurisdiction of the commission. STAFF REPORT Staff reports are available on-line on the City website one week prior to public hearings. Associate Planner Gary Pagenstecher went over the staff report. He referred to the commissioner’s packets - reference Sheet 3 – Concept Plan which was an aerial view. He described briefly that the open space, Tract A, contains a large Oak tree and several Doug Firs in what is a good design that features the Oak tree at the access to the area. It meets the concept plan review standards. He noted the applicant had suggested that there could be a continuation on to the property to the north for pedestrian access. At the end of the cul-de-sac, typically they would want to have pedestrian access go through but now there’s a sidewalk to the east side where traditionally students have gone through to a bus stop on Hall - so that sidewalk is proposed to continue that pedestrian access to the site. The applicant has suggested that it may be useful to have a public accessible easement to the north and it might be beneficial to increase connectivity. APPLICANT’S PRESENTATION Matthew Newman – NW Engineers, LLC went through a series of slides. He described the process they went through – how they got to the plan. He spoke about the pedestrian impact which he said he’d learned about at the neighborhood meeting they had. A neighbor said that for years children have walked through the property to the bus. The apartment owner has allowed that to continue so all they’re doing is providing a pedestrian access – they feel it’s important to allow that to continue. They don’t believe the pedestrian path to the north is necessary. It’s an option if the commission felt it was important to provide. It’d be an easement over the tract stubbed to the north to be continued upon redevelopment of the property to the north. He noted they want to retain the large White Oak. Based on a standard sub-division, they didn’t believe they could have retained the Oak based on its location. So they are proposing this PD so it would allow the lots to be smaller and not quite as deep to accommodate the tree. Through the process they looked at a number of issues. They needed to meet all the code criteria for density (which he said they meet) and also so they could properly address the utility requirements – particularly stormwater. The 89th intersection is in a floodplain and is relatively low flow (high water table). They grappled with how to treat stormwater – how to detain if needed (they believe they do) without impacting the neighbors as far as not making any flooding February 6, 2017 Page 3 of 12 worse. They concluded they will provide the tension in stormwater basins on the lots. There is not enough room for a full basin. Tract A is open space – all the lots are compliant with the density. There’s a temporary hammerhead easement. Regarding the utility plan, he noted they’ve located private planters which can provide not only water quality for the roofs but also detention. They are proposing pervious pavement or pervious concrete or some kind of pavers for the driveways and pathway. As far as the storm utility design, they’re showing a storm-line in the public right-of-way and then it outfalls into the ditch on Thorn Street. Because there’s not much slope they are replacing a culvert at the intersection with a 12” culvert and lowering it a foot. As a condition of approval they are asked to provide a wider street 24’ paved width - currently Thorn is 20’ so we’re proposing widening it by 4’. The logical widening would be on the north side. On the west side of the subdivision, the proposed paved width is 24’ and it provides a 24’ paved width on Thorn. There’s a sidewalk stub to the property line. As far as landscaping and buffering – we’re proposing a fence on the east side with the exception of an opening that Gary mentioned. That’s a 6’ wood fence. We provided additional landscaping to reduce the buffer from 10’ to 5’ both on lot one and lot six, so we provided enhanced buffering on the west side primarily – but also on the east. In addition to the fence it provides a vertical plant screening. In the open space we’re preserving the large White Oak which is in the center and some Firs. There are benches and a picnic table. It complies with the Urban Forestry Plan for trees. He ended saying they believe they’ve met all the code criteria – limit drainage/flooding impacts and visual too. Additionally, he noted Lot 1 and 2 are actually shifted back further from the road to limit impacts to the neighbor’s house. QUESTIONS A commissioner noted that he believed it would be good to add at least one more street tree back; the applicant said that may be possible and certainly something they can look into. There was a question about the water in the cul-de-sac – where is it naturally headed? The applicant said it naturally flows to Thorn and it’s also headed south. The commissioner asked what would keep it from flowing into the neighbor’s property. “That would be the high point, we would be shedding it to the north – to the curb. There’ll be a crown there. If we need another catch basin, we can provide one because we have a storm-line going through the site. The ditch would have to be widened and deepened.” Is there any off-street parking available at all under your plan? “There’ll be three spaces in the cul-de-sac.” Regarding open space – you’re showing a sidewalk going into the open space, obviously not continuing on, who will own that open space? “It’ll be in common to the six lots.” Will that be available to the rest of the neighborhood? “Likely not; unless we have to do a pedestrian path to the north, then I think we would at least provide a public easement to the north. In other PD’s I’ve done, they’ve typically been private parks. My understanding is that the intention is that the [open space] would be private.” February 6, 2017 Page 4 of 12 TESTIMONY IN FAVOR – None TESTIMONY IN FAVOR Randy Miller – 8808 SW Spruce Street said he lives on the property directly to the north of this development. He’s neither opposed nor in favor of this development but does have concerns. They affect mainly the neighbors down below him. He said, “As recently as yesterday there was a pumper truck down on 89th. I don’t know what was going on but after they washed the streets there was a lot of “don’t go near the sewage signs” and this has gotten worse over the years. Even during the flood of 1996 we didn’t see this. I attribute it to development. With six units and three on-street parking spots, I don’t know where everybody’s going to park. Usually there are 2 cars per household. I would like to know how many cars fit in the driveways. I’m assuming just one, because they’re pretty small units. I don’t know if there’s going to be any raising of the land at all for drainage - that would affect me. Also – were there supposed to be mailings? There was only a very obscure sign that no one saw. I thought this would requi re public notice.” Staff answered that there was a public notice mailed to property owners within 500 feet. Mr. Miller said he and two neighbors did not get a notice. He thinks there’s low representation because the proper notice wasn’t given. He just happened to see the sign by accident. He said he agrees with the development – that for what they’re doing, it’s a nice plan. He’s more worried about increased problems for his neighbors down below. TESTIMONY IN OPPOSITION Jerry Hofmann 10950 SW 89th, Tigard – his house is at the end where 89th and Thorn come together. It’s lower than any house in the neighborhood. The water runs to his house no matter what. His main concern is that this project is watched over very carefully by the City of Tigard to make sure they do everything they can. He said he’s the guy that gets raw sewage on his property when it floods. The water problem – where it goes and how they let it loose – he’s concerned about that. John Mentesana – 8835 SW Thorn Street – My concerns are the widening of the road – that road gets right on my property line. My concerns are I could have a child that runs out there, doesn’t hit a sidewalk, just the road – and gets hit by a car. If the sidewalk were there, the road wouldn’t meet the requirement of the fire marshal. It would be 19’ – too thin. That’s my main concern – also the water – the neighbors – and the sewage on the street. And I didn’t get a notice either. Sue Beilke – 11755 SW 114th Place – believes a greater percentage of the area should be open space. This should be planned well. She opposes the development due to loss of open space and addition of traffic. She brought in and displayed to the commissioners a large stack of notice of developments she received in the mail since October. She believes it’s way too many and doesn’t think Tigard is planning well. She’s against River Terrace because of the lack of livability. She’s against so many units and wonders how they will deal with all the traffic – including this development. She wants to know how many units have been planned since October 1. She said staff should know and they should know how it impacts traffic. How will they accommodate the February 6, 2017 Page 5 of 12 additional cars coming off of this site? If they can’t adequately plan for it and get it so the traffic runs smoothly and doesn’t impact people like her, then she wants a moratorium on all the development in Tigard until they figure it out. This is unacceptable. QUESTIONS “Did you receive notice of tonight’s meeting in the mail?” Yes. STAFF REBUTTAL Gary Pagenstecher addressed the mailing notices. He said he has a record of a mailing notice on the 21st of December. He sees that at least one person there said they received it. He can’t explain why neighbors haven’t gotten notice. He will look into it after the hearing to see what may have happened. As for the cumulative impact of development – that isn’t something we’re monitoring. We’re not keeping track of the number of units. But the zoning which has gone through Comprehensive Plan review is something that comes with certain demand on systems, and so the expectation is that the approved zoning is a level of development that is already spoken for. As each development comes in, new transportation analyses are required of them for specific determination of their impacts. So the system does account for it. Dr. Gene Davis came up and said he’d received the notice about a month ago. APPLICANT REBUTTAL Matt Newman – I can’t speak to the sewage issue of last night, but everyone knows this was installed by CWS. It’s a storage facility that was designed. Whatever issue it is – I was told it was designed to solve the problems CWS was having. In front of John Mentesana’s house - he is correct – we are transitioning the road in front of his house. He brought this up at our neighborhood meeting which we held after our pre-application meeting. At the pre-application meeting we were told we need to have 24 feet of pavement. All we had was 25 feet to work with because it’s a half street. So we said we were proposing 24 feet. We said we would look at narrowing at least at that “pinch point” to 20 feet of pavement, which would satisfy the fire marshal. It wouldn’t meet city road standards, but what it would do is it would shift at the very corner next to his property, where there’s a power pole - it would shift the curve south four feet. It’d be a little narrower, the sidewalk would shift accordingly. We did have a meeting subsequent to that. We talked to staff. We proposed it. We had a meeting with city staff in October and were told we need to provide 24 feet. So that’s where we are. We also proposed less of a taper than we’re showing. We were told we pretty much have to follow the taper we’re showing. So that’s how the road ended up as close to his property line as it is. I’m pretty certain we will have to provide a barricade at the sidewalk to protect pedestrians. Engineer Steve White: “Regarding the comment that we are not providing adequate open space. We’re meeting it at almost 6000 sq ft of open space. The preliminary plat shows 5829 sq February 6, 2017 Page 6 of 12 ft of open space, and that exceeds the 20% requirement. The last comment about parking – they are single car garages; they provide at least two spaces per unit, onsite, one in the garage, one in the driveway. The lots (inaudible) are double deep. But there is no other place to apply parking; just except the three spaces on the street.” QUESTIONS FROM THE COMMISSIONERS What’s the requirement for off-site parking – on the right-of-way? Is there a requirement as part of the PD? None that I’m aware. We always try to provide as many as we can. Is there parking allowed on the south side of the street – where the cul-de-sac is? Are there going to be signs for no parking there? We believe that’s the area you won’t be able to park. Commissioner Lieuallen: “I want to clarify from Mr. White – you’re saying it would be possible to create a larger on-site detention facility if the City of Tigard were to make an exception to its current rules and therefore mitigate all the water runoff? That’s correct. It’d be a detention pipe – a pretty large pipe. Basically you’d be running back up north from that same low spot on the new drainage system in this southwest corner?” That’s correct. QUESTIONS FOR STAFF Commissioner Lieuallen asked Assistant City Engineer Kim McMillan – Is that something you can sit down with him and discuss if that were a possibility that we could make an exception in this case and divert all water rather than contributing to the existing flooding problem we’re having? Kim McMillan, Engineering Dept – The detention in pipes is not typically allowed, either by CWS or by our Public Works Department. We allow it for commercial sites but not sub- divisions. This application has taken care of this runoff on the roof areas by using the small LIDA facilities at each lot. The driveways are porous pavement – that takes care of both treatment and detention. So it’s the area of the cul-de-sac – and the four-foot widening that needs to be taken care of. What wasn’t mentioned is the requirement that’s in the report to clean up the road-side ditch and plant appropriate vegetation for treatment. That could also be an area where detention could be obtained, but I don’t think we can get a pipe in the ground and the water back out of the ground – after designing dozens of these. I don’t know, Steve, if you can do it, let me know how you do it – but I don’t think you can. I think it’d be better to improve the roadside ditch to get both water quality for the pavement of the road and to achieve some kind of detention - and then put in the larger pipe at the intersection. And this is the kind of analysis that we’ll do when they bring in their PFI permit and we can work with them for all of those issues. PUBLIC HEARING CLOSED DELIBERATION February 6, 2017 Page 7 of 12  Have we made a full enough run through seeing if we’ve got the best solution that can be provided for the stormwater runoff and drainage? I believe we could look at it further and even though the applicant obviously isn’t responsible for solving this whole issue, this development probably will impact this neighborhood, potentially, very significantly. So if we have an opportunity right now to explore it a little further, it makes sense to make sure we have the best resolution rather than running through with something that might technically be compliant, but might provide a less than optimal solution.  I’d like to see the city engineer and the applicant’s engineer get together to see if there isn’t an alternative that they could work out. If the engineer (Mr. White) has a proposal, I’d like to hear if it’s the city that turns that proposal down and why. But if he can come up with a proposal for mitigating this water that otherwise is going to be a problem, I’d like to hear it. I’d also like to see a continuance to a date certain and am ready to make a proposal to say as much to allow time for re-notification of this – as there appear to be some people who did not receive those notifications. I’d like to see a continuance with leaving the record open. This also would give the applicant’s engineer a chance to deal with the city’s engineer and see if they can come up with a better solution. REOPENED PUBLIC HEARING Vice President Feeney reopened the public hearing to talk to the applicant and staff about the potential request for a continuance regarding a possible re-notification of the public notice and also to look into some other potential options regarding the stormwater. The applicant said they would not be opposed as long as it’s a date certain and to give the time for Mr. White to look at the storm situation in more detail. Staff said they could re-notice it the following week if need be. It was agreed that two weeks would be fine. They came up with a date certain of February 27 if that’s what the commission would like to do. They would leave the public record open to allow for additional testimony from the applicant later. MOTION FOR CONTINUANCE TO A DATE CERTAIN After a short discussion between staff and the commissioners regarding what was being requested, Commissioner Lieuallen made the following motion: “I propose a continuance of hearing to February 27, 2017 of PDR2016-00010, SUB2016-00008 for the time necessary to re-notice the 500 foot list and interested party list and to give the applicant a chance to discuss the addition of street trees, the mitigation of sewer and water , and the one foot addition to the road taper; and leaving the record open until such a date certain.” Commissioner Schmidt seconded the motion. VOTE All in favor none opposed. February 6, 2017 Page 8 of 12 MOTION PASSES UNANIMOUSLY RESULT - Hearing continued to a date certain, February 27, 2017. PUBLIC HEARING OAK STREET APARTMENTS PLANNED DEVELOPMENT REVIEW (PDR) 2016-00017 REQUEST: The applicant requests a modification to the approved Planned Development Review Case file PDR2015-00007/SDR2015-00003 to include an additional nine units and associated parking for development of 187 multi-family residential dwelling units in two 4-story buildings over parking on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. The developed portion of the site will remain unchanged. Surface parking is proposed for a total of 289 on-site parking spaces. Frontage improvements to SW Oak Street would remain the same, including a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed development would continue to preserve over 7.7 acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. QUASI-JUDICIAL HEARING STATEMENTS Vice President Feeney read the required statements and procedural items from the quasi-judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias or conflict of interest. Ex-parte contacts: None. Site visitations: Commissioners Hu, Feeney, Schmidt, Lieuallen, and McDowell. No one in the audience wished to challenge the jurisdiction of the commission. STAFF REPORT Staff reports are available on-line on the City website one week prior to public hearings. Associate Planner Gary Pagenstecher went over the staff report. He noted the footprint of the site has not changed from the prior (A&O Apartments) approval and went over some of the conditions of approval. The recommended amended conditions of approval were distributed to the commissioners (Exhibit A). Gary went through the modifications and noted that staff finds that Condition #6 is no longer necessary based on the recalculation of the development site’s size that was submitted by the applicant. He also told the commissioners that in this case, modification of the detailed plan does not involve concept plan review approval. APPLICANT’S PRESENTATION – Jared Mauch, Project Manager with the A.G. Spanos Corporation gave a brief history of his business. It’s a third generation family owned and operated development company with multiple offices across the nation with their latest office in Tigard (Lincoln Center). He presented a PowerPoint (Exhibit B) He showed the commissioners some slides showing examples of the communities that they’ve build throughout quality and thought put into their communities. He said after many months of dialog with Tigard staff they are excited to bring to the attention of the commissioners some of the enhancements they’ve brought to the A&O approved project. February 6, 2017 Page 9 of 12  Lowered Building heights by one floor – from 5 stories to 4 stories  Centralized Amenity Spaces  Enhanced the Active frontage  Enhanced the Wetland from 4:1 Ratio over the required 2:1 Ratio  Balconies Included on Each Unit  Increased Covered Parking from 59 stalls to 121 parking stalls  Increased Overall Parking Ratio from 1.47 to 1.54 parking stalls per unit He then introduced the team present with him: Jeff Morgan, Division Manager from Spanos in California; Mike Peebles, Principal with OTAK; John Binder, Principal with Kephart Architecture; Chris Brehmer with Kittelson Traffic; and Amy Hawkins with Pacific Habitat Services. Mike Peebles with OTAK, said that OTAK was involved with the initial A+O Apartment approval so they’re very familiar with the site, both from a civil landscape and planning standpoint. He briefly went over the site plan. He said they are maintaining the open space to the south that’s adjacent to Ash Creek – no impacts to the wetlands or the floodplain on the site. They pushed all of the development toward Oak Street. He said they’re still working off the existing concept plan that was approved with the previous application, so they’re just asking for a revision to the Detailed Development Plan. The Concept Plan was to push development toward Oak Street. There are two access points onto Oak Street in the same location as the previously approved Detailed Development Plan and this Concept Plan. The changes on the site plan are they’ve changed the shapes of the building and revised the amenity space of it to activate that street frontage. He described the various improvements and said there’s on-street parking along Oak Street which does not count towards their minimum parking requirement. They’re exceeding that minimum parking requirement. John Binder, Kephart Architects – explained the building changes and the importance of the enhanced active space along Oak Street frontage. He focused on architecture and went over the presentation. He said they’ve taken their cues from the original project and tried to take it a little bit further, creating a modulation and interest along the street. They’re creating a community for renters by choice that are looking for a convenient lifestyle, and at the same time furthering the City’s vision for a walkable, active street leading towards Lincoln Center. QUESTIONS Are you okay with the amendments that staff handed out – the deletion and the modification to Condition 21? “Yes, we’re good with the (modified) language in Condition 21 and the deletion.” I just want to comment: I know this is the plan that we’re going for here – if you look out 40 years, this whole neighborhood is going to look something like this in the eyes of the City of Tigard. But boy is this obtrusive to the existing neighborhood. Can you guys agree with that? These are single detached homes that surround here. And the in -lieu-of fee is a grand concept, and I’m glad it is an alternative, but put as many trees as you can February 6, 2017 Page 10 of 12 on here because we want to try to keep it green. “Yes, part of our discussion was having healthy street trees planted at the same time. Granted, it will take a bit to grow but they’ll all grow at the same speed, same build out, and we won’t have two trees there that might be damaged and eventually decayed – have some rot – and they get removed and then there’s a spot to fill. So we’d like to take care of this all at once and realize that street trees – the more we can plant, the healthier condition we can make to put them in, they’ll grow up at once and eventually will be a great streetscape.” TESTIMONY IN FAVOR – None TESTIMONY IN OPPOSITION Sue Beilke, 11755 SW 114th Place opposes the proposal to add nine additional units because she opposes the entire plan. She believes there’s not enough open space being saved. She states that under 18.350 O2OD staff recommends saving the two Oak trees. There are more Oak trees that should be saved. They should move the building down and save the rest of the Oak trees. Also – she opposes the developer taking any of the trees out. Opposes D6 that talks about open space (for the outdoor passive use recreation). She opposes that because CWS has strict design standards, buffers, vegetative corridors… She doesn’t want people running around the vegetated corridors – it would just ruin it. She opposes that the runoff from Oak Street won’t be detained and it should be. She opposes traffic coming off the site – they can’t accommodate that. QUESTIONS – None. STAFF COMMENT The City is very interested in retaining White Oaks as well. They often are present in development scenarios. This is an opportunity to look more closely in the design development of the street. I understand the arborist’s assessment without being coupled by an engineering analysis, it would see what sort of flexibility could be accommodated on the ground. I think it’s warranted that this condition remains. The street frontage improvements that John Binder itemized are very good in direction, in terms of activating the street. APPLICANT REBUTTAL Mike Peeble – With regard to shared open space – that’s a component that was approved with the previous Detailed Development Plan. The use of the space isn’t to allow people to go down into the wetland and into the vegetated corridor. That’s not allowed. But it’s to have viewing spots to be able to observe and have access to that from a passive standpoint - not an active standpoint. And again, it’s allowed in the code, so we feel we’ve addressed that code requirement. Regarding runoff from the site – we have completed a preliminary drainage report with this application. We will do a final drainage report for permit submittal. The runoff from Oak Street is treated in LIDA facilities to provide water quality. We have to separate the public runoff from the public street vs the private runoff that’s onsite through the building (inaudible) the parking lot. So the LIDA facilities on that street – frontage will provide the water quality for the new impervious areas. We widen Oak Street and have the 12’ sidewalk. Onsite we’re February 6, 2017 Page 11 of 12 providing storm water filters to treat the water quality and we’re going to over-detain onsite to make up. We believe we can meet the city and CWS stormwater requirements. He showed a photo from Google maps of 8888 SW Oak Street. He explained that while protection would be nice- it’s not doable. There will be trenching behind the trees in order to put in franchise utilities, aid in the street lights, and our concern is that as you cut up and have to trim the tree up to provide and reduce the canopy for the buildings on the south side of Oak Street and per the arborist report – there will be damage to that tree. We’re just concerned that while protection would be nice, our initial application didn’t have those trees preserved or protected and we’d like to again make an effort to increase the street trees. We know how important those are. To increase from the five that were proposed, and increase that number and then pay that in-lieu-of fee while also accommodating the stormwater requirements in the LIDA facilities along Oak Street as well as maintaining the sight distance, vision clearance triangles we need at the access points. Especially with that 12-foot trail going through. There’ll be a heavy pedestrian area – we want to make sure there’s plenty of sight distance. We can’t add in a bunch of street trees near those access points. John Binder – We have spoken with a landscape architect who assures us that we are selecting specimens that will flourish on the north side on the green screen. We’ll provide more information on our next submittal. PUBLIC HEARING CLOSED DELIBERATION  The reduction in the height is a plus & fits in better. It’s more appealing.  