SUB2014-00006 City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT
III _ � Request Permit Action
1 1 k;A l:1) 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.718.2439 • www.tigard-or.gov
TO: CITY OF TIGARD
Building Division Services Supervisor
13125 SW Hall Blvd.,Tigard, OR 97223
Phone: .718.2430 Fax: 503.598.1960 www.tigard-or.gov
FROM: Owner ❑ Applicant ❑ Contractor Rfiry Staff
(check one)
REFUND OR Name: IAA INVOICE TO: (Business or Individual) ¢4icg,( / s Z G
Mailing Address: 1)-700 NA' Coyne`/ 2d,
City/State/Zip: allhoW 57QLoL 5
Phone No.: 5 3-- 7/5�-2 3g3
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1):
❑ i • VOID PERMIT APPLICATION.
MrREFUN I ' RMIT FEES (attach copy of original receipt and provide explanation below).
2 • V •ICE FOR FEES DUE (attach case fee schedule and provide explanation below).
❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not cancel permit).
Permit #: S!/6 ao/g-000,
Site Address or Parcel #: -
.),33 St E/ Si
Project Name: kyteni g".7 SO6
Subdivision Name: Lot #:
EXPLANATION: 0 `c' 4141*44" ene.a141 pefrliV a yr,a vv bt/
X 7S"/ o S rid d/L� 144 IL c4,dal. Mill./ ct 11 ,E D� 1. �. - l
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Signature: ' Date: - /5V o kart
Print Name: F1 '�
Refund Policy
1. The Community Development Director or Building Official may authorize the refund of:
a) any fee which was erroneously paid or collected.
b) not more than 80%of the land use application fee when an application is withdrawn or canceled before any review effort has been expended.
c) not more than 80%of the land use application fee for issued permits.
d) not more than 80%of the building plan review fee when an application is canceled before any plan review effort has been expended.
e) not more than 80%of the building permit fee for issued permits prior to any inspection requests.
2. All refunds will be returned to the original payer in the form of a check. Please allow 3-4 weeks for processing refund requests.
FOR OFFICE USE ONLY
Rte to Sys Admin: Date By , Rte to Admin: Date ry sf /,' By ''
Refund Processed: Date f j// / By ,AA Invoice Processed: Date _ By
Permit Canceled: Date 5// By - f, _ Parcel Tv Added: Date By
Receipt# Date Method Amount$
I:\Building\Forms\RegPermitAction_062614.doc
T I GARS
City of Tigard
September 18, 2014
Westwood Homes LLC
12700 NW Cornell Rd
Portland, OR 97229
Re:Permit No. SUB2014-00006
Dear Applicant:
The City of Tigard has processed a refund for overpayment of permit fees on the above
referenced permit for the following:
Site Address: 15233 SW 81"
Project Name: Hoggans Park Subdivision
Job No.: N/A
Refund: ® Check#215008 in the amount of$751.00.
❑ Credit card "return" receipt in the amount of$
❑ Trust account"deposit"receipt in the amount of$
Notes: Refund of overpayment of application fees.
If you have any questions please contact me at 503.718.2430.
Sincerely,
"C:6," 'X.--
Dianna Howse
Building Division Services Coordinator
Enc.
I:\Building\RefunaW nrtXottat Ahl§Cb,e'pTi ri j gon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov
irrCity of Tigard
TIGARD Accela Refund Request
This form is used for refund requests of land use, development engineering and building permit
application fees. Receipts, documentation and the Request.for Permit Action form (if applicable) must
be attached to this request form. Refund requests are due to Accela System Administrator by
each Wednesday at 5:00 PM. Please allow up to 3 weeks for processing of refunds. Accounts
Payable will route refund checks to Accela System Administrator for distribution to applicant.
PAYABLE TO: Westwood Homes LLC DATE: 9/10/2014
12700 NW Cornell Rd
Portland, OR 97229 REQUESTED BY: Dianna Howse
JF
TRANSACTION INFORMATION:
Receipt#: 197470 Case#: SUB2014-00006
Date: 9/3/2014 Address/Parcel: 15233 SW 81st
Pay Method: Check Project Name: Hoggans Park Subdivision
EXPLANATION: Refund overpayment of land use application fees per John Floyd.
REFUND INFORMATION:
Fee Description From Receipt Revenue Account No. Refund
Example: Building Permit Fee Example: 2300000-43104 $Amount
Cash Over 100-0000-48001 S-51.111)
TOTAL REFUND: $751.00
APPROVALS: SIGNATURESS DATE:
>4524 If under$5,000 Professional Staff / 7(
If under$12,500 Division Manager
If under$25,500 Department Manager
If under$50,000 City Manager
If over$50,000 Local Contract Review Board
-FOR-TIDEMARK-- FOR-TIDEMARK SYSTEM ADMINISTRATION_USE_O 1 Y �.._ ... .
Case Refund Processed: Date: 51/,, B • Eteir
1:\Building\Refunds\RefundRequest.doe x 09/01/2010
NOTICE OF TYPE II DECISION
SUBDIVISION (SUB) 2014-00006
HOGGANS PARK SUBDIVISION T I GARD
120 DAYS = 1/28/2015
SECTION I. APPLICATION SUMMARY
FILE NAME: HOGGANS PARK SUBDIVISION
CASE NOS.: Subdivision (SUB) SUB2014-00006
REQUEST: The applicant is requesting approval for a twelve lot subdivision on a 1.8 acre, three parcel
site located on the southwest corner of SW Ross Street and SW 81st Avenue. The
development will be served by the existing SW Ross Street and SW 81' Avenue as well as
the extension of SW Norfolk Lane to the east, connecting to SW 81st Avenue.
APPLICANT: SFA Design Group,LLC
Matthew Sprague
9020 SW Washington Square Drive, Suite 505
Tigard, OR 97223
OWNER 1: Rick and Gayle Hoggan
15233 SW 81St Avenue
Tigard, OR 97223
LOCATION: 15233 SW 81st Avenue;WCTM 2S112CB,Tax Lot 00501
8200 SW Ross Street;WCTM 2S112CB,Tax Lot 00600
No street address;WCTM 2S112CB,Tax Lot 00500
ZONE: R-7: medium-density residential district. The R-7 zoning district is designed to accommodate
attached single-family homes, detached single-family homes with or without accessory
residential units, at a minimum lot size of 5,000 square feet,and duplexes, at a minimum lot
size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright.
Some civic and institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapter 18.390, 18.430, 18.510, 18.705, 18.715, 18.725,
18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
`ice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
nary subdivision request subject to certain conditions of approval. The findings and conclusions on which
'on is based are noted in Section VI of this decision.
CONDITIONS OF APPROVAL
..ION PAGE I OF 23
HOGGANS PA1UK SUBDIVISION
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the COMMUNITY DEVELOPMENT DEPARTMENT
ATTN:Agnes Kowacz, 503-718-2427. 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.
4. Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets
the requirements of Urban Forestry Manual Section 11,Part 2.
5. Prior to issuance of the PFI permit, the applicant shall submit a revised site plan showing a new
hydrant at the extension of SW Norfolk Lane.
Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and
approval:
6. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to
cover street, drainage, and utility improvements and any other work in the public right-of-way. Five (5) 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).
a. 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, Ti C, 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 document.
b. 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,February 2003 edition (and any subsequent versions or updates)".
7. Prior to issuance of a PFI permit the applicant shall provide a preliminary access report which verifies that
design of all site driveway and street connections are safe by meeting appropriate standards such as roadway
geometric standards and sight distance.
NOTICE OF DECISION PAGE 2 OF 23
SUB2014-00006-I IOGG,-NS PARK SUBDIVISION
8. Prior to issuance of a PFI permit, the applicant shall obtain city approval of a preliminary plat showing
sufficient right-of-way dedication to provide a public right-of-way half-width of at least 30 feet along the
frontage of the subject property along SW Ross Street, a half-width of at least 27 feet along 81st Avenue,and a
full width of at least 42 feet for the new street (extension of SW Norfolk Lane). An eight foot public utility
easement shall be provided along the abutting property frontages.
9. Prior to issuance of a site permit the applicant shall obtain city approval of design plans for:
(A) Improvements of the new street with a curb, 28-paved width, 6-foot wide sidewalk, street trees
and lights; and
(B) improvements of SW Ross Street with a curb, 20-foot paved width from centerline, 6-foot wide
sidewalk, street trees and lights; and
(C) improvements of SW 81"Avenue with a curb, 16-foot paved width from centerline, 5-foot wide
sidewalk, 5-foot planter with street trees and lights; and
(D)underground existing overheard utilities along SW Ross Street.
10. Prior to issuance of a PFI permit, the applicant shall obtain approval from the City Engineer and other
appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream
impacts.
11. Prior to issuance of a PFI permit the applicant shall obtain approval from the city engineer and other
appropriate agencies of the final stormwater report and the final design of the storm drainage system to
serve the site and any downstream impacts.
12. Prior to issuance of a PFI permit, the applicant shall provide approval from Tualatin Valley Fire & Rescue
(1'VF&R) for access,hydrant placement and fire flow test.
13. Prior to issuance of a PFI permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izatt,
Public Works).
14. Prior to issuance of a PFI permit, the applicant shall obtain approval from the City of Tigard for the proposed
water system and connections and any offsite improvements necessary to accommodate this service.
15. Prior to issuance of a PFI permit, the applicant shall obtain city and Clean Water Services (CWS) approval of
design plans for water quality and detention as required by Clean Water Services Design and Construction
Standards and the City of Tigard and shall address potential downstream drainage issues, and shall include a
proposed maintenance plan.