Building height was a concern with the neighbors; yes, it is allowed by code but I appreciate that they reduced that height. Along the street frontage, I like how they’re opening more amenities and adding some benches.  I was pleasantly surprised by the extensive sidewalk and street improvement of this project. The raised crosswalk by the school – those are nice touches. I’m in favor of keeping Condition 5 because the qualification “if practicable” gives the developers a way out if those two Oak trees are not able to be saved. Meantime, I think that will give staff more leverage to require more street trees if possible. So I do not want them to remove condition number five. MOTION Commissioner Lieuallen made the following motion: “I recommend that the Planning Commission find that the proposed planned development modification will not adversely affect the health, safety, and welfare of the city and meets the approved standards as outlined in section 6 of this report; therefore, I propose the Planning Commission approve the proposed land development subject to the following recommended amended Condition of Approval: Deleting staff’s Condition of Approval six entirely and amending Condition 21 to now read ‘The applicant shall submit constructions plans to the Engineering Department as a part of the Public Facility Improvement permit, showing the construction of the following frontage improvements EXHIBIT A Oak Street Apartments; Tigard, OR 2/6/17 EXHIBIT B A.G. SPANOS COMPANIES -Founded in 1960 by Alex G. Spanos. -Third generation family owned and operated development company. -Multiple U.S. regional operations from coast to coast, including our newest office location right here in Tigard, OR. -Successfully enhanced and partnered with multiple communities nationwide. -With over 100,000 luxury residences completed to date. ELEMENT 47 DENVER, COLORADO 265 Units FIORI ESTATES ROHNERT PARK, CALIFORNIA 244 Units CATANIA BROOMFIELD, COLORADO 297 Units QUINN CROSSING VACAVILLE, CALIFORNIA 222 Units Lowered Building Height by One Floor Centralized Amenity Spaces Enhanced the Active Frontage Enhanced the Wetland 4:1 Ratio Balconies Included on Each Unit Increased Covered Parking from 59 to 121 Increased Overall Parking Ratio from 1.47 to 1.54 per unit OAK STREET APARTMENTS TIGARD, OREGON 187 Units Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Site Plan Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 PET SPA INTEGRATED BENCH RESIDENT GREAT ROOMGREEN SCREEN LEASING BIKE ROOM / SHOP STOREFRONT DISPLAY BOX MAIL / LOBBY Oak Street Apartments; Tigard, OR 2/6/17 OVERLOOK DECK FITNESS PRIVATE BALCONIES BUILDING A BUILDING B Oak Street Apartments; Tigard, OR 2/6/17 VIEW FROM NORTHWEST Oak Street Apartments; Tigard, OR 2/6/17 VIEW TOWARDS LEASING, AMENITY, AND ENTRY Oak Street Apartments; Tigard, OR 2/6/17 VIEW TOWARDS ENTRY AND POOL Oak Street Apartments; Tigard, OR 2/6/17 STREETSCAPE VIGNETTE Oak Street Apartments; Tigard, OR 2/6/17 STREETSCAPE PERSPECTIVE Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Building Plans Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Landscape Plans Oak Street Apartments; Tigard, OR 2/6/17 Landscape Plan Oak Street Apartments; Tigard, OR 2/6/17 Landscape Plan Oak Street Apartments; Tigard, OR 2/6/17 Utility/Grading Plan Oak Street Apartments; Tigard, OR 2/6/17 Utility Plan Oak Street Apartments; Tigard, OR 2/6/17 Grading Plan Oak Street Apartments; Tigard, OR 2/6/17 Grading Sections Oak Street Apartments; Tigard, OR 2/6/17 Misc Exhibits Oak Street Apartments; Tigard, OR 2/6/17 Transportation Study Area Study Intersection Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 1 OF 31 Agenda Item: 5. Hearing Date: February 6, 2017 Time: 7:00PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = 4/11/2017 SECTION I. APPLICATION SUMMARY FILE NAME: THORNWOOD MEADOWS PLANNED DEVELOPMENT CASE NOS.: Planned Development Review (PDR) 2016-00010 Subdivision (SUB) 2016-00008 REQUEST: The applicant is proposing to create six lots for single-family attached units and a public street access with a partial cul-de-sac on a 0.52-acre property in the R-12 zone. The development proposes to access SW Thorn Street via a 24-ft. wide half-street improvement with Lots 1-2 accessing directly to the road extension and Lots 3-6 accessing the partial cul-de-sac “bulb.” Lot sizes vary from 1,587 sq. ft. to 2,880 sq. ft., with perimeter Lots 1 & 6 meeting the minimum 2,440 sq. ft. lot size (80 percent of minimum 3,050 sq. ft. lot size) for Planned Developments. The development proposes to also include an open space tract sized in accordance with Planned Development standards. Tract ‘A’ is a 5,829 sq. ft. ‘active’ and ‘passive’ park with landscaping and benches. A 32-inch Oregon White Oak and two Douglas Firs are proposed to be retained in Tract ‘A’. APPLICANT/ OWNER: Pacific Evergreen Homes c/o Harlan Borow 7410 SW Oleson Road #133 Portland, OR 97223 APPLICANT’S REP: Matthew Newman NW Engineers, LLC 3409 NW John Olsen Place Hillsboro, Oregon 97124 LOCATION: End of SW Thorn Street; Washington County Tax Map 1S135 AD 02000. ZONE/ COMP PLAN DESIGNATION: R-12: medium-density residential district. The R-12 zoning district 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 also permitted conditionally.. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.430, 18.510, 18.630, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 2 OF 31 Staff recommends the Planning Commission find that the proposed Planned Development and Subdivision would not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends that the Planning Commission APPROVE the proposed Planned Development and Subdivision, subject to the following recommended Conditions of Approval and any modifications that result from the Commission’s deliberations. RECOMMENDED CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $238 ($154 for first open grown tree + $84 at $28 x 3 additional retained or planted trees). 4. Prior to any ground disturbance work, the applicant shall provide a tree establishment bond in the amount of $501 (1 planted street trees x $501). 5. Prior to any ground disturbance work, the applicant shall pay a fee in-lieu for required street trees that are not planted in the amount of $1,680 (3 trees x $560/tree). 6. Prior to any ground disturbance work, the applicant shall submit a revised Detailed Site Plan to show the visual clearance area over Lot 1. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 7. Prior to commencing on-site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public street and utility improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City’s web page (www.tigard-or.gov). 8. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 3 OF 31 9. 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. 10. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of permits. 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Thorn Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Local street to provide a minimum of 24 feet of pavement from new cul-de-sac bulb to SW Stott Avenue; B. pavement tapers needed to tie the new improvement back into the widened edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff, including the improved roadside ditch and installing a new 12-inch culvert under SW 89th Avenue; E. 6-foot curbside concrete sidewalk; F. street trees behind the sidewalk, spaced per Tigard Development Code requirements; G. street striping; H. streetlight layout by applicant’s engineer, to be approved by City Engineer; I. underground utilities on site and relocate or protect utility pole at SW corner of the site; J. street signs; K. driveway aprons; L. adjustments in vertical and/or horizontal alignment to construct SW Thorn Street in a safe manner, as approved by the Engineering Department; and M. provide a curb or other means to prevent runoff from the new impervious surface of the cul-de-sac bulb from flowing onto the property to the south at an increased rate of runoff. 12. The applicant shall submit construction plans showing a lighted direct pathway to an adjacent street or pedestrian path. 13. The applicant’s construction drawings shall show that the pavement and rock section for the proposed driveways and private sidewalks shall meet the design standards for pervious pavement. 14. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 15. The applicant’s construction drawings shall show an existing or new sewer easement for access to the sewer main, prior to issuance of permits. 16. Prior to issuance of permits, the applicant’s design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 4 OF 31 17. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 18. The applicant shall obtain approval from TVFR for hydrant placement, fire flow, access and turnaround layout prior to issuance of permits. 19. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City’s Public Facility Improvement permit. 20. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 21. The applicant’s plans shall provide for plantings in the roadside ditch that meet water quality treatment standards. 22. The applicant shall pay the fee-in-lieu of water quality treatment for any untreated areas of new impervious surfaces. The city engineer must approve the requested area considered for a fee. If approved, the fee must be paid prior to issuance of permits. 23. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. 24. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the current edition of the "Erosion Prevention and Sediment Control Design and Planning Manual.” 25. 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. 26. The applicant shall incorporate the recommendations from the submitted geotechnical report by Rapid Soil Solutions, dated May 6, 2016, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Building Department prior to issuance of building permits. 27. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 28. The applicant shall obtain a 1200-CN General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 5 OF 31 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 28. The applicant’s final plat shall contain State Plane Coordinates on two monuments with a tie to the City’s global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City’s GPS survey. • By random traverse using conventional surveying methods. 30. The applicant shall pay the addressing fee prior to final plat approval. The fee shall be $300.00. (6 x $50/address). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 31. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 32. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 33. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) paper copy, 2) a diskette of the as-builts in “DWG” format, if available; otherwise “DXF” will be acceptable, and 3) the as-built drawings shall be tied to the City’s GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 34. Prior to final inspection, the applicant shall contact the Planning Division (Gary Pagenstecher, 503-718-2434) for a final site review to ensure consistency with this land use decision. THIS APPROVAL SHALL BE VALID FOR SEVEN YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 6 OF 31 SECTION III. BACKGROUND INFORMATION Site History and Description The subject property is comprised of a single vacant parcel that includes a large oak tree and meadow that slopes gently from north to south at a grade of approximately five percent. The property is bordered on the north, west, and south by single-family dwellings in the same R-12 zone and on the east by a multi-family development and the MUR-2 zone. According to Washington Country records, the adjacent dwellings were built in the late 50s and early 60s. The property annexed into the City in 1987 and was incorporated into the Washington Square Regional Center Plan District in 2002. The subject development is part of a trend of new residential redevelopment infill projects in the neighborhood along Spruce Street and within 300 feet of the subject site. Vicinity Information: The site is located within the Washington Square Regional Center Plan District and is zoned R-12. The neighborhood is defined by the Ash Creek drainageway and associated wetlands to the north and west, SW Hall Blvd to the east and Hwy 217 to the south. The subject property is located as the end of the stubbed SW Thorn Street that is precluded from continuing through to SW Hall Blvd because of existing multi-family development and access spacing onto an arterial. Proposal Description: The applicant requests concurrent Planned Development Concept Plan and Detailed Development Plan approval to create six lots for single-family attached units and a public street access with a partial cul-de-sac on a 0.52-acre property in the R-12 zone. The development will access SW Thorn Street via a 24-ft. wide half-street improvement with Lots 1-2 accessing directly to the road extension and Lots 3-6 accessing the partial cul-de-sac “bulb.” Lot sizes vary from 1,587 sq. ft. to 2,880 sq. ft., with perimeter Lots 1 & 6 meeting the minimum 2,440 sq. ft. lot size (80% average minimum lot of 3,050 sq. ft.) for Planned Developments. The development will also include an open space tract sized in accordance with Planned Development standards. Tract ‘A’ is a 5,829 sq. ft. ‘active’ and ‘passive’ park with landscaping and benches. A 32-inch Oregon White Oak and two Douglas Firs are proposed to be retained in Tract ‘A’. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET AND INTERESTED PARTIES The applicant held a neighborhood meeting on May 11, 2016. Seven neighbors attended that meeting. Meeting notes from that meeting are included in Exhibit 15 of the applicant’s submittal, along with a copy of the notice which was mailed to owners of property within 500 feet of the site. Affidavits regarding mailing of the notice and posting the site with a sign regarding the meeting are also included in Exhibit 15. Neighbors are generally concerned with the proposed development’s adverse impacts on stormwater, traffic, home size and style. The city sent notice of a Public Hearing to neighboring property owners within 500 feet of the subject site boundaries and interested parties on December 21, 2016 and posted the site on January 13, 2017. The City did not receive any written comments from interested parties: SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the Tigard Development Code (TDC) criteria applicable to this decision in the order in which they are addressed: 18.350 Planned Developments 18.430 Subdivisions 18.510 Residential Zoning districts 18.630 Washington Square Regional Plan Standards 18.705 Access, Egress and Circulation 18.715 Density Computations 18.745 Landscaping and Screening PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 7 OF 31 18.765 Off-street Parking and Loading Requirements 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant has elected to develop this project through the planned development process. In this case, the applicant is also applying for a concurrent review of the planned development concept plan and the detailed development plan. Separate concept plans and detailed plans have been submitted, requiring separate actions by the commission. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. As shown on the Concept Plan (Sheet 3), there is one open space tract shown on the concept plan, Tract A. It is identified as both passive and active open space. There are no natural features on the site except an Oregon White Oak tree and two Douglas fir trees, all of which are proposed to be retained. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management. As shown on the Concept Plan (Sheet 3), there is an Oregon White Oak tree and two Douglas fir trees, all of which are proposed to be retained. This criterion is met. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. As shown on the Concept Plan (Sheet 3), access is proposed from the end of SW Thorn Street and its termination in a cul-de-sac due to existing development. The proposed public street adjoins the property to the south where it is expected that future development of Tax Lot 1702 will complete the street. A pedestrian stub is proposed to the east at the apartments where children have walked through the apartment property to the school bus stop on SW Hall Boulevard with apparent authorization from the manager for many years. The proposed path ensures that PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 8 OF 31 future development of the adjacent parcel can continue the path to SW Hall Blvd with a formal public access easement to facilitate walkability in the neighborhood. This criterion is met. Although not shown, the applicant suggests that a pedestrian stub could also be proposed to the north property through Tract A to the adjacent Tax Lot 2001. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. The concept plan identifies internal pathways as well as a public sidewalk which connects with SW Thorn Street. This criterion is met. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. The concept plan identifies the location of the six proposed single family attached residences and lots, Tract A open space with retained trees, and pedestrian connections to the adjacent property to the east. This criterion is met. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The concept plan demonstrates a significant advantage over a standard subdivision design in that the proposed homes are sited and oriented in a more cohesive manner which will enhance livability. For example, the plan provides for the homes to be oriented towards the cul-de-sac with narrower and longer lots than would be provided without a PD. This ensures protection of the Oregon White Oak on commonly-owned property as the focal point of the development. The original plan with the standard subdivision does not protect the Oregon White Oak due to required lot size. Although there aren’t any natural areas on the site, this plan provides for the passive and active park with trees, shrubs, pathways, benches and ground cover. This plan will enhance the neighborhood as well and provide necessary screening and buffering to the property owners to the west and east. This criterion is met. FINDINGS: According to the analysis above, the concept plan approval criteria are met. CONCLUSION: Staff recommends the Planning Commission find that the proposed Concept Plan meets the approval criteria and recommends approval of the Concept Plan. The Commission may also consider the applicant’s suggestion that a public pedestrian access easement over Tract A be included to allow access to the adjacent Tax Lot 2001 to meet a future walkway through to SW Spruce Street, on redevelopment of the adjacent parcel. 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. As shown on the Preliminary Plat, (Sheet 5), the two perimeter lots – Lots 1 & 6 – are greater than 2,440 sq. ft. in area in compliance with the minimum 80 percent of the standard 3,050 square foot lot size of this code. This standard is met. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 9 OF 31 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. As shown on Detailed Site Plan (Sheet 4), site coverage for the proposed planned development is approximately 10,950 sq. ft. including the public street, sidewalks, driveways and houses which totals approximately 48 percent. This standard is met. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. As shown on the elevations drawings in Exhibit 13 of the application, the six proposed homes will be in compliance with maximum height standards of the R-12 District of 35 feet. Three-story townhomes are proposed not to exceed 35 feet and will be verified at the time of building permit review. This standard is met. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. The six proposed attached single-family dwellings meet or exceed the required setback standards of the R-12 zone with the exception of the rear yard setback of Lot 3 which is reduced from 15-ft. to 10-ft. to limit impacts to the Oregon White Oak tree. However, a ten-foot side yard (perimeter) setback is required west of Lot 1 and east of Lot 6 under the standards of the Buffering and Screening chapter. To address this, the applicant has addressed the exception criteria under Chapter 18.745. Landscape Architect Marianne Zarkin has provided a detailed alternative landscape plan which proposes to reduce the A-level buffer to match the 5-ft. side yard setback on both the west and east sides with alternate methods of landscaping and screening. Therefore the required 5-ft. setback is maintained. Additionally, the house on Lot 1 is shifted further back – approximately 37-ft. from back of sidewalk – to limit impacts to the adjacent property owner. Required off-street parking is provided. This standard is met. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. No exceptions are requested to any other standards of the R-12 zoning district. This standard is met. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. According to the applicant’s narrative, the proposed detailed development plan has been designed to be completely consistent with the concept plan, except for providing additional details on how the site is to be developed. No changes to the residential densities, amounts of open space and landscaping, land usage; effects upon PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 10 OF 31 environmentally sensitive areas or hazardous areas; or the proposed pattern of development are proposed. This criterion is met. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; As shown in the findings below for Chapter 18.430, all applicable provisions are met.. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. 2. Chapter 18.705, Access, Egress and Circulation. The commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles, pedestrians, and transit). No exception to the applicable access, egress and circulation standards is requested. 3. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district, using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. No density bonus is requested. 4. Chapter 18.745, Landscaping and Screening. The commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect, provides for 20% of the net site area to be professionally landscaped, and meets the intent of the specific standard being modified. Pursuant to Table 18.745.1, an A-level buffer is required on the east and west side of the site. In accordance with this section, Marianne Zarkin, LA has prepared a landscape plan to modify the ten foot A-level buffer while meeting the intent of the standard (landscape and screening). The A-level buffer on the east and west side of the site is reduced from 10-ft. to the existing 5-ft. side yard setback with enhanced landscaping and screening. Specifically, the plan provides a six foot solid wood fence on both the west and east sides in areas where there currently is no fencing. As shown on the Existing Conditions Plan (Sheet 2), and in the site photos (Exhibit 27), there is an existing six foot solid wood fence along the west and north property lines with the exception of the southwest corner of the site where mature arborvitae are located. The plan includes an additional screen of arborvitae on the inside of both east and west sides of the site within the 5-ft. side yard setback area which will provide screening above the fence within 2-3 years. The only opening in the fence will be on the east side to provide pedestrian access between the site and the apartments. Additionally, the detailed landscape plan includes the Tract ‘A’ open space and perimeter setbacks, which together constitute 48 percent of the site in landscaping. Therefore, the Commission may grant the exception reducing to five feet the ten foot wide buffer requirement. 5. Chapter 18.765, Off-Street Parking and Loading Requirements. The commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone if: PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 11 OF 31 No exception to the applicable Off-street parking and loading requirements is requested. 6. Chapter 18.780, Signs. The commission may grant an exception to the sign dimensional requirements in the applicable zone. No exception to the dimensional standards for signs is requested. 7. Chapter 18.795, Visual Clearance Areas. The commission may grant an exception to the visual clearance requirements, when adequate sight distance is or can be met; No exception to the vision clearance requirements is requested. 8. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks, and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the city engineer to grant an exception. The commission has the authority to reject an exception request. The commission can only grant an exception to street sanctions if it is sanctioned by the city engineer. The city engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: a. Public safety will not be compromised; and b. In the case of public streets, maintenance costs will not be greater than with a conforming design; and c. The design will improve stormwater conveyance either by reducing the rate or amount of runoff from present standards or increasing the amount of pollutant treatment. Exception to sections 18.810.030, 18.810.040 and 18.810.060 are requested relative to street design, block length and lot frontage. The applicant proposes a partial cul-de-sac, reduced lot frontage from 25 to 18 feet and block length less than 1800 feet. The cul-de-sac can be completed upon redevelopment of the adjacent property to the south and is otherwise acceptable to the City Engineer as shown in the finding in 18.810, below. Block length, if Thorn were to connect with Hall, would be approximately 2,000 lineal feet. With the proposed cul-se-sac, no block can be formed due to the constraints of sensitive areas in the area and existing development. There are no lot width minimums under the planned development chapter. The proposed deviations from these standards can be approved, as identified in the findings below for Chapter 18.810 with respect to public safety, street maintenance costs, and storm water conveyance. 18.350.070.D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Three existing trees in the rear part of the site will be retained in Tract ‘A’. There are no natural areas on the property. This criterion is met. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and As shown in the geotechnical report by Rapid Soil Solutions in Exhibit 25 of the application, on-site soils are adequate for the development. This criterion is met. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. All houses will be protected from the summer afternoon sun by off-site trees to the south and west. Since these are deciduous trees, they will not provide shade in the winter. The open space in Tract ‘A’ is located in a sunny and wind-protected area. This criterion is met. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 12 OF 31 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; The proposal includes attached single family residences. Single-family detached residences are located to the west, north and south in the R-12 zone. A multi-family residential development is located to the east in the MUR-2 zone. Screening and buffering from the site is proposed on the west, north and east perimeter, with six foot solid wood fencing and landscaping. No buffer to the south is possible due to the extension and partial terminus of SW Thorn Street. This criterion is met. b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. According to Table 18.745.1, an A-level buffer is required on both east and west sides of the site. The A-level buffer is ten foot in width to be planted with lawn or groundcover. The buffer width is proposed to be reduced to the 5-ft. building side yard setback width with an alternative landscape plan prepared by Landscape Architect Marianne Zarkin as shown on the Preliminary Landscape Plan (Sheet 11). Although the buffer width is halved, the proposed vertical fence and landscape screening will provide a substantial increase in the effective buffering over the required ground cover landscaping for A-level buffers. The visual and noise impacts are effectively mitigated with the proposed alternative buffering and screening plan and can be approved. This criterion is met. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. The proposed fencing and landscape will screen the main level of the proposed residences from adjacent properties to the west and east. Since the proposed use is residential, additional screening of upper floors, parking or mechanical equipment is not necessary. However, the proposed fencing and landscaping will provide adequate screening of the main level and both front and rear yards. This criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This is a residential development; therefore, this criterion does not apply. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 13 OF 31 c. Offsets or breaks in roof elevations of three or more feet in height. As shown on the proposed elevations, Exhibit 13, the plans include an eight foot deep recessed garage on the main level with additional four foot recessed entry along the 18-foot front elevation. Additionally, the front porch extends eight feet in front of the door. Finally, the plans of units on Lots 1, 2, 5 & 6 are separated by approximately five feet. This criterion is met. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. All six homes have back yards with dimensions of at least ten feet x eighteen feet which meet the criteria for private outdoor area. This criterion is met. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. The proposal includes active and passive open space areas in Tract A (5,829 square feet) for use by residents in the development, where 1,800 square feet is required. This criterion is met. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Only one vehicular and pedestrian access is possible for this development due to existing single family homes and the apartments on all sides of the development. The plan provides for a six-lot Planned Development with emergency vehicle “hammerhead” terminus in the partial cul-de-sac until such time as the adjacent property develops. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. Approximately 48 percent of the site is landscaped. Tract A (5,829 square feet) is 25 percent of the gross site area of 22,651 square feet, which exceeds the minimum 20 percent open space requirement, all of which is landscaped. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 14 OF 31 Additional landscaping is provided on individual lots. The detailed landscape plan has been prepared by a licensed landscape architect, Marianne Zarkin, LA. This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Bus route 43 is approximately 2,000 feet to the north on Hall Blvd, and bus routes 12, 64, and 94 are approximately 2,500 feet to the south at Pacific Hwy. These distances are greater than ¼ mile (1,320 feet). This criterion does not apply. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. On-site parking is provided in the driveways and garages of all six lots. This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. All drainage will be conveyed to the existing ditch and swale system in SW Thorn Street. Roof-drains will be conveyed to individual flow-thru planters then into a proposed storm line. Drainage from the streets will be conveyed into a catch basin, then into the existing ditch and swale system in SW Thorn Street. Detention will be provided in the flow-thru planters, if necessary. As noted, the applicant will pay fee-in-lieu of water quality for street improvements since there is no ability to treat this storm water. This criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. No portion of the site is located in the floodplain. This criterion is met. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 15 OF 31 b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Approximately 48 percent of the site is landscaped. Tract A (5,829 square feet) is 25 percent of the gross site area of 22,651 square feet, which exceeds the minimum 20% open space requirement, all of which is landscaped. Additional landscaping is provided on individual lots. The detailed landscape plan has been prepared by a licensed landscape architect, Marianne Zarkin, LA. Tract ‘A’ is a private open space tract that will be owned and maintained in common. CC&R’s setting forth the terms of the ownership and maintenance will be provided prior to Final Plat. This criterion is met. FINDING: As shown in the analysis above, the Detailed Development Plan Approval Criteria are met. 18.430 SUBDIVISIONS A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. FINDING: The proposed preliminary plat complies with the applicable zoning ordinance standards as discussed further in this report and shown on the preliminary plans and Exhibits (Exhibits 1-27). The proposed plat name “Thornwood Meadows” has been reserved by Washington County (See Exhibit 20). As shown in the findings for the Streets and Utilities section of this report, the cul-de-sac extension of SW Thorn Street conforms with the standards of this Code. No street stubs are required, although the public street and cul-de-sac will be completed upon development of Tax Lot 1702 to the south. A description of the proposed improvements (road, sanitary, storm, water and other utilities, Urban Forestry tree planting and mitigation plan, and landscape plan) are described in this report and shown on the preliminary plans (Exhibits 1-11). The applicable subdivision standards are met. 18.510 RESIDENTIAL ZONING DISTRICTS B. Use table. A list of permitted, restricted, conditional and prohibited uses in residential zones is presented in Table 18.510.1. The proposed single-family attached housing is a permitted use in the R-12 zone. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370; 2. All other applicable standards and requirements contained in this title. Applicable development standards for the underlying R-12 zone, as modified by the Planned Development chapter, are addressed above and below. The staff report otherwise ensures compliance with all other applicable standards and requirements contained in this title. This standard is met. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 16 OF 31 B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2. Single family attached development in the R-12 zone requires a minimum lot size of 3,050 square feet per unit, no average lot width, 15-foot front yards, 5-foot side yards, 15-foot rear yards, 20 feet between the property line and garage entrances, 35 feet maximum height, and a 20 percent minimum landscape requirement. These requirements are subject to flexibility for lots size and frontage requirements and interior setbacks in the Planned Development chapter. In addition, the Landscape and Screening Chapter requires 10-foot side yard buffers adjacent to single family and multifamily uses to the west and east, respectively. FINDING: The proposed development plans are consistent with the applicable base zone development standards as modified by the flexibility allowed under the Planned Development chapter. The applicant has addressed the criteria for reducing the ten foot buffer requirement to five feet, as provided for when a professionally prepared alternative Landscape Plan shows the buffering and screening provided is at least as effective as that which is required. All other applicable standards and requirements contained in this title are addressed further in this staff report. The applicable residential development standards for the R-12 zone are met, or are otherwise permitted under the planned development standards and exceptions to the buffering standards. 18.630 WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT 18.630.020 Development Standards A. Compliance required. All development must comply with: 1. All applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 and subsections C through E of this section; 2. All other applicable standards and requirements contained in this title. Development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed below. The staff report otherwise ensures compliance with all other applicable standards and requirements contained in this title. This standard is met. 18.630.040 Street Connectivity A. Purpose. The standards provide a way for creating continuity and connectivity within the Washington Square regional center (WSRC). They provide incremental street and accessway development that is consistent with WSRC needs and regional and state planning principles for connectivity. The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. B. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Section 18.370.010 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. 2. Performance option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building entrance to a collector or greater facility is no more than 1-1/2 the straight-line distance. The site of the proposed development is located at the end of SW Thorn Street, which is precluded from continuing PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 17 OF 31 through to SW Hall Blvd because of existing development and because of access spacing requirements on SW Hall Blvd. However, a pedestrian access is provided through the cul-de-sac to the edge of the Multi-family site to the east for continued use of the site for pedestrians to access SW Hall Blvd through the adjacent site, subject to permission of the property owners. FINDING: Based on the analysis above, the applicable Washington Square Regional Center Plan District standards are met. 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is for six attached single-family units, which is considered development; therefore these standards apply. 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. As shown in the applicant’s site plan, the six proposed driveways are directly connected to a proposed extension of SW Thorn Street. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. As shown in the Detailed Site Plan (Sheet 4) walkways connect from all attached single-family building entrances to the public sidewalk and common open space. These standards are met. H. Access management. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 18 OF 31 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). A Preliminary Sight Distance Assessment was prepared by NW Engineers, dated June 23, 2016. Preliminary field measurements show that the access points for the housing units exceeds the required sight distance of 250 feet. 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 nearest collector or arterial street is SW Hall Blvd at Spruce Street. The site is not within the influence area of the street. This requirement is met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. The proposed extension of SW Thorn Street, a local street will contain all six driveways within the cul-de-sac termination of the street. The requirement does not apply. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (SIX OR FEWER UNITS) Number Dwelling Unit/Lots Minimum Number of Driveways Required Minimum Access Width Minimum Pavement Width 1 or 2 1 15′ 10′ 3-6 1 20′ 20′ Each of the six lots includes a 10-foot paved concrete driveway within at least a 15-foot access width. This standard is met. FINDING: As shown in the analysis above, the Access, Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 19 OF 31 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard “Significant Tree Grove Map” or “Significant Habitat Areas Map”; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% (0.8). Gross site area 22,674 square feet -Public row dedication -4,338 Net site area 18,366 Maximum density allowed Minimum density required 18,366/3,050 sf/unit = 6 dwelling units 0.80 x 6 units = 4 dwelling unit FINDING: As shown in the analysis above, the proposed six dwelling unit development is the maximum density allowed and can be approved. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 20 OF 31 Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City’s cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. As shown in the Preliminary Landscape Plan (Sheets 11) the applicant proposes planting one Katsura tree along the site’s SW Thorn Street frontage at the back of the curb tight sidewalk in Lot 5, where four trees would otherwise be required. At the recommendation of the project Arborist, the three other required trees are not proposed due to limited soil volumes as a consequence of the constrained cul-de-sac and storm treatment elements. Therefore, the applicant shall pay a fee in-lieu in the amount of $1,680 (3 trees at $560/tree) for required street trees that are not planted. As conditioned, this requirement is met. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director’s approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. According to Table 18.745.1, an A-level buffer is required on both east and west sides of the site. The A-level buffer is ten foot in width to be planted with lawn or groundcover. The buffer width is proposed to be reduced to the 5-ft. building side yard setback width with an alternative landscape plan prepared by Marianne Zarkin, LA., as shown on PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 21 OF 31 the Preliminary Landscape Plan (Sheet 11). Although the buffer width is halved, the proposed vertical fence and landscape screening will provide a substantial increase in the effective buffering over the required ground cover landscaping for A-level buffers. The visual and noise impacts are effectively mitigated with the proposed alternative buffering and screening plan and can be approved. FINDING: As shown in the analysis above, the Landscaping and Screening standards have not been fully met but can be met through the following condition of approval. CONDITION: The applicant shall pay a fee in-lieu for required street trees that are not planted in the amount of $1,680 (3 trees at $560/tree). 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). Each new dwelling will provide a minimum of two off-street parking spaces – one in the garage and one in the driveway. This exceeds the minimum one parking space per dwelling as required by this chapter. FINDING: As shown in the analysis above, the Off-Street Parking and Loading Requirements are met. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); 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. FINDING: Teragan & Associates, Inc., has prepared an urban forestry plan in accordance with the above standards. The plans are attached as Exhibits 9 & 10. Exhibit 11 is a landscape plan prepared by Marianne Zarkin, LA. The supplemental reports with addendums are attached as Exhibit 12. The applicable standards of this Chapter are addressed in that report. The Arborist has signed the plans. Therefore, the urban forestry plan requirements are met. 18.790.060 Urban Forestry Plan Implementation B. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11, part 2 of the Urban Forestry Manual. FINDING: The arborist recommends paying a fee in-lieu of planting three of four street trees for lack of sufficient soil volume (3 trees x $560/tree = $1,680). Therefore, as a condition of approval the PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 22 OF 31 applicant shall provide an in-lieu fee of $1,680 and a tree establishment bond in the amount of $501 (1 planted street trees x $501), which meets the requirements of the Urban Forestry Manual Section 11, Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city’s cost of collecting and processing the inventory data for the entire urban forestry plan in the amount of $238 ($154 for first open grown tree + $84 at $28 x 3 additional retained or planted trees). This can be met through a condition of approval. FINDING: Based on the analysis above, the applicable urban forestry tree inventory and establishment standards have been met. To ensure compliance, the following conditions are applied: CONDITIONS: Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $238 ($154 for first open grown tree + $84 at $28 x 3 additional retained or planted trees. Prior to any ground disturbance work, the applicant to provide an in-lieu fee of $1,680 and a tree establishment bond in the amount of $501 (1 planted street trees x $501). 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING: The proposed development does not have an on-site street intersection since an extension to SW Thorn Street is proposed with termination in a cul-de-sac on subject property. The applicant’s engineer has provided a sight distance certification of the access from SW Thorn Street per engineering standards. However, there is a six foot fence proposed along the western property line including in the front yard of Lot 1, which conflicts with the visual clearance requirements. In addition, fence height is restricted to three feet in height in front yards. Therefore a condition shall be imposed. CONDITION: The applicant shall submit a revised Detailed Site Plan to show the visual clearance area over Lot 1. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 23 OF 31 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. This site lies adjacent to SW Thorn Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW west of the project, according to the most recent tax assessor’s map. The applicant should dedicate a minimum of 25 feet of ROW from the extended centerline and the additional ROW to provide for half of a cul-de-sac bulb with a 45-foot radius. SW Thorn Street is currently undeveloped on the site and has an inadequate pavement width from the site to SW 89th Avenue. In order to mitigate the impact from this development, the applicant shall construct half-street improvements on their property, including the north half of the cul-de-sac bulb, and add additional paving to Thorn Street from the site to SW 89th Avenue to provide a minimum of 24 feet of asphalt paving. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a future street plan. There are no opportunities for extending SW Thorn Street further to the east due to existing development. This standard is met. Street Alignment and Connections: Section 18.630.040 and 18.810.030.H.1 state that full street connections with spacing of no more than 530 feet between connections is required. Exceptions can be made 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. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 24 OF 31 This development will provide a cul-de-sac termination of an existing stub street. There are no opportunities for extending the street due to existing development. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant’s plan shows the proposed cul-de-sac length will be approximately 380 feet. This exceeds the standard and the applicant shall provide a lighted direct pathway to an adjacent street or pedestrian path. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed street grade is approximately 5%, thereby meeting this criterion. The applicant’s plans show the cross slope of the street running to the southwest. The applicant’s construction plans need to show how runoff will be prevented from sheeting onto the adjacent property to the south. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Block length, if SW Thorn were to connect with SW Hall Blvd would be approximately 2,000 lineal feet. Due to the constraints of sensitive areas in the area and existing development, the block cannot be formed. This standard is exempt. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Where the street connections is prohibited by existing development and terminated in a cul-de-sac, a pedestrian connection is proposed to the eastern property line, as shown on the Preliminary Plat (Sheet 5). This standard is met. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 25 OF 31 As shown in the Preliminary Plat (Sheet 5), the proposed lots range from 18 to 24 feet in width and 85 to 133 feet in depth. As a planned development, the proposal is not subject to lot width and depth standards. This standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As shown in the Preliminary Plat (Sheet 5), the proposed lots range from 18 to 24 feet in width. As a planned development, the proposal is not subject to lot width standards. This standard does not apply. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant’s plans show sidewalk constructed around the half cul-de-sac. The applicant has shown a 5-foot curbside sidewalk in a public easement. The sidewalk must be 6 feet in width when located curbside. There is also an existing utility pole at the west end of the proposed sidewalk improvements. The applicant’s construction plans will have to address how they will protect or relocate the pole. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. B. Requirement of developers. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). The applicant’s plans show sidewalk constructed around the half cul-de-sac. The applicant has shown a five-foot curbside sidewalk in a public easement. The sidewalk must be 6 feet in width when located curbside. There is also an existing utility pole at the west end of the proposed sidewalk improvements. The applicant’s construction plans will have to address how they will protect or relocate the pole. As conditioned, this standard is met. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. 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. There is an existing sewer main in SW Thorn Street, which continues onto Lot 7 of Graham Acres. The applicant’s plans indicate they will connect each housing unit to this main line. The applicant will need to show the public sewer easement extends to the north line of Lot 7 or obtain permission from the property owner to access the property for the purpose of the lateral connections. 18.810.100 Storm Drainage PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 26 OF 31 A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). There are no upstream impacts to this development. D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. A Drainage Report, Downstream Analysis and Certification of Investigation was prepared by NW Engineers, dated November 15, 2016. The proposed site improvements include infiltration planters which will provide quantity control by utilizing the storage within the planter walls and an infiltration rate of 0.5 in/hr. The applicant shall provide soils infiltration tests to support their design. This must be submitted and approved prior to issuance of permits. The applicant has requested they be allowed to pay a fee-in-lieu of detention for the new impervious area on SW Thorn Street. This area is approximately 4000 – 6000 sf in area. The fee must be paid prior to issuance of permits. Bike lanes: Subsection 18.810.110A requires bike lanes where identified in the Tigard TSP. In addition to the 12-foot wide multi-modal sidewalk required along the Oak Street frontage, an easement for any future trail along Ash Creek will be required. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 27 OF 31 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of undergrounding. There are existing overhead utility lines along SW Thorn Street, west of the development. The applicant will need to relocate the existing utility pole or show how they can protect it throughout construction. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide the city with approvals from Tualatin Valley Fire & Rescue (TVFR) for hydrant placement, fire flow, access and turnaround layout. These approvals must be provided prior to issuance of permits. Public Water System: Tualatin Valley Water District (TVWD) provides water service in this area. The applicant must provide the city with approvals from TVWD for the proposed water service, main line extension and meter placement. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit final plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. A Drainage Report was prepared by NW Engineers, dated November 15, 2016. The stormwater runoff from the proposed rooftops will be conveyed to infiltration planters. The size of the planters is based on 6% of the actual rooftop area. The planters will also provide water quantity control. The private driveways will be constructed using pervious pavement. An underdrain will be provided to an approved outlet structure. On-site sidewalks (private) will also be constructed utilizing pervious pavement. The roadside ditch is proposed to be improved with regrading and a 1-foot wide bottom will be provided. The developer shall provide a planting plan for the ditch that will provide stormwater treatment. This will provide treatment for some of the new street runoff. A fee-in-lieu of water quality treatment may be allowed for the remaining untreated new impervious area. The culvert that crosses under SW 89th Avenue shall be replaced with a 12-inch culvert and deepened by 1 foot. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 28 OF 31 Prior to the City accepting the upgraded roadside ditch/facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. To ensure compliance with Clean Water Services design and construction standards for the on-site private infiltration planters, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage 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 applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. A Geotechnical Report was prepared by Rapid Soil Solutions, dated May 6, 2016. The applicant shall incorporate the recommendations of this report into their construction plans. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Survey Requirements The applicant’s final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City’s global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 29 OF 31 shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City’s GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant’s as-built drawings shall be tied to the GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 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: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. 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. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No 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. 18.810.180 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. 18.810.200 Engineer's Certification The land divider's 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. PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 30 OF 31 SECTION VII. OTHER STAFF COMMENTS The City Police Department was notified and has no objections to the project. The City Public Works Department was notified and commented that the proposed stormwater facilities on proposed lots will be privately owned and maintained. The City Development Review Engineer (Kim McMillan, 503-718-2642) has reviewed the proposal and provided comment in a Memorandum dated January 23, 2017, which can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation and TriMet were notified but did not submit comment. Clean Water Services Jackie Sue Humphreys (503-681-3600) has reviewed this proposal and issued a letter dated January 10, 2017 stating conditions to be met in association with stormwater connection permit authorization. CWS also issues a Sensitive Area Pre-Screening Site Assessment (16-001601) concluding that the project will not significantly adversely impact the existing or potentially sensitive areas found near the site. The applicant has been conditioned accordingly. Tualatin Valley Fire and Rescue John Wolff (503-259-1504) has reviewed the proposal and offered comments in a letter dated January 17, 2017 that endorses the proposal subject to TVF & R requirements (attached). Tualatin Valley Water District, Sarah Alteon, Engineering Associate (971-327-6304), commented that the existing 4-inch water main in SW Thorn Street does not have adequate capacity to serve the proposed subdivision or fire hydrant service. The subdivision shall be required to install an 8-inch water main from SW 89th. Per ORS 264.320, portions of the 8-inch water main may be reimbursable as adjacent parcels redevelop. Submit plans to TVWD for review and approval. The applicant has been conditioned accordingly. SECTION IX. CONCLUSION AND RECOMMENDATION CONCLUSION Based on the foregoing findings and analysis, staff finds that the proposed Planned Development Concept and Detailed plans are consistent or have been conditioned to be consistent with applicable provisions of the Tigard Development Code Chapters. RECOMMENDATION Staff recommends that the Planning Commission approve the proposed planned development and subdivision subject to the recommended conditions of approval and the result of any deliberations by the Planning Commission. Attachments: The City of Tigard Development Review Engineer Memo dated January 23, 2017 TVF&R Letter dated January 17, 2017 Detailed Site Plan (Sheet 4 of plan set) PDR2016-00010/SDR2016-00008 – THORNWOOD MEADOWS PAGE 31 OF 31 January 30, 2017 PREPARED BY: Gary Pagenstecher DATE Associate Planner January 30, 2017 APPROVED BY: Tom McGuire DATE Assistant Community Development Director ENGINEERING COMMENTS PAGE 1 MEMORANDUM CITY OF TIGARD, OREGON D ATE: 01-23-17 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: PDR2016-00010 Thornwood Meadows Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Preliminary Sight Distance Assessment was prepared by NW Engineers, dated June 23, 2016. Preliminary field measurements show that the access points for the housing units exceeds the required sight distance of 250 feet. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. ENGINEERING COMMENTS PAGE 2 This site lies adjacent to SW Thorn Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW west of the project, according to the most recent tax assessor’s map. The applicant should dedicate a minimum of 25 feet of ROW from the extended centerline and the additional ROW to provide for half of a cul-de-sac bulb with a 45-foot radius. SW Thorn Street is currently undeveloped on the site and has an inadequate pavement width from the site to SW 89th Avenue. In order to mitigate the impact from this development, the applicant shall construct half-street improvements on their property, including the north half of the cul-de-sac bulb, and add additional paving to Thorn Street from the site to SW 89th Avenue to provide a minimum of 24 feet of asphalt paving. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has submitted a future street plan. There are no opportunities for extending SW Thorn Street further to the east due to existing development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or ENGINEERING COMMENTS PAGE 3 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. This development will provide a cul-de-sac termination of an existing stub street. There are no opportunities for extending the street due to existing development. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant’s plan shows the proposed cul-de-sac length will be approximately 380 feet. This exceeds the standard and the applicant shall provide a lighted direct pathway to an adjacent street or pedestrian path. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed street grade is approximately 5%, thereby meeting this criterion. The applicant’s plans show the cross slope of the street running to the southwest. The applicant’s construction plans need to show how runoff will be prevented from sheeting onto the adjacent property to the south. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient ENGINEERING COMMENTS PAGE 4 access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant’s plans show sidewalk constructed around the half cul-de-sac. The applicant has shown a 5-foot curbside sidewalk in a public easement. The sidewalk must be 6 feet in width when located curbside. There is also an existing ENGINEERING COMMENTS PAGE 5 utility pole at the west end of the proposed sidewalk improvements. The applicant’s construction plans will have to address how they will protect or relocate the pole. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing sewer main in SW Thorn Street, which continues onto Lot 7 of Graham Acres. The applicant’s plans indicate they will connect each housing unit to this main line. The applicant will need to show the public sewer easement extends to the north line of Lot 7 or obtain permission from the property owner to access the property for the purpose of the lateral connections. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream impacts to this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have ENGINEERING COMMENTS PAGE 6 been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. A Drainage Report, Downstream Analysis and Certification of Investigation was prepared by NW Engineers, dated November 15, 2016. The proposed site improvements include infiltration planters which will provide quantity control by utilizing the storage within the planter walls and an infiltration rate of 0.5 in/hr. The applicant shall provide soils infiltration tests to support their design. This must be submitted and approved prior to issuance of permits. The applicant has requested they be allowed to pay a fee-in-lieu of detention for the new impervious area on SW Thorn Street. This area is approximately 4000 – 6000 sf in area. The fee must be paid prior to issuance of permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. ENGINEERING COMMENTS PAGE 7 Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along SW Thorn Street, west of the development. The applicant will need to relocate the existing utility pole or show how they can protect it throughout construction. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide the city with approvals from Tualatin Valley Fire & Rescue (TVFR) for hydrant placement, fire flow, access and turnaround layout. These approvals must be provided prior to issuance of permits. Public Water System: Tualatin Valley Water District (TVWD) provides water service in this area. The applicant must provide the city with approvals from TVWD for the proposed water service, main line extension and meter placement. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the ENGINEERING COMMENTS PAGE 8 frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit final plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. A Drainage Report was prepared by NW Engineers, dated November 15, 2016. The stormwater runoff from the proposed rooftops will be conveyed to infiltration planters. The size of the planters is based on 6% of the actual rooftop area. The planters will also provide water quantity control. The private driveways will be constructed using pervious pavement. An underdrain will be provided to an approved outlet structure. On-site sidewalks (private) will also be constructed utilizing pervious pavement. The roadside ditch is proposed to be improved with regrading and a 1-foot wide bottom will be provided. The developer shall provide a planting plan for the ditch that will provide stormwater treatment. This will provide treatment for some of the new street runoff. A fee-in-lieu of water quality treatment may be allowed for the remaining untreated new impervious area. The culvert that crosses under SW 89th Avenue will be replaced with a 12-inch culvert and deepened by 1 foot. Prior to the City accepting the upgraded roadside ditch/facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. To ensure compliance with Clean Water Services design and construction standards for the on-site private infiltration planters, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design ENGINEERING COMMENTS PAGE 9 engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage 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 applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. A Geotechnical Report was prepared by Rapid Soil Solutions, dated May 6, 2016. The applicant shall incorporate the recommendations of this report into their construction plans. ENGINEERING COMMENTS PAGE 10 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Survey Requirements The applicant’s final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City’s global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City’s GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant’s as-built drawings shall be tied to the GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public street and utility improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City’s web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public ENGINEERING COMMENTS PAGE 11 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. 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. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of permits. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Thorn Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Local street to provide a minimum of 24 feet of pavement from new cul-de-sac bulb to SW Stott Avenue; B. pavement tapers needed to tie the new improvement back into the widened edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff, including the improved roadside ditch and installing a new 12-inch culvert under SW 89th Avenue; E. 6-foot curbside concrete sidewalk; F. street trees behind the sidewalk, spaced per TDC requirements; G. street striping; H. streetlight layout by applicant’s engineer, to be approved by City Engineer; I. underground utilities on site and relocate or protect utility pole at SW corner of the site; J. street signs; K. driveway aprons; L. adjustments in vertical and/or horizontal alignment to construct SW Thorn Street in a safe manner, as approved by the Engineering Department; and M. provide a curb or other means to prevent runoff from the new impervious surface of the cul-de-sac bulb from flowing onto the property to the south at an increased rate of runoff. The applicant shall submit construction plans showing a lighted direct pathway to an adjacent street or pedestrian path. ENGINEERING COMMENTS PAGE 12 The applicant’s construction drawings shall show that the pavement and rock section for the proposed driveways and private sidewalks shall meet the design standards for pervious pavement. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. The applicant’s construction drawings shall show an existing or new sewer easement for access to the sewer main, prior to issuance of permits. Prior to issuance of permits, the applicant’s design engineer shall submit documentation, for review by the City (Kim McMillan), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. The applicant shall obtain approval from TVFR for hydrant placement, fire flow, access and turnaround layout prior to issuance of permits. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City’s Public Facility Improvement permit. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. The applicant’s plans shall provide for plantings in the roadside ditch that meet water quality treatment standards. The applicant shall pay the fee-in-lieu of water quality treatment for any untreated areas of new impervious surfaces. The city engineer must approve the ENGINEERING COMMENTS PAGE 13 requested area considered for a fee. If approved, the fee must be paid prior to issuance of permits. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the current edition of the "Erosion Prevention and Sediment Control Design and Planning Manual.” 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 applicant shall incorporate the recommendations from the submitted geotechnical report by Rapid Soil Solutions, dated May 6, 2016, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Building Department prior to issuance of building permits. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. The applicant shall obtain a 1200-CN General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. ENGINEERING COMMENTS PAGE 14 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: The applicant’s final plat shall contain State Plane Coordinates on two monuments with a tie to the City’s global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City’s GPS survey. • By random traverse using conventional surveying methods. The applicant shall pay the addressing fee prior to final plat approval. The fee shall be $300.00. (6 x $50/address). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. Prior to issuance of building permits, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) paper copy, 2) a diskette of the as-builts in “DWG” format, if available; otherwise “DXF” will be acceptable, and 3) the as-built drawings shall be tied to the City’s GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, ENGINEERING COMMENTS PAGE 15 hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 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: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. 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. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. ENGINEERING COMMENTS PAGE 16 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No 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. 18.810.180 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. 18.810.200 Engineer's Certification The land divider's 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. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. www.tvfr.com Training Center 12400 SW Tonquin Road Sherwood, Oregon 97140-9734 503-259-1600 South Operating Center 8445 SW Elligsen Road Wilsonville, Oregon 97070-9641 503-259-1500 Command and Business Operations Center and North Operating Center 11945 SW 70th Avenue Tigard, Oregon 97223-9196 503-649-8577 January 17, 2017 Gary Pagenstecher City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Re: Thornwood Meadows PUD 2016-00010 Tax Lot I.D: 1S135AD Tax Lot 2000 Thank you for the opportunity to review the proposed site plan surrounding the above named development project. These notes are provided in regards to the plans received December 21st 2016. There may be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse this proposal predicated on the following criteria and conditions of approval. FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1) 2. FIRE APPARATUS ACCESS ROADS FOR INDIVIDUAL ONE AND TWO FAMILY DWELLINGS AND ACCESSORY STRUCTURES: The fire district will approve access roads of 12 feet for up to three dwelling units (Group R-3) and accessory (Group U) buildings. (OFC 503.1.1) 3. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 4. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width – no parking on either side of roadway 2. 26-32 feet road width – parking is allowed on one side 3. Greater than 32 feet road width – parking is not restricted 5. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) Residential One- and Two-Family Development 3.2.1 – Page 2 6.FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) 7.SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3) 8.ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 9.TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC 503.4.1). FIREFIGHTING WATER SUPPLIES: 10.SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to OFC Appendix B. (OFC B105.2) 11.FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 12.WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply, approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) FIRE HYDRANTS: 13.FIRE HYDRANTS – ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where the most remote portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 14.FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Table C 105.1. (OFC Appendix C) 15.FIRE HYDRANT(S) PLACEMENT: (OFC C104) Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1) Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the Fire Marshal. Residential One- and Two-Family Development 3.2.1 – Page 3  Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire Marshal.  Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Fire Marshal. 16. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507) 17. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless ap proved by the Fire Marshal. (OFC C102.1) 18. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 19. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312) 20. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) BUILDING ACCESS AND FIRE SERVICE FEATURES 21. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) Provide a physical address on the new home, as well as, near the intersection of the private drive and public road visible from both approaches of [enter road intersections here] If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please feel free to contact me at 503-259-1504 Sincerely, John Wolff John Wolff Deputy Fire Marshal II Email Cc: File PDR2016-00017 OAK STREET APARTMENTS PAGE 1 OF 32 Agenda Item: 6. Hearing Date: February 6, 2017 Time: 7:00PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = 4/20/2017 SECTION I. APPLICATION SUMMARY FILE NAME: OAK STREET APARTMENTS PLANNED DEVELOPMENT (FORMERLY A+O APARTMENTS PLANNED DEVELLOPMENT) CASE NOS.: PLANNED DEVELOPMENT REVIEW (PDR) 2016-00017 REQUEST: The applicant requests a detailed plan modification to the approved A+O Apartments Planned Development, Case file PDR2015-00007/SDR2015-00003, to include an additional nine units and associated parking for development of 187 multi-family residential dwelling units in two 4-story buildings over parking on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. The developed portion of the site will remain unchanged. Surface parking is proposed for a total of 289 on-site parking spaces. Frontage improvements to SW Oak Street would remain the same, including a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed development would continue to preserve over 7.7 acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. APPLICANT: The Spanos Corporation c/o Jared Mauch 10220 SW Greenburg Road, Bldg. 2, Ste. 530 Portland, OR 97223 OWNER: DBG Properties c/o Skip Grodahl 2164 SW Park Place Portland, OR 97204 LOCATION: 8900, 8950, 8960, 8980, and 9000 SW Oak Street; south of SW Oak Street opposite SW 90th Avenue; WCTM 1S135AC Tax Lots 4000, 4100, 4200, 4300, and 4400 and WCTM 1S135AD Tax Lot 1303. ZONE/ COMP PLAN DESIGNATION: MUE-1 and MUE-2: mixed use employment districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high PDR2016-00017 OAK STREET APARTMENTS PAGE 2 OF 32 density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. MUR: mixed use residential districts. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high density (MUR-1) and moderate density (MUR-2) designation is available within the MUR zoning district. 7.88 acres of the site, including Tax Lots 4000, 4100, 4200, are zoned MUE-1; 3.4 acres of the site, including Tax Lots 1303, 4300 and 4400, are zoned MUR-1. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350 Planned Development Review; 18.390.050 Decision Making Procedures; 18.520 Commercial Zoning Districts; 18.630 Washington Square Regional Center Plan District; 18.705 Access, Egress and Circulation; 18.715 Density Computations; 18.730 Exceptions to Development Standards; 18.745 Landscaping and Screening; 18.755 Mixed Solid Waste and Recycling; 18.765 Off-Street Parking and Loading Requirements; 18.780 Signs; 18.790 Urban Forestry; 18.795 Visual Clearance; 18.810 Street and Utility Improvements. SECTION II. STAFF RECOMMENDATION Staff recommends the Planning Commission find that the proposed Planned Development modification will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends that the Planning Commission APPROVE the proposed Planned Development, subject to the following recommended Conditions of Approval and any modifications that result from the Commission’s deliberations. PDR2016-00017 OAK STREET APARTMENTS PAGE 3 OF 32 RECOMMENDED CONDITIONS OF APPROVAL The recommended conditions contained in this staff report are in addition to or modify specific related conditions in the Planning Commission Notice of Final Order No. 2015-07 for A+O Apartments THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $3,006 ($154 for first open grown tree + $2,604 at $28 x 93 additional retained or planted trees + $204 for first stand + $44 for one additional stand). 2. Prior to any ground disturbance work, the applicant to provide a tree establishment bond in the amount of $40,020 (87 planted trees x $460). 3. The applicant shall submit a revised landscape plan that shows the planting plan for the top of retaining wall planters designed to provide a minimum four-foot high dense evergreen visual screen to the parking lot. 4. Prior to any ground disturbance work, the applicant shall submit a statement and plan demonstrating why it is not practicable to provide the minimum number of required street trees and then pay the fee in-lieu for those trees the Director agrees are not practicably provided. 5. Prior to any ground disturbance work, and to ensure two existing oak trees, E29 and E30, are preserved, if practicable, the applicant shall submit a detailed plan to the Engineering and Planning Divisions proposing street design modifications and protection measures to incorporate the trees as street trees. 6. Prior to any ground disturbance work, the applicant shall submit a plan that addresses the enhancement criteria for wetlands, fish habitat, and flood storage capacity or demonstrate that the enhancements already exist (18.630.020.D). 7. Prior to any ground disturbance work, the applicant shall submit detailed plans and specification demonstrating compliance with the front yard setback design standard (18.630.050.C). 8. Prior to any ground disturbance work, the applicant shall submit a revised site plan demonstrating the six-foot sidewalk standard is met (18.630.050.D). 9. Prior to any ground disturbance work, the applicant shall submit revised detailed development plans, elevations, and feature details demonstrating compliance with the Ground Floor Windows standards (18.630.060.A). Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 10. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements along the SW Oak Street frontage, the intersection improvements at SW Oak Street and SW 90th Avenue, the extension of the public sidewalk to Lincoln Center, and any other work in the public right-of-way. Six (6/) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. 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 PDR2016-00017 OAK STREET APARTMENTS PAGE 4 OF 32 (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City’s web page (www.tigard-or.gov). 11. Prior to issuance of a site permit, the PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 12. Prior to issuance of a site permit, 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 for on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 13. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 14. Additional right-of-way shall be dedicated to the Public along the frontage of to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Oak Street. The improvements adjacent to this site shall include: A. City standard pavement section for a WSRC Collector street, from curb to centerline equal to 24.5 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 12-foot concrete sidewalk with a 6.5-foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant’s engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Oak Street in a safe manner, as approved by the Engineering Department. NOTE: Any building intrusions into the public ROW must be approved by the Engineering Department and must provide a minimum 10 feet of vertical clearance. 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Oak Street as a part of this project: A. 5 -foot concrete sidewalk with raised curb; and B. storm sewer improvements. 17. The applicant shall submit revised plans to provide extended curb and sidewalk improvements from the NW corner of the SW Oak/90th Avenue intersection, north approximately 70 feet. PDR2016-00017 OAK STREET APARTMENTS PAGE 5 OF 32 18. Prior to issuance of a site permit, a profile of SW Oak Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. Prior to issuance of a site permit, the applicant’s plans shall provide for the offsite improvements as part of the PFI permit submittal. The improvements shall be as described in the Traffic Impact Study Supplement #2, dated October 10, 2016, prepared by Kittelson & Associates. These improvements include: • Reconfiguration of the intersection of SW Oak Street and SW 90th Avenue • Trimming vegetation to ensure adequate sight distance at the two proposed driveways • On-site landscaping and any above ground utilities should be located and maintained to provide adequate intersection sight distance at the proposed driveways 20. Prior to issuance of a site permit, the applicant’s plans shall provide for the offsite improvements as part of the PFI permit submittal. The improvements shall be as described in the Transportation Impact Study, May 27, 2015, prepared by Kittelson & Associates. These offsite improvements include: • Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound through movement into the site. Convert the southbound approach to a single left/through/right lane in order to improve sight distance, channelization and pedestrian crossings. • Raised pedestrian crossing on SW 90th Avenue. • A STOP sign shall be installed at the northbound approach of each project driveway. • Concrete pad for a transit shelter on SW Greenburg Road. A Washington County Facilities Permit will be required. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to Lincoln Center from the site and intersection of SW Oak Street and SW 90th Avenue. 21. Prior to issuance of a Site Permit, the current plans, Sheet P6.0, shall be revised to provide for concrete curb and sidewalk, with 6-inch curb face, for the entire length of the proposed path, from the intersection of Oak Street and 90th Avenue to Lincoln Center. Stormwater improvements, pavement widening, along with driveway and mailbox modifications will be required. Applicant’s engineer shall coordinate work with the city’s Engineering department. 22. A preliminary sight distance certification for the two driveways was not included in the report and shall be required prior to issuance of permits. 23. Prior to issuance of a site permit, sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 24. Prior to issuance of a site permit, the applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 25. Prior to issuance of the Site Permit, the applicant’s design engineer shall submit documentation, for review by the City (Khoi Le), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 26. Prior to issuance of the site permit, the applicant shall submit a Final Drainage Report for review and approval. 27. Prior to issuance of the Site Permit, the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards. Final plans and calculations shall be submitted to PDR2016-00017 OAK STREET APARTMENTS PAGE 6 OF 32 the Engineering Department (Khoi Le) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 28. Prior to issuance of the Site Permit, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection. 29. Prior to issuance of the Site Permit, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, current edition.” 30. Prior to issuance of the Site Permit, the design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 31. Prior to issuance of the site permit, the final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 32. Prior to issuance of the site permit, the applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 33. Prior to issuance of the site permit, the 25-foot undisturbed buffer shall be shown on the construction plans. The sensitive area boundary and/or buffer shall be staked in the field throughout the construction process in order to protect the sensitive area. 34. Prior to issuance of the site permit, the applicant shall provide written approval Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 35. Prior to issuance of a building permit, the applicant shall submit a building and unit layout map to the Engineering Department. The fee must be paid by the applicant prior to issuance of the site permit. For this project, the addressing fee will be $9600.00 (2 buildings and 187 units X $50/address = $9450.00). (STAFF CONTACT: Jonny Gish, Engineering). 36. The applicant shall either place the existing overhead utility lines along SW Oak Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $15,855.00 and it shall be paid prior to issuance of a building permit. 37. The applicant shall incorporate the recommendations from the submitted geotechnical report by Geotechnical Resources, Inc., dated April 18, 2016, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Building Department prior to issuance of the occupancy permit.. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary PDR2016-00017 OAK STREET APARTMENTS PAGE 7 OF 32 Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 38. Prior to final inspection, the applicant shall contact the Planning Division (Gary Pagenstecher, 503-718-2434) for a final site review to ensure consistency with this land use decision. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 39. Prior to a final building inspection, the applicant shall complete the required public improvements to SW Oak Street and the storm system, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 40. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil Mylar, 2) a diskette of the as-builts in “DWG” format, if available; otherwise “DXF” will be acceptable, and 3) the as-built drawings shall be tied to the City’s GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 41. Prior to final inspection, the applicant’s geotechnical engineer shall submit a final report to the Building Division that indicates all grading work on this site was inspected by said geotechnical engineer, and that it was completed in accordance with Appendix Chapter 33 of the Uniform Building Code. 42. Final sight distance certifications for the SW Oak Street/SW 90th Avenue intersection and the two driveways shall be required, post-construction, prior to final building inspection. 43. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Contech, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. THIS APPROVAL SHALL BE VALID FOR SEVEN YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2016-00017 OAK STREET APARTMENTS PAGE 8 OF 32 SECTION III. BACKGROUND INFORMATION Site History and Description The subject property is bordered on the west by the abandoned Oregon Electric Railroad alignment and has been used in recent times as pasture. The property is comprised of six parcels, four of which are currently developed with vacant single family residences along their Oak Street frontages. According to Washington Country records, the dwellings were built in the late 50s and early 60s. The property annexed into the City in 1987. Vicinity Information: The site is located within the Washington Square Regional Center District and is zoned MUE-1, a high density mixed use employment district and MUR-1, a high density mixed use residential district. Lincoln Center north of Oak Street is an example of high-density mixed use employment development within this district, which generally extends east of Greenburg between Hall and Hwy 217. The MUR-1 district lies between the MUE-1 district to the west and Hall Blvd to the east, extending south of Locust to Hwy 217. The subject site is centrally located within these zones with like-zones adjacent. The immediate vicinity south of Oak Street is characterized by the Ash Creek drainageway and associated wetlands. The subject property contains an approximately 1100 foot reach of Ash Creek at its southern boundary located mid-way between its confluences with Fanno Creek to the west and the South Fork of Ash Creek to the northeast. Proposal Description: The applicant requests a modification to the approved Planned Development Review Case file PDR2015-00007/SDR2015-00003 to include an additional nine units and associated parking for development of 187 multi-family residential dwelling units in two 4-story buildings over parking on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. The developed portion of the site will remain unchanged. Surface parking is proposed for a total of 289 on-site parking spaces. Frontage improvements to SW Oak Street would remain the same, including a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed development would continue to preserve over 7.7 acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET AND INTERESTED PARTIES On July 20, 2016, the applicant held a neighborhood meeting to present the development plans for the project and to gather comments on those plans. Twelve people attended that meeting. Meeting notes from that meeting are included in Appendix B of the applicant’s submittal, along with a copy of the notice that was mailed to owners of property within 500 feet of the site. Affidavits regarding mailing of the notice and posting the site with a sign regarding the meeting are also included in Appendix B. Neighbors are generally concerned with the proposed development’s adverse impacts on neighborhood livability due to increased traffic, particularly on SW 90th Avenue, parking, and scale of the buildings. The review criteria and findings in this staff report substantively address these issues. On December 22, 2016, the City sent notice of a Public Hearing to neighboring property owners within 500 feet of the subject site boundaries and interested parties. The City received three written comments identified below: Krissy Rowan, Metzger, wrote in opposition with concern for impacts to adjacent wetlands and the potential adverse effects of increased traffic on SW Oak Street and 90th Avenue. RESPONSE: The land use approval for A+O Apartments addressed the wetlands and floodplain issues associated with the development. The developer’s approach was to avoid the sensitive areas and to preserve the functions and values of the resource. The proposal was vetted with the Department of State Lands and Clean Water Services as evidenced in the application and Planning Commission Final Order. The applicant for this modification does not propose to change the development footprint already approved. The applicant has included off-site improvements PDR2016-00017 OAK STREET APARTMENTS PAGE 9 OF 32 to SW Oak Street and SW 90th Avenue into the proposal to mitigate for increased traffic and improve pedestrian safety. McKenzie Masten, 10450 SW Akilean Terrace, wrote with concern for loss of open space, loss of trees, and the impacts of increased traffic from her location across the street from the subject site. RESPONSE: The land use approval for A+O Apartments addressed these issues and was approved consistent with the City’s development code. The applicant for this modification does not propose to change the development footprint already approved. The applicant has included off-site improvements to SW Oak Street and SW 90th Avenue into the proposal to mitigate for increased traffic and improve pedestrian safety. Dr. Gene Davis, 10875 SW 89th Avenue, wrote in favor of the proposed project as consistent with the Washington Square Regional Center District Plan. RESPONSE: The Washington Square Regional Center District Plan was adopted by City Council in 2002 with significant input from affected parties. Not all neighbors supported the plan at the time of adoption. Dr. Davis’ property includes portions of the Ash Creek drainage and associated Tigard Significant Wetlands. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the Tigard Development Code criteria applicable only to those elements of the prior approved detailed plan for A+O Apartments that are being modified, in the order in which they are addressed: 18.350 Planned Developments 18.520 Commercial Zoning districts 18.630 Washington Square Regional Plan Standards 18.705 Access, Egress and Circulation 18.715 Density Computations 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. PDR2016-00017 OAK STREET APARTMENTS PAGE 10 OF 32 The Planning Commission has already approved a conceptual development plan, detailed development plan, and application of the planned development overlay zone to the site. The current application is a modification to the previously approved detailed development plan dealing primarily with relatively minor changes to the approved building plans, landscape plans, and utility plans. The proposed nine unit increase in the number of units is an approximately five percent increase in the number of units over what was previously approved and is within the range of units included on the approved conceptual plan. There is no increase in the amount of disturbance of the site or impacts to the wetlands and buffers on the site. The applicant is applying for modification to the approved detailed development plan, requiring a single action by the Commission. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. According to the applicant’s narrative, the proposed detailed development plan has been designed to be consistent with the concept plan, except for providing additional details on how the site is to be developed. A five percent change to the residential density is proposed, but no change in the amounts of open space and landscaping, land usage, effects upon environmentally sensitive areas or hazardous areas, or the proposed pattern of development are proposed. The proposed 187 residential units is less than the maximum 200 residential units which are allowed by the concept plan. Therefore, the proposed detailed development plan is consistent with the concept plan. This criterion is met. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; According to the applicant’s narrative, “the site slopes downward away from SW Oak Street, thereby necessitating filling the portion of the site which is not within the 100-year floodplain or wetlands in order to provide building and site access per ADA requirements and to provide cover/depth for the stormwater management system (water quality and detention) prior to outfall to the south upslope from the wetlands, and to provide relatively level areas for the buildings to be located. This filling of the northern portion of the site along with the relatively dense development pattern necessitates removal of all of the site’s existing trees.” However, staff finds that the tree survey includes two mature oak trees (E29 and E30) with condition ratings of 3 and preservation ratings of 2 located within the future Oak Street right-of-way that should be considered for preservation, notwithstanding the proposed standard street improvements for SW Oak Street. To ensure these trees are preserved, if practicable, the applicant shall submit a detailed plan to the Engineering Division proposing street design modifications and protection measures to incorporate the trees as street trees. As conditioned, this criterion is met. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. As illustrated on the building floor plans, each residential unit will be provided with its own deck. Each deck will have a minimum area of 48 square feet and a minimum dimension of five feet. (Please note that the previously approved detailed development plans for the site did not include individual decks for each unit). PDR2016-00017 OAK STREET APARTMENTS PAGE 11 OF 32 Because there will be no ground level residential units within the proposed buildings, the ground-level deck or patio standard is not applicable. The outdoor open spaces provided – pool, pool deck, roof decks, and open areas are all located south of or on top of the buildings for the purpose of orientation to the sun and from views across the wetlands. The private open spaces will be screened from views from off the site by the proposed buildings, by landscaping, or by significant distance between the outdoor open spaces and other nearby uses. This criterion is met. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. The proposed 187 residential units will all be studios, 1-bedroom, or 2- bedroom units. Therefore, the proposed development would be required to provide 37,400 square feet of shared usable outdoor recreation and open space facility areas to satisfy subsection (a) of this standard. The proposed development plans provide for the following areas to be provided as shared usable outdoor recreation area and open space facilities: Open area in northwest portion of site: 834 sq. ft. Pool and Courtyard adjacent to Building A: 5,220 sq. ft. Building A 1st floor resident amenity room: 2,970 sq. ft. Building A 2nd floor resident amenity and roof deck: 2,290 sq. ft. Building A Pet Spa 295 sq. ft Building B interior amenity room: 615 sq. ft Building B Bike Room 525 sq. ft Outdoor Passive Use open space: 57,148 sq. ft Total Shared outdoor recreation and open space facility areas provided: 69,897 sq. ft. The outdoor passive use recreation areas that are provided include the upland buffer areas adjacent to the wetlands (50,348 sq. ft.) and parking lot passive use areas (6,800 sq. ft.). The combined shared usable outdoor recreation areas, additional indoor recreation area, and passive use open space facilities totals 69,897 square feet of combined area, or over 374 square feet per each dwelling unit. This exceeds the minimum standard of 200 square feet of shared outdoor recreation and open space facility per unit. All of the proposed indoor and outdoor recreation areas will be located in fairly open areas and should be readily observable from a number of dwelling units, building lobbies, the parking areas, and the sidewalks and drive aisles within the development site. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. PDR2016-00017 OAK STREET APARTMENTS PAGE 12 OF 32 The proposed development plans call for 54,640 square feet of landscaped area on the site and within the CWS vegetated corridor or 38 percent of the 145,054 square foot development site area. This total landscaped area includes the area below the proposed retaining wall outside of the wetlands and floodplain. This area will include evergreen trees which will provide screening and buffering for the parking area and retaining wall. The landscape plan was prepared by and under the direction of David Haynes, PLA, a registered landscape architect in the State of Oregon. This criterion is met. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The Detailed Planned Development Plan for the Oak Street Apartments planned development provides over 73 percent of the 486,558 square foot gross site area (prior to deduction of additional SW Oak Street right-of-way only) as shared open space areas, whereas a minimum of 20 percent of the site or only 97,312 square feet would be the minimum shared open space required to be provided for this size planned development site. See Sheet P2.4, Overall Open Space Analysis Plan. The total open space areas to be provided will consist of the following: • 260,488 square feet as minimal use facilities (wetlands [minus pedestrian easement for future trail] and other floodplain areas) or 268 percent of the minimum required area as minimal use area shared open space use facilities. Minimal use facilities is limited to 75% of the open space requirement (97,312 sf *0.75= 72,984 sf). • 88,090 square feet of passive use facilities (landscaped beds, small lawn areas, buffer area, and pedestrian easement for future trail) or 91 percent of the minimum required open space area; • 12,749 square feet of active use facilities or 13.1 percent of the minimum required open space area. • The total area of shared open space provided by the plan is 161,074 square feet of the total site area (33% of the gross site). This criterion is met. CONCLUSION: As shown in the analysis above, the applicable Detailed Development Plan Approval Criteria are met. 18.520 COMMERCIAL ZONING DISTRICTS B. Use table. A list of permitted, restricted, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. The western portion of the site is zoned MUE-1 and the eastern portion of the site is zoned MUR-1, as illustrated on the Existing Conditions/Site Assessment Plan, Sheet P1.1. Table 18.520.1 of the Community Development Code lists use types that are permitted, restricted, conditional, and prohibited in the various commercial zoning districts in the City of Tigard. Household living is listed as a permitted use in both the MUE-1 and MUR-1 districts in this table, with a footnote which says that all permitted and conditional uses may be subject to special development standards of Section 18.630. The proposed multi-family residential use is considered a Household Living use type, and thus is permitted in both zoning districts applied to the site. PDR2016-00017 OAK STREET APARTMENTS PAGE 13 OF 32 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370; 2. All other applicable standards and requirements contained in this title. Any development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed below in the responses to the standards of Section 18.630. The staff report otherwise ensures compliance with all other applicable standards and requirements contained in this title. This standard is met. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: MUE-1 Standard Proposed Minimum lot size: None 10.85 acres total site area (3.33 acres apartment development site) Minimum lot width: None 693.5-feet min. total site width Minimum/maximum setbacks: Minimum front yard: 0 2.0-feet (Buildings A) Maximum front yard setback: 20 feet 2.5-feet (Buildings A) Minimum side yard: 0 76-feet (Building A west side) Minimum rear yard: 0 over 300-feet to south property line Minimum building height: 2 stories 5-stories with grnd-level parking Maximum building height: 200 feet 71 -feet Maximum site coverage: 85% 62.0% of total apartment site Minimum landscape requirement: 15% 38.0% of total apartment site Minimum density: 50 d.u./net acre 56.2 d.u./net acre total Maximum density None 56.2 d.u. /net acre total MUR-1 Minimum lot size: None 10.85-acres total site area (3.33 acres apartment development site) Minimum lot width: None 693.5-feet min. total site width Minimum/maximum setbacks: Minimum front yard: 0 2.0-feet Building B) Maximum front yard setback: 20 feet 2.0-feet (Building B) Minimum side yard: 0 11-feet (Building B east side) Minimum rear yard: 0 over 300-feet to south Minimum building height: 2 stories 5 stories Maximum building height: 75 feet 71-feet Maximum site coverage: 80% 62.0% of total apartment site Minimum landscape requirement*: 15% 38.0% of total apartment site Minimum density: 50 d.u./net acre 56.2 d.u./acre total Maximum density None 56.2 d.u./acre total FINDING: Table 18.520.2 above, shows that the proposed development plans are consistent with the applicable development standards in the MUR-1 and MUE-1 zoning districts. The applicant has not applied for any variances or adjustments in accordance with Chapter 18.370. All other applicable standards and requirements contained in this title are addressed further in this staff report. The applicable commercial development standards are met. 18.630 WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT 18.630.020 Development Standards A. Compliance required. All development must comply with: PDR2016-00017 OAK STREET APARTMENTS PAGE 14 OF 32 1. All applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 and subsections C through E of this section; 2. All other applicable standards and requirements contained in this title. Development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed below. The staff report otherwise ensures compliance with all other applicable standards and requirements contained in this title. This standard is met. D. Density requirements for developments including or abutting riparian setback. Notwithstanding the density requirements in Table 18.520.2, the maximum residential density and mixed-use and non-residential floor area ratio for developments that include or abut riparian setbacks shall be no greater than 110% of the minimum residential density and floor area ratios in all mixed use zones, except when the following are met: 1. Wetlands within the development are expanded or enhanced in conformance with the Oregon Division of State Lands Wetlands Restoration and Enhancement Program, and if applicable; 2. Fish habitat within the development is enhanced in conformance with the Oregon Division of State Lands Fish Habitat Enhancement Program, and if applicable; 3. The overall flood storage capacity of the 100-year floodplain within the development is increased by 10%. If the enhancements described above are approved, or if enhancements are already in existence, the maximum residential density standards shown in Table 18.520 and no maximum floor area ratio standards for mixed use and nonresidential developments shall apply. The subject site abuts the riparian corridor for Ash Creek. The proposed development’s overall density of 56.2 units per net acre is 112% of the minimum required density of 50 units per acre. To meet this standard, the applicant shall submit a plan that addresses the enhancement criteria for wetlands, fish habitat, and flood storage capacity or demonstrate that the enhancements already exist. 18.630.050 Site Design Standards Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan may be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2, governing criteria for granting a variance, is satisfied. A. Building placement on major and minor arterials. 1. Purpose. Architecture helps define the character and quality of a street and can make a strong statement about the overall community and city at large. The placement and design of buildings provides the framework for the streetscape and defines the edges of the public right-of-way. Architecture and ground floor uses can activate the street, either by its design presence or by those who come and go from it. At intersections, investing in building frontages can create gateways and special places that add to the character of the area. 2. Standard. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. The site fronts only on SW Oak Street. SW Oak Street is a collector (minor arterial). Buildings A (300 feet) and B (245 feet) occupy 545 feet of the total 693 feet or approximately 78 percent of the frontage. This standard is met. B. Building setback. 1. Purpose. Buildings and investment in architecture is most conspicuous when it is visible from the street. The presence of buildings closely sited at the edge of the right-of-way creates an envelope for the street and a sense of permanence. 2. Standard. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. PDR2016-00017 OAK STREET APARTMENTS PAGE 15 OF 32 As addressed above under the Section 18.520, the front yard setbacks are two feet from the SW Oak Street right-of-way. This standard is met. C. Front yard setback design. 1. Purpose. The front yard is the most conspicuous face of a building and requires special attention. Places for people and pedestrian movement helps create an active and safer street. Higher level of landscape anticipates a more immediate visual result. 2. Standard. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to the applicable standard in subsection E of this section. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B and Table 18.520.2. The applicant has proposed a two-foot front yard setback. The applicant’s narrative states “The front yard area between the sidewalk along SW Oak Street and the fronts of proposed buildings A and B and parking areas to the sides of buildings will be landscaped with a combination of lawn, planter beds, and trees which will enhance the pedestrian environment along SW Oak Street. To ensure the front yard setback design standard is met, the applicant shall submit detailed plans and specification demonstrating compliance with the front yard setback design standard. D. Walkway connection to building entrances. 1. Purpose. As density increases and employee and resident populations increase, it is expected that more people will move between businesses within the WSRC. Provisions should be made to encourage people to walk from business to business, and housing to business rather than use automobiles. 2. Standard. A walkway connection is required between a building’s entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B and Table 18.520.2. According to the applicant’s narrative and plans, all building entrances will be connected to the public sidewalk along SW Oak Street by a network of internal site sidewalks. All private sidewalks between the building entrances and SW Oak Street sidewalk will be at least six feet wide and constructed of concrete. However, the plan set shows four to five foot wide internal sidewalks connecting to the SW Oak Street. To meet this standard, the applicant shall submit a revised site plan demonstrating the six-foot sidewalk standard is met. 18.630.060 Building Design Standards All new buildings constructed in the MUC, MUE and MUR zones within the WSRC shall comply with the following design standards. Variance to these standards may be granted if the criteria found in 18.370.010.C.2, criteria for granting a variance, is satisfied. A. Ground floor windows. 1. Purpose. Blank walls along the street frontage tend to be neglected, and are not pedestrian friendly. Windows help keep “eyes on the street” which promotes safety and security, and can help create a lively street frontage by displaying activities and products within the building. Lighting at night from ground floor windows also adds to the presence of activity and the sense that someone is home. 2. Standard. All street-facing elevations within the building setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window PDR2016-00017 OAK STREET APARTMENTS PAGE 16 OF 32 requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. The applicant’s narrative states that “The front building elevations of buildings A and B will be located 2 feet off of the street property line and thus are subject to this standard. Buildings A and B will provide a minimum of 50% of their ground floor wall areas with storefront type windows and doors to interior spaces, window boxes, and “green screens. See calculations provided on sheets A3.10 and A3.11.” The calculations provided do not address the three to nine feet methodology. Success of these measures will be determined by the details of their execution. In addition, the quality and articulation of the building materials used for the first floor should not be overlooked in contributing to the pedestrian experience. To ensure the ground floor windows purpose and standards are met, the applicant shall submit revised detailed development plans, elevations and feature details demonstrating compliance. B. Building façades. 1. Purpose. Straight, continuous, unarticulated walls lack interest, character and personality. The standard provides minimum criteria for creating a diverse and interesting streetscape. 2. Standard. Façades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a) a variation in building materials; (b) a building off-set of at least one foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building’s structural system. No building façade shall extend for more than 300 feet without a pedestrian connection between or through the building. As shown in the Exterior Elevations (Sheet A3.11/2) “Building facades facing SW Oak Street provide at least one of the variations listed in the standard above at intervals of no less than every 50 feet along the facade. These variations include changes in the finish material, distance from the sidewalk, windows and doors, exposure of the buildings’ structure as a design feature such as window boxes, integrated wood benches, and “green screens”. Neither of the proposed buildings will exceed a length of 300 feet; therefore, the pedestrian connection through a building standard is not applicable to either of the proposed buildings. This standard is met. C. Weather protection. 1. Purpose. Weather protection is encouraged to create a better year-round pedestrian environment and to provide incentive for people to walk rather than drive. 2. Standard. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. The applicant states that “weather protection is provided at all entrances to the buildings through the use of overhangs or canopies as shown on the building elevations plans.” This standard is met. D. Building materials. 1. Purpose. High quality construction and building materials suggest a level of permanence and stature appropriate to a regional center. 2. Standard. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than two feet. The project does not use materials listed above in the standard as prohibited exterior finish materials. Painted concrete is proposed for the foundation/first floor material. Proposed building materials will include Hardie board, Hardie panels, and vertical metal panels. Deck and patio railings will be constructed of acrylic or metal, as identified on Sheet A3.10. This standard is met. PDR2016-00017 OAK STREET APARTMENTS PAGE 17 OF 32 E. Roofs and roof lines. 1. Purpose. Roof line systems that blur the line between the roof and the walls of buildings should be avoided. This standard simply states that roofing materials should be used on the roof and that wall finish materials should be use on building walls. The premise is that future buildings in the WSRC should have a look of permanence and quality. 2. Standard. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building’s structural system and architectural style. False fronts and false roofs are not permitted. The materials of roofs and roof lines are different from the materials used on the building elevations so as to avoid blurring the distinction between the roof and walls as required by the standard. This standard is met. F. Roof-mounted equipment. 1. Purpose. Roof top equipment, if not screened properly, can detract from views of adjacent properties. Also roofs and roof mounted equipment can be the predominant view where buildings are down slope from public streets. 2. Standard. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. According to the applicant’s narrative, all roof-mounted equipment is screened from the view of adjacent public streets. This standard is met. FINDING: As shown in the analysis above, the Washington Square Regional Center Plan District standards are not all met, but can be met with the following conditions of approval. CONDITIONS:  The applicant shall submit a plan that addresses the enhancement criteria for wetlands, fish habitat, and flood storage capacity or demonstrate that the enhancements already exist.  The applicant shall submit detailed plans and specification demonstrating compliance with the front yard setback design standard.  The applicant shall submit a revised site plan demonstrating the six-foot sidewalk standard is met.  The applicant shall submit revised detailed development plans, elevations and feature details demonstrating compliance with the ground floor windows purpose and standards. 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is for 187 multi-family units and associated access and parking, which is considered development; therefore these standards apply. 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. PDR2016-00017 OAK STREET APARTMENTS PAGE 18 OF 32 As shown in the applicant’s site plan, the two proposed driveways are directly connected to SW Oak St. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. As shown in the Preliminary Site Plan (Sheet P2.0) walkways will connect from all primary (and secondary) multi-family building entrances to the parking areas and common open spaces and facilities planned to serve the project. Primary crossings of driveway aisles will be marked by paint or contrasting pavement. These standards are met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). The applicant has submitted the following reports, as prepared by Kittelson & Associates: • Traffic Impact Study Supplement #2 (190 units), dated October 10, 2016 • Traffic Impact Study Addendum, dated May 27, 2015 • Left-turn Lane Assessment, dated September 16, 2014 • Traffic Impact Study, dated May 8, 2014 The Traffic Impact Study, May 8, 2014, included preliminary sight distance certification for the intersection of SW Oak Street and SW 90th Avenue. In order to achieve adequate sight distance, the intersection will require improvements to the alignment and some of the existing vegetation will need to be removed. The plans, Sheet P6.0 show the proposed reconfiguration of the intersection, with raised curb and sidewalk at the northwest corner. The sidewalk and curb shall be extended further north along SW 90th Avenue for a distance of approximately 70 feet. The applicant’s engineer shall submit a preliminary sight distance certification for the proposed project driveways prior to issuance of permits. The applicants engineer shall submit a final sight distance certification for the constructed project driveways prior to occupancy. As conditioned, these standards are met. PDR2016-00017 OAK STREET APARTMENTS PAGE 19 OF 32 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 western access to SW Oak Street will be aligned with a reconfigured SW 90th Avenue to minimize conflict of turning movements. In addition, SW 90th Avenue will be improved with right turn lanes and increased site distance. A center turn lane will be added to SW Oak Street. The nearest collector or arterial streets are Greenburg Rd. 1500 feet to the west and Hall Blvd. 1200 feet to the east. The site is not within the influence area of the streets. This requirement is met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. SW Oak Street is a collector requiring a minimum spacing of 200 feet. The two proposed driveways are separated by 360 feet. The standard is met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTIFAMILY RESIDENTIAL USE Dwelling Units Min. Number of Driveways Required Min. Access Width Min. Pavement Width 1-2 1 15′ 10′ 3-19 1 30′ 24′ if two-way, 15′ if one-way: curbs and 5′ walkway required 20-49 1 or 2 30’ 30’ 24′ if two-way 15′ if one-way: curbs and 5′ walkway required 50-100 2 30’ 24′ curbs and 5′ walkway required Standards for parking greater than 100 cars are not specified in Table 18.705.2. The proposed two 30-foot accesses with a 24-foot paved width and 8 to 14-foot wide sidewalks would provide a level of access greater than that required for the largest development size listed. The standard is met. FINDING: Based on the analysis above, the applicable Access, Egress and Circulation standards are not all met but can be met through the following conditions of approval: CONDITIONS: The applicant’s engineer shall submit a preliminary sight distance certification for the PDR2016-00017 OAK STREET APARTMENTS PAGE 20 OF 32 proposed project driveways prior to issuance of permits. The applicants engineer shall submit a final sight distance certification for the constructed project driveways prior to occupancy. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard “Significant Tree Grove Map” or “Significant Habitat Areas Map”; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% (0.8). The project site is zoned with a combination of the MUE-1 (7.88-acres) and MUR-1 (3.4 acres) zoning districts. Pursuant to Table 18.502.2, the minimum density for both zones is 50 units per net site acre, and no maximum. Based on the following density calculation, a minimum of 205 units are required. Gross site area 11.17 acres -Public row dedication - 0.38 acres Initial net site area 10.79 acres Initial net site area 10.79 acres -Wetland/floodplain -6.88 acres -Private drive area (drive aisles required for fire access only) Net/Net site area -0.58 acres 3.33 acres Minimum density required 3.33 acres x 50 units/acre = 167 dwelling units Minimum density proposed 187 units/3.33 acres = 56.2 units/acre PDR2016-00017 OAK STREET APARTMENTS PAGE 21 OF 32 FINDING: As shown in the analysis above, the proposal is for 187 units, or 56.2 dwelling units per net acre. This exceeds the minimum required density of 50 units per acre. This standard is met. 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.040 Additional Setback Requirements B. Distance between multifamily residential structure and other structures on site. 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. There are two structures proposed as part of the Oak Street Apartments – Building A and Building B. Proposed buildings A and B will be separated by 122 feet, in excess of the 25 foot minimum for buildings with windowed walls facing buildings with windowed walls. This standard is met. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. Building A will have a maximum east-west dimension of 242 feet (not including 1-story amenity space on east side) and will be 71-feet tall. Building B will have an east-west dimension of 248 feet and will also be 71-feet tall. Therefore, a minimum building separation of 67.4-feet is required between buildings A and B: 25’ [25’ minimum separation for windowed walls facing windowed walls] + 13.2’ [additional length factor for bldg. A] + 8.2’ [additional height factor for building A] plus 12.8’ [additional length factor for bldg. B] + 8.2’ [additional height factor for building B] = 67.4-feet. The proposed 122.5-foot separation between buildings A and B exceeds this required building separation amount. This standard is met. 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 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 seven feet. The ground floor is structured parking with the first inhabited floor approximately 8 to 10 feet above the ground level. This standard does not apply. FINDING: As shown in the analysis above, the proposed development meets the applicable additional setback standards for multi-family residential structures. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; PDR2016-00017 OAK STREET APARTMENTS PAGE 22 OF 32 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City’s cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. As shown in the Landscape Plan (Sheets L1.1/2) the applicant proposes planting five katsura trees along the site’s SW Oak Street frontage within planter strips between the curb and sidewalk. Inconsistently, the applicant’s narrative states that 11 trees are proposed. The frontage is 680 feet long, which requires 17 street trees (680 feet/40 feet per tree). To meet this standard, the applicant shall submit a statement and plan demonstrating why it is not practicable to provide the minimum number of required street trees and then pay the fee in-lieu for those trees the Director agrees are not practicably provided. In addition, staff finds that the tree survey includes two mature oak trees (E29 and E30) with condition ratings of 3 and preservation ratings of 2 located within the future Oak Street right-of-way that should be considered for preservation, notwithstanding the proposed street improvements for SW Oak Street. To ensure these trees are preserved, if practicable, the applicant shall submit a detailed plan to the Engineering Division proposing street design modifications and protection measures to incorporate the trees as street trees. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: PDR2016-00017 OAK STREET APARTMENTS PAGE 23 OF 32 a. Screening of parking and loading areas is required. In no cases shall nonconforming screening of parking and loading areas (i.e., nonconforming situation) be permitted to become any less conforming. Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for conditional use (Type III), downtown design review (Type II and III), planned development (Type III), and site development review (Type II) permits only. The specifications for this screening are as follows: i. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; ii. Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; iii. Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; iv. All parking areas, including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the parking area in accordance with the parking lot tree canopy standards in the Urban Forestry Manual. As shown on the Preliminary Site Plan (Sheet P2.0, Section BB), the applicant has included a three foot planter at the top of wall along the entire west/south/east parking lot retaining wall. However, the Preliminary Landscape Plans do not specify any landscaping material. As a condition, the applicant shall submit a revised landscape plan that shows the planting plan for these areas designed to provide a minimum four-foot high dense evergreen visual screen to the parking lot. FINDING: Based on the analysis above, the applicable Landscaping and Screening standards have not been fully met but can be met through the following conditions of approval. CONDITIONS: • The applicant shall submit a revised landscape plan that shows the planting plan for the top of retaining wall planters designed to provide a minimum four-foot high dense evergreen visual screen to the parking lot. • The applicant shall submit a statement and plan demonstrating why it is not practicable to provide the minimum number of required street trees and then pay the fee in-lieu for those trees the Director agrees are not practicably provided. • To ensure two existing oak trees, E29 and E30, are preserved, if practicable, the applicant shall submit a detailed plan to the Engineering Division proposing street design modifications and protection measures to incorporate the trees as street trees. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. The applicant has proposed 287 total spaces including the visitor parking requirement of 38 spaces (.15 x 249 minimum required spaces). This standard is met. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the state building code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. PDR2016-00017 OAK STREET APARTMENTS PAGE 24 OF 32 Six disabled parking spaces are provided. For parking lots with 201 to 300 spaces, 7 accessible spaces and 1 van space are required. The site plan (Sheet P2.0) shows two spaces located under each building and two outside spaces for a total of 6 accessible spaces. Disabled accessible parking is reviewed during building permit review and will be required to meet standards at that time. 18.765.040 General Design Standards B. Access drives. With regard to access to public streets from off-street parking: As shown in the Preliminary Site Plan (Sheet P2.0), proposed parking areas are designed consistent with the applicable dimensional and design requirements of Figure 18.765.1 including parking space sizes and drive aisle widths depending upon parking space orientation of 90 degrees. As permitted by that figure’s allowance of up to 50% compact spaces, the proposed development plan provides for 121 of the total 289 on-site parking spaces to be compact spaces, or approximately 42% of the spaces proposed. The general design standards are met. 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.5.e. One bicycle parking space is required for every two multi-family dwelling units, per Table 18.765.2. Therefore, a minimum of 94 bicycle parking spaces are required. Section 18.765.050.B requires that bicycle parking shall also be covered for uses that provide covered motor vehicle parking. Since the proposed multi-family use will provide covered parking for approximately 60 percent of its total motor vehicle parking spaces, some covered bicycle PDR2016-00017 OAK STREET APARTMENTS PAGE 25 OF 32 parking is required. Ninety-four bike parking spaces are to be provided under cover within bike storage rooms within the covered parking areas and within bike racks mounded high on the end wall of individual parking spaces. A shown on the Landscape Plans, 16 additional bicycle parking spaces will be provided with eight uncovered bicycle racks conveniently located near building entrances for a total of 110 spaces. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. Section 18.765.070.H, Table 18.765.2 requires a minimum of 1 parking space for each studio unit below 500 sq. ft. in size; 1.25 parking space for each 1-bedroom unit; 1.5 parking spaces for each 2-bedroom unit; and 1.75 parking spaces for each 3-bedroom unit for multi-family development projects. The proposed multi-family project will include 12 studios of less than 500 sq. ft.; 102 1-bedroom units; and 73 2-bedroom units. Therefore, a minimum of 249 parking spaces are required based solely upon the unit types and counts. In addition, an additional 15% on top of the required parking spaces based on unit sizes and numbers is required as visitor parking facilities. Therefore, a grand total of 287 parking spaces are required. The proposed development plan provides for a total of 287 on-site parking spaces to be provided, including: a) 121 ground floor building garage parking spaces between the two buildings and b) 168 surface parking spaces. This standard is met. FINDING: As shown in the analysis above, the applicable Off-Street Parking and Loading Requirements are met. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; The urban forestry plan for the A+O Apartments has been prepared by David Haynes, RLA – a registered landscape architect in the State of Oregon. Appendix E of the applicant’s submittal includes an Urban Forestry Plan Supplemental Report. Sheets TC.1through TC.3 of the application plan set provide the required tree canopy plan and calculations. Soil volume specifications for trees to be planted are included on Sheet TC.3. This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); The Urban Forestry Plan Supplemental Report of Appendix E of the applicant’s submittal includes the results of an on-site assessment of the sizes, condition ratings, and preservation ratings for all of the existing trees on and immediately adjacent to the proposed development site portion of the subject property. An assessment of existing trees located within the area to be preserved as wetlands was not conducted. Sheet TC.1 is a Tree Preservation and Removal Site Plan. Protective measures for trees to be retained are included on this plan. This standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and The proposed landscaping plan provides for anticipated tree canopy coverage of the parking area to cover 20,612 square feet of the 56,044 square foot total parking lot area, or 36.7 percent of the parking lot. The minimum parking lot tree canopy cover area required is 30 percent in both the MUE-1 and MUR-1 zoning districts applied to the site. In addition the proposed landscaping plan provides for total anticipated tree canopy coverage of 93,287 square feet of the total 167,326 square feet of development area, or 56 percent of the development area. Finally, the minimum 1,000 cubic feet of soil per tree standard for the Tree Canopy Site Plan has also been met. Therefore, the proposed Tree Canopy Plan satisfies the standards of Section 18.790.030.A.3.This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. PDR2016-00017 OAK STREET APARTMENTS PAGE 26 OF 32 Appendix E of the applicant’s submittal includes an Urban Forestry Plan Supplemental Report prepared by David Haynes, RLA, which includes the required information and analysis required for such a report. This standard is met. FINDING: As shown in the analysis above, the applicable urban forestry plan requirements are met. 18.790.060 Urban Forestry Plan Implementation B. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11, part 2 of the Urban Forestry Manual. FINDING: The applicant’s proposal does not address tree establishment. Therefore, as a condition of approval the applicant to provide a tree establishment bond in the amount of $40,581 (81 planted trees x $501) that meets the requirements of the Urban Forestry Manual Section 11, Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city’s cost of collecting and processing the inventory data for the entire urban forestry plan. This can be met through a condition of approval. FINDING: As shown in the analysis above, the applicable urban forestry tree inventory and establishment standards have been met. To ensure compliance, the following conditions are applied: CONDITIONS: • Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $3,006 ($154 for first open grown tree + $2,604 at $28 x 93 additional retained or planted trees + $204 for first stand + $44 for one additional stand). • Prior to any ground disturbance work, the applicant to provide a tree establishment bond in the amount of $40,020 (87 planted trees x $460). 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING: The Preliminary Landscaping Plan, Sheets L1.1/2 illustrate the applicable required clear vision triangles at these intersections. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 18.810.030 Streets A. Improvements. PDR2016-00017 OAK STREET APARTMENTS PAGE 27 OF 32 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. The site is adjacent to SW Oak Street, a collector street within the Washington Square Regional Center. Minimum Rights-of-Way and Street Widths: The Washington Square Regional Center Plan requires a collector street to have an 87-foot right-of-way width and 59-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Oak Street, which is classified as a Collector within the Washington Square Regional Plan (WSRP) and on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor’s map. The applicant should dedicate ROW to provide 43.5 feet of ROW from centerline. SW Oak Street is currently unimproved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The applicant has previously requested and received approval for a modified street cross section. This cross section allows for a multi-modal path/sidewalk behind the curb and planter strip, but eliminates the on-street bike lane. Offsite improvements will be required to mitigate impacts from this development and to provide adequate pedestrian safety and connectivity. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grade of SW Oak Street, a Collector, is far less than 12%, thereby meeting this criterion. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. B. Requirement of developers. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). The applicant previously proposed and received approval of a modified 12-foot wide multi-modal path along the project frontage, separated from the road by a 6-foot wide planter strip. This standard is met. 18.810.100 Storm Drainage 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 PDR2016-00017 OAK STREET APARTMENTS PAGE 28 OF 32 amendments). The project will collect runoff in SW Oak and 90th Streets and provide treatment prior to discharging above the wetlands to the south. D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. A Preliminary Drainage Report, prepared by OTAK, dated October 20, 2016, was submitted for this project. The report provides calculations for detention. The report states that the runoff from the street will not be detained. However, the site runoff will be detained and the combined release rate will be equal to or less than the pre-developed rate. The on-site detention system will over detain to compensate for the undetained flows from the public right-of-way. A Final Drainage Report shall be submitted prior to issuance of permits. Bike lanes: Subsection 18.810.110A requires bike lanes where identified in the Tigard TSP. SW Oak Street is a designated bike route. The applicant has previously proposed and received approval for a 12-foot wide multi-modal path. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. PDR2016-00017 OAK STREET APARTMENTS PAGE 29 OF 32 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of undergrounding. There are existing overhead utility lines along the north side of SW Oak Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 453 lineal feet; therefor the fee would be $ 15,855.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The Traffic Impact Study Supplement #2, dated October 10, 2016, was prepared by Kittelson & Associates. The update reflects the impact of increasing the apartment count from 181 to 190 units. Recommendations: • Reconfiguration of the intersection of SW Oak Street and SW 90th Avenue • Trimming vegetation to ensure adequate sight distance at the two proposed driveways • On-site landscaping and any above ground utilities should be located and maintained to provide adequate intersection sight distance at the proposed driveways The Transportation Impact Study, May 27, 2015; found that the two proposed Oak Street accesses are adequate and no offsite capacity mitigations are recommended. Other recommended offsite improvements include: • Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound through movement into the site. Convert the southbound approach to a single left/through/right lane in order to improve sight distance, channelization and pedestrian crossings. The applicant shall revise the plans to provide extended curb and sidewalk improvements from the NW corner of the intersection, north approximately 70 feet. • Raised pedestrian crossing on SW 90th Avenue. • Concrete pad for a transit shelter on SW Greenburg Road. A Washington County Facilities Permit will be required. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to the Lincoln Center from the site and intersection of SW Oak Street and SW 90th Avenue. The current plans, Sheet P6.0 show a continuous pedestrian way from the intersection of SW Oak Street and SW 90th Avenue to Lincoln Center. A portion of this proposed path is concrete curb and sidewalk, with a 6-inch curb face. The remainder of the path is proposed as an asphalt shoulder. The applicant shall revise the plans to provide for concrete curb and sidewalk, with 6-inch curb face, for the entire length of the proposed path. Stormwater improvements, pavement widening, along with driveway and mailbox modifications will be required. Applicant’s engineer shall coordinate work with the city’s Engineering department. • A STOP sign shall be installed at the northbound approach of each project driveway. A preliminary sight distance certification for the two driveways was not included in the report and shall be required prior to issuance of permits. Final sight distance certifications for the SW Oak Street/SW 90th Avenue intersection and the two project driveways shall be required, post-construction, prior to issuance of final occupancy. Fire and Life Safety: This area is serviced by Tualatin Valley Fire and Rescue. The applicant must provide approval from TVFR for access, turnarounds and hydrant placement prior to issuance of permits. Public Water System: Service in this area is provided by Tualatin Valley Water District. The applicant must obtain approvals and permits from TVWD prior to issuance of city permits. Storm Water Quality: PDR2016-00017 OAK STREET APARTMENTS PAGE 30 OF 32 The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit final plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Prior to the City accepting these street-side facilities as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. The proposed unit from Contech is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Contech, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage 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 applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. A Geotechnical Investigation was prepared by Geotechnical Resources, Inc., dated April 18, 2016. The recommendations of this investigation shall be incorporated into this land use as conditions of approval. PDR2016-00017 OAK STREET APARTMENTS PAGE 31 OF 32 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City’s permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a “1”, second level suites shall have numbers preceded by a “2”, etc. For this project, the addressing fee will be $9600.00 (2 buildings and 187 units X $50/address = $9450.00). (STAFF CONTACT: Jonny Gish, Engineering). SECTION VII. OTHER STAFF COMMENTS The City Police Department previously requested a lighting plan for the exterior of the property, which the current application included as Sheet IL-1. The City Public Works Department was notified and identified Tualatin Valley Water District as the water provider who has specific recommendations as a redline in the file. The City Development Review Engineer (Contact Kim McMillan, 503-718-2468) has reviewed the proposal and provided comment in a Memorandum dated January 17, 2017, which can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. The City’s Safe Routes to Schools Coordinator (Anna Dragovich 503-718-2708) commented that sidewalk, curb radii, and bike parking should be designed to facilitate pedestrian and bicycle safety. These concerns have been considered by the City Engineer and included in those comments and recommended conditions. SECTION VIII. AGENCY COMMENTS ODOT was notified and commented that they had no comment with respect to the technical memorandum to the Traffic Impact Analysis submitted with the application. TriMet previously reviewed the proposal and provided a comment letter then stating the improved pedestrian facilities will be a welcome addition to the area. Clean Water Services Jackie Sue Humphreys (503-681-3600) has reviewed this proposal and issued a letter dated January 10, 2017 stating conditions to be met in association with stormwater connection permit authorization, including compliance with the Service Provider Letter (File No. 14-001441) amended June 9, 2015. Additionally, the applicant obtained an updated SPL dated December 22, 2016 (File No.16-003545). Tualatin Valley Fire and Rescue John Wolff (503-259-1504) has reviewed the proposal and offered comments in a letter dated January 17, 2017, which endorses the proposal subject to TVF & R requirements (attached). SECTION IX. CONCLUSION AND RECOMMENDATION CONCLUSION PDR2016-00017 OAK STREET APARTMENTS PAGE 32 OF 32 Based on the foregoing findings and analysis, staff finds that the proposed Planned Development is consistent or has been conditioned to be consistent with applicable provisions of the Tigard Development Code. RECOMMENDATION Staff recommends that the Planning Commission approve the proposed modification to the approved A+O planned development detailed plan, subject to the recommended conditions of approval and the result of any deliberations by the Planning Commission. Attachments: Preliminary Site Plan (Sheet P2.0) The City of Tigard Development Review Engineer Memo dated January 17, 2017 TVF&R Letter dated January 17, 2017 January 30, 2017 PREPARED BY: Gary Pagenstecher DATE Associate Planner January 30, 2017 APPROVED BY: Tom McGuire DATE Assistant Community Development Director ENGINEERING COMMENTS PAGE 1 MEMORANDUM CITY OF TIGARD, OREGON D ATE: 01-17-17 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: PDR2016-00017 Oak Street Apartments Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has submitted the following reports, as prepared by Kittelson & Associates: •Traffic Impact Study Supplement #2 (190 units), dated October 10, 2016 •Traffic Impact Study Addendum, dated May 27, 2015 •Left-turn Lane Assessment, dated September 16, 2014 •Traffic Impact Study, dated May 8, 2014 The Traffic Impact Study, May 8, 2014, included preliminary sight distance certification for the intersection of SW Oak Street and SW 90th Avenue. In order to achieve adequate sight distance, the intersection will require improvements to the alignment and some of the existing vegetation will need to be removed. The plans, Sheet P6.0 show the proposed reconfiguration of the intersection, with raised curb and sidewalk at the northwest corner. The sidewalk and curb shall be extended further north along SW 90th Avenue for a distance of approximately 70 feet. The applicant’s engineer shall submit a preliminary sight distance certification for the proposed project driveways prior to issuance of permits. The applicants engineer shall submit a final sight distance certification for the constructed project driveways prior to occupancy. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS PAGE 2 SW Oak Street is classified as a Collector on the City of Tigard TSP. The two proposed driveways along SW Oak Street are more than 200 feet apart, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: The Washington Square Regional Center Plan requires a Collector street to have an 87-foot right-of- way width and 59-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Oak Street, which is classified as a Collector within the Washington Square Regional Plan (WSRP) and on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor’s map. The applicant should dedicate ROW to provide 43.5 feet of ROW from centerline. SW Oak Street is currently unimproved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The applicant has previously requested and received approval for a modified street cross section. This cross section allows for a multi-modal path/sidewalk behind the curb and planter strip, but eliminates the on-street bike lane. Offsite improvements will be required to mitigate impacts from this development and to provide adequate pedestrian safety and connectivity. ENGINEERING COMMENTS PAGE 3 Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grade of SW Oak Street, a Collector, is far less than 12%, thereby meeting this criterion. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant previously proposed and received approval of a modified 12-foot wide multi-modal path along the project frontage, separated from the road by a 6- foot wide planter strip. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The project will collect runoff in SW Oak and 90th Streets and provide treatment prior to discharging above the wetlands to the south. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). ENGINEERING COMMENTS PAGE 4 In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. A Preliminary Drainage Report, prepared by OTAK, dated October 20, 2016, was submitted for this project. The report provides calculations for detention. The report states that the runoff from the street will not be detained. However, the site runoff will be detained and the combined release rate will be equal to or less than the pre-developed rate. The on-site detention system will over detain to compensate for the undetained flows from the public right-of-way. A Final Drainage Report shall be submitted prior to issuance of permits. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City’s adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW Oak Street is a designated bike route. The applicant has previously proposed and received approval for a 12-foot wide multi-modal path. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: •The developer shall make all necessary arrangements with the serving utility to provide the underground services; •The City reserves the right to approve location of all surface mounted facilities; •All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and ENGINEERING COMMENTS PAGE 5 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the north side of SW Oak Street. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 453 lineal feet; therefor the fee would be $ 15,855.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The Traffic Impact Study Supplement #2, dated October 10, 2016, was prepared by Kittelson & Associates. The update reflects the impact of increasing the apartment count from 181 to 190 units. Recommendations: • Reconfiguration of the intersection of SW Oak Street and SW 90th Avenue • Trimming vegetation to ensure adequate sight distance at the two proposed driveways • On-site landscaping and any above ground utilities should be located and maintained to provide adequate intersection sight distance at the proposed driveways The Transportation Impact Study, May 27, 2015; found that the two proposed Oak Street accesses are adequate and no offsite capacity mitigations are recommended. Other recommended offsite improvements include: ENGINEERING COMMENTS PAGE 6 • Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound through movement into the site. Convert the southbound approach to a single left/through/right lane in order to improve sight distance, channelization and pedestrian crossings. The applicant shall revise the plans to provide extended curb and sidewalk improvements from the NW corner of the intersection, north approximately 70 feet. • Raised pedestrian crossing on SW 90th Avenue. • Concrete pad for a transit shelter on SW Greenburg Road. A Washington County Facilities Permit will be required. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to the Lincoln Center from the site and intersection of SW Oak Street and SW 90th Avenue. The current plans, Sheet P6.0 show a continuous pedestrian way from the intersection of SW Oak Street and SW 90th Avenue to Lincoln Center. A portion of this proposed path is concrete curb and sidewalk, with a 6-inch curb face. The remainder of the path is proposed as an asphalt shoulder. The applicant shall revise the plans to provide for concrete curb and sidewalk, with 6-inch curb face, for the entire length of the proposed path. Stormwater improvements, pavement widening, along with driveway and mailbox modifications will be required. Applicant’s engineer shall coordinate work with the city’s Engineering department. • A STOP sign shall be installed at the northbound approach of each project driveway. A preliminary sight distance certification for the two driveways was not included in the report and shall be required prior to issuance of permits. Final sight distance certifications for the SW Oak Street/SW 90th Avenue intersection and the two project driveways shall be required, post-construction, prior to issuance of final occupancy. Fire and Life Safety: This area is serviced by Tualatin Valley Fire and Rescue. The applicant must provide approval from TVFR for access, turnarounds and hydrant placement prior to issuance of permits. Public Water System: Service in this area is provided by Tualatin Valley Water District. The applicant must obtain approvals and permits from TVWD prior to issuance of city permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which ENGINEERING COMMENTS PAGE 7 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 issuance of permits, the applicant shall submit final plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Prior to the City accepting these street-side facilities as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. The proposed unit from Contech is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Contech, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit ENGINEERING COMMENTS PAGE 8 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 applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. A Geotechnical Investigation was prepared by Geotechnical Resources, Inc., dated April 18, 2016. The recommendations of this investigation shall be incorporated into this land use as conditions of approval. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City’s permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a “1”, second level suites shall have numbers preceded by a “2”, etc. For this project, the addressing fee will be $9600.00 (2 buildings and 187 units X $50/address = $9450.00). (STAFF CONTACT: Jonny Gish, Engineering). ENGINEERING COMMENTS PAGE 9 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements along the SW Oak Street frontage, the intersection improvements at SW Oak Street and SW 90th Avenue, the extension of the public sidewalk to Lincoln Center, and any other work in the public right-of-way. Six (6/) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City’s web page (www.tigard- or.gov). Prior to issuance of a site permit, the PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. Prior to issuance of a site permit, 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 for on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. ENGINEERING COMMENTS PAGE 10 Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. Additional right-of-way shall be dedicated to the Public along the frontage of to increase the right-of-way to 43.5 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Oak Street. The improvements adjacent to this site shall include: A. City standard pavement section for a WSRC Collector street, from curb to centerline equal to 24.5 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 12-foot concrete sidewalk with a 6.5-foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant’s engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Oak Street in a safe manner, as approved by the Engineering Department. NOTE: Any building intrusions into the public ROW must be approved by the Engineering Department and must provide a minimum 10 feet of vertical clearance. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Oak Street as a part of this project: A. 5 -foot concrete sidewalk with raised curb; and B. storm sewer improvements. The applicant shall submit revised plans to provide extended curb and sidewalk improvements from the NW corner of the SW Oak/90th Avenue intersection, north approximately 70 feet. ENGINEERING COMMENTS PAGE 11 Prior to issuance of a site permit, a profile of SW Oak Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Prior to issuance of a site permit, the applicant’s plans shall provide for the offsite improvements as part of the PFI permit submittal. The improvements shall be as described in the Traffic Impact Study Supplement #2, dated October 10, 2016, prepared by Kittelson & Associates. These improvements include: • Reconfiguration of the intersection of SW Oak Street and SW 90th Avenue • Trimming vegetation to ensure adequate sight distance at the two proposed driveways • On-site landscaping and any above ground utilities should be located and maintained to provide adequate intersection sight distance at the proposed driveways Prior to issuance of a site permit, the applicant’s plans shall provide for the offsite improvements as part of the PFI permit submittal. The improvements shall be as described in the Transportation Impact Study, May 27, 2015, prepared by Kittelson & Associates. These offsite improvements include: • Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound through movement into the site. Convert the southbound approach to a single left/through/right lane in order to improve sight distance, channelization and pedestrian crossings. • Raised pedestrian crossing on SW 90th Avenue. • A STOP sign shall be installed at the northbound approach of each project driveway. • Concrete pad for a transit shelter on SW Greenburg Road. A Washington County Facilities Permit will be required. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to Lincoln Center from the site and intersection of SW Oak Street and SW 90th Avenue. Prior to issuance of a Site Permit, the current plans, Sheet P6.0, shall be revised to provide for concrete curb and sidewalk, with 6-inch curb face, for the entire length of the proposed path, from the intersection of Oak Street and 90th Avenue to Lincoln Center. Stormwater improvements, pavement widening, along with driveway and mailbox modifications will be required. Applicant’s engineer shall coordinate work with the city’s Engineering department. A preliminary sight distance certification for the two driveways was not included in the report and shall be required prior to issuance of permits. ENGINEERING COMMENTS PAGE 12 Prior to issuance of a site permit, sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. Prior to issuance of a site permit, the applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. Prior to issuance of the Site Permit, the applicant’s design engineer shall submit documentation, for review by the City (Khoi Le), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. Prior to issuance of the site permit, the applicant shall submit a Final Drainage Report for review and approval. Prior to issuance of the Site Permit, the applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards. Final plans and calculations shall be submitted to the Engineering Department (Khoi Le) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. Prior to issuance of the Site Permit, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection. Prior to issuance of the Site Permit, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, current edition.” Prior to issuance of the Site Permit, the design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Prior to issuance of the site permit, the final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the ENGINEERING COMMENTS PAGE 13 plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. Prior to issuance of the site permit, the applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. Prior to issuance of the site permit, the 25-foot undisturbed buffer shall be shown on the construction plans. The sensitive area boundary and/or buffer shall be staked in the field throughout the construction process in order to protect the sensitive area. Prior to issuance of the site permit, the applicant shall provide written approval Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a building permit, the applicant shall submit a building and unit layout map to the Engineering Department. The fee must be paid by the applicant prior to issuance of the site permit. For this project, the addressing fee will be $9600.00 (2 buildings and 187 units X $50/address = $9450.00). (STAFF CONTACT: Jonny Gish, Engineering). The applicant shall either place the existing overhead utility lines along SW Oak Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $15,855.00 and it shall be paid prior to issuance of a building permit. The applicant shall incorporate the recommendations from the submitted geotechnical report by Geotechnical Resources, Inc., dated April 18, 2016, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Building Department prior to issuance of the occupancy permit. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: ENGINEERING COMMENTS PAGE 14 Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements to SW Oak Street and the storm system, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil Mylar, 2) a diskette of the as-builts in “DWG” format, if available; otherwise “DXF” will be acceptable, and 3) the as-built drawings shall be tied to the City’s GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to final inspection, the applicant’s geotechnical engineer shall submit a final report to the Building Division that indicates all grading work on this site was inspected by said geotechnical engineer, and that it was completed in accordance with Appendix Chapter 33 of the Uniform Building Code. Final sight distance certifications for the SW Oak Street/SW 90th Avenue intersection and the two driveways shall be required, post-construction, prior to final building inspection. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Contech, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 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: 1.All centerline-centerline intersection points; ENGINEERING COMMENTS PAGE 15 2.All cul-de-sac center points; and 3.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. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface- mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No 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. 18.810.180 Notice to City Required ENGINEERING COMMENTS PAGE 16 Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's 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. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. www.tvfr.com Training Center 12400 SW Tonquin Road Sherwood, Oregon 97140-9734 503-259-1600 South Operating Center 8445 SW Elligsen Road Wilsonville, Oregon 97070-9641 503-259-1500 Command & Business Operations Center and North Operating Center 11945 SW 70th Avenue Tigard, Oregon 97223-9196 503-649-8577 January 17, 2017 Gary Pagenstecher City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: Oak St Apartments 187 Multi-Family PDR 2016-00017 SW Oak and SW 90th Tax Lot I.D: 1S135AC Lot 1303 Thank you for the opportunity to review the proposed site plan surrounding the above named development project. These notes are provided in regards to the plans received December 22, 2016. There may be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse this proposal predicated on the following criteria and conditions of approval. FIRE APPARATUS ACCESS: 1.NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 2.NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width – no parking on either side of roadway 2. 26-32 feet road width – parking is allowed on one side 3.Greater than 32 feet road width – parking is not restricted Note: For specific widths and parking allowances, contact the local municipality. 3.PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) 4.FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) 5.SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) Commercial/Multi-Family 3.3.1 – Page 2 6. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 15%. Alternate methods and materials may be available at the discretion of the Fire Marshal (for grade exceeding 15%). 7. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a maximum of 5% grade with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 8. ANGLE OF APPROACH/GR ADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 9. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10 %. 10. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6): 1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width). 2. Gates shall be set back at minimum of 30 feet from the intersecting roadwa y or as approved. 3. Electric gates shall be equipped with a means for operation by fire department personnel 4. Electric automatic gates shall comply with ASTM F 2200 and UL 325. 11. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 12. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC 503.4.1). FIREFIGHTING WATER SUPPLIES: 13. COMMERCIAL BUILDINGS – REQUIRED FIRE FLOW: The minimum fire flow and flow duration shall be determined in accordance with OFC Table B105.2. The required fire flow for a building shall not exceed the available GPM in the water delivery system at 20 psi residual. (OFC B105.3) Note: OFC B106, Limiting Fire-Flow is also enforced, except for the following:  The maximum needed fire flow shall be 3,000 GPM, measured at 20 psi residual pressure.  Tualatin Valley Fire & Rescue does not adopt Occupancy Hazards Modifiers in section B105.4-B105.4.1 14. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to t he supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 15. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) FIRE HYDRANTS: 16. FIRE HYDRANTS – COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterio r of the building, on-site fire hydrants and mains shall be provided. (OFC 507.5.1) Commercial/Multi-Family 3.3.1 – Page 3  This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system.  The number and distribution of fire hydrants required for commercial structure(s) is based on Table C105.1, following any fire-flow reductions allowed by section B105.3.1. Additional fire hydrants may be required due to spacing and/or section 507.5 of the Oregon Fire Code. 17. FIRE HYDRANT(S) PLAC EMENT: (OFC C104)  Existing hydrants in the area may be used to meet th e required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1)  Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the Fire Marshal.  Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire Marshal.  Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Fire Marshal. 18. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507) 19. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1) 20. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 21. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312) 22. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 23. FIRE DEPARTMENT CONNECTION (FDC) LOCATIONS: FDCs shall be located within 100 feet of a fire hydrant (or as approved). Hydrants and FDC’s shall be located on the same side of the fire apparatus access roadway o r drive aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as otherwise approved. (OFC 912.2.1 & NFPA 13)  Fire department connections (FDCs) shall normally be located remotely and outside of the fall-line of the building when required. FDCs may be mounted on the building they serve, when approved .  FDCs shall be plumbed on the system side of the check valve when sprinklers are served by underground lines also serving private fire hydrants. BUILDING ACCESS AND FIRE SERVICE FEATURES 24. EMERGENCY RESPONDER RADIO COVERAGE: In new buildings where the design reduces the level of radio coverage for public safety communications systems below minimum performance levels, a distributed antenna system, signal booster, or other method approved by TVF&R and Washington County Consolidated Communications Agency shall be provided. (OSSC 915.1, OFC 510.1, and Appendix F) http://www.tvfr.com/DocumentCenter/View/1296. a. Emergency responder radio system testing and/or system installation is required for this building. Please contact me (using my contact info below) for further information including an alternate means of Commercial/Multi-Family 3.3.1 – Page 4 compliance that is available. If the alternate method is preferred, it must be requested from TVF&R prior to issuance of building permit. 25. KNOX BOX: A Knox Box for building access may be required for stru ctures and gates. See Appendix B for further information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and instructions regarding installation and placement. (OFC 506.1) 26. FIRE PROTECTION EQUIPMENT IDENTIFICATION: Rooms containing controls to fire suppression and detection equipment shall be identified as “Fire Control Room.” Signage shall have letters with a minimum of 4 inches high with a minimum stroke width of 1/2 inch, and be plainly legible, and contrast with its background. (OFC 509.1) 27. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property, including monument signs. These num bers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, John Wolff Deputy Fire Marshal II John.Wolff@tvfr.com Cc: File http://www.tvfr.com/DocumentCenter/View/1296 EXHIBIT A Oak Street Apartments; Tigard, OR 2/6/17 EXHIBIT B A.G. SPANOS COMPANIES -Founded in 1960 by Alex G. Spanos. -Third generation family owned and operated development company. -Multiple U.S. regional operations from coast to coast, including our newest office location right here in Tigard, OR. -Successfully enhanced and partnered with multiple communities nationwide. -With over 100,000 luxury residences completed to date. ELEMENT 47 DENVER, COLORADO 265 Units FIORI ESTATES ROHNERT PARK, CALIFORNIA 244 Units CATANIA BROOMFIELD, COLORADO 297 Units QUINN CROSSING VACAVILLE, CALIFORNIA 222 Units Lowered Building Height by One Floor Centralized Amenity Spaces Enhanced the Active Frontage Enhanced the Wetland 4:1 Ratio Balconies Included on Each Unit Increased Covered Parking from 59 to 121 Increased Overall Parking Ratio from 1.47 to 1.54 per unit OAK STREET APARTMENTS TIGARD, OREGON 187 Units Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Site Plan Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 PET SPA INTEGRATED BENCH RESIDENT GREAT ROOMGREEN SCREEN LEASING BIKE ROOM / SHOP STOREFRONT DISPLAY BOX MAIL / LOBBY Oak Street Apartments; Tigard, OR 2/6/17 OVERLOOK DECK FITNESS PRIVATE BALCONIES BUILDING A BUILDING B Oak Street Apartments; Tigard, OR 2/6/17 VIEW FROM NORTHWEST Oak Street Apartments; Tigard, OR 2/6/17 VIEW TOWARDS LEASING, AMENITY, AND ENTRY Oak Street Apartments; Tigard, OR 2/6/17 VIEW TOWARDS ENTRY AND POOL Oak Street Apartments; Tigard, OR 2/6/17 STREETSCAPE VIGNETTE Oak Street Apartments; Tigard, OR 2/6/17 STREETSCAPE PERSPECTIVE Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Building Plans Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Landscape Plans Oak Street Apartments; Tigard, OR 2/6/17 Landscape Plan Oak Street Apartments; Tigard, OR 2/6/17 Landscape Plan Oak Street Apartments; Tigard, OR 2/6/17 Utility/Grading Plan Oak Street Apartments; Tigard, OR 2/6/17 Utility Plan Oak Street Apartments; Tigard, OR 2/6/17 Grading Plan Oak Street Apartments; Tigard, OR 2/6/17 Grading Sections Oak Street Apartments; Tigard, OR 2/6/17 Misc Exhibits Oak Street Apartments; Tigard, OR 2/6/17 Transportation Study Area Study Intersection Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17 Oak Street Apartments; Tigard, OR 2/6/17