16. Prior to issuance of a site permit, a final grading plan shall be submitted showing the existing and proposed
contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded
to insure that surface drainage is directed to the street or a public storm drainage system approved by the
Engineering Department. For situations where the back portions of lots drain away from a street and toward
adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey
runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural
slopes between 10°% 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.
17. Prior to issuance of a PFI permit the applicant shall obtain a 1200-C or 1200-C-N General Permit issued by the
City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act and comply with all other applicable
erosion control requirements.
NOTICE OF DECISION PAGE 3 OF 23
SUB201400006-I IOGGANS PARK SUBDIVISION
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and
approval:
18. Prior to final plat approval,the applicant's engineer shall obtain city approval of a final access report that
verifies design of driveways and streets are safe by meeting standards for adequate sight distance and other
appropriate design parameters.
19. Prior to final plat approval, the applicant shall dedicate additional right-of-way to provide 30 feet from
centerline on SW Ross Street, 27 feet from centerline on SW 81'Avenue and 42 feet of full right-of-way
width for the new street (extension of SW Norfolk Avenue) on the final plat. The applicant shall complete
all improvements as listed in condition 9.
20. Prior to final plat approval, the applicant shall obtain approval from the city engineer and other appropriate
agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream
impacts.
21. Prior to final plat approval, the applicant shall obtain approval from the city engineer and other appropriate
agencies of the construction of the storm drainage system (including maintenance plans) to serve the site
and mitigation of any downstream impacts.
22. Prior to final plat approval, the applicant shall obtain approval from the Tualatin Valley Water District and
the city engineer of the construction of the water system to serve the site and any offsite improvements
necessary to accommodate this service.
23. Prior to final plat approval, all aspects of the proposed infrastructure (such as transportation, storm
drainage, sanitary sewer,water, utility, etc.) shall be in place and operational with accepted maintenance
plans. The developer's engineer shall provide written certification that all improvements,workmanship and
materials are in accord with current and standard engineering and construction practices, and are of high
grade,prior to city acceptance of the subdivision's improvements or any portion thereof for operation and
maintenance.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and
approval:
24. Prior to issuance of building permits,the applicant shall submit a paper copy of the final recorded plat.
25. Prior to issuance of building permits, all elements of the proposed infrastructure (such as transportation,
sanitary sewer, storm drainage,water, etc.) shall be in place and operational with accepted maintenance
plans. The developer's engineer shall provide written certification that all improvements,workmanship and
materials are in accord with current and standard engineering and construction practices, and are of high
grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and
maintenance.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
NOTICE OF DECISION PAGE 4 OF 23
SUB2014-00006-I TOGG ANS PARK SUBDIVISION
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Information and Proposal Description:
The applicant is requesting subdivision approval for a twelve lot subdivision of a 1.8 acre, three parcel site located
on the southwest corner of SW Ross Street and SW 81st Avenue. The site is relatively flat. The three parcel site
includes two existing single family residences and accessory structures; all structures with the exception of the house
located at 15233 SW 81st Avenue will be demolished.The development will be served by the existing SW Ross Street
and SW 81st Avenue as well as the extension of SW Norfolk Lane to the east, connecting to SW 81`t Avenue.
Site History:
The north parcel (8200 SW Ross Street) is currently developed with a single family residence and an accessory
structure. The south parcel (15233 SW 81st Avenue) is developed single family residence, which is proposed to be
retained. The middle parcel (no street address) is developed with an accessory structure. A search of City records
found a home occupation permit (HOP2010-0009) that was approved for the residence at 15233 SW 81"Avenue.
No other land-use cases associated with the subject parcels were found.
Vicinity Information:
The site is zoned R-7. Properties to the north and east are zoned R-4.5 and properties to the south and west are
zoned R-7. The area is primarily single family neighborhoods with minimum lot sizes ranging from 5,000 square feet
to 7,500 square feet.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
A notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site
boundaries on October 16, 2014. The City received a letter dated October 24, 2014 from Debra Byes expressing
concerns regarding the current conditions of SW Ross Street and SW 81st Avenue. No other public comments were
received.
RESPONSE: The letters were forwarded to the applicant. As stated in the decision, improvements meeting city
standards,will be required along both SW 81st Avenue and SW Ross Street.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the criteria applicable to this decision in the order in which they are addressed:
A. Applicable Development Standards
18.430 Subdivisions
18.510 Residential Zoning Districts
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
B. Impact Study
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
NOTICE OF DECISION PAGE 5 OF 23
SUB2014-0U(X)G-HOGGANSPARK SUBDI\1S1 )N
A. APPLICABLE DEVELOPMENT STANDARDS
18.430 SUBDIVISIONS
18.430.020 General Provisions
D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the
underlying zoning district as long as the average lot area for all lots is not less than allowed by the
underlying zoning district. No lot created under this provision shall be less than 80% of the
minimum lot size allowed in the underlying zoning district.
The minimum lot size for the R-7 zoning district is 5,000 square feet. The largest lot created with the proposed
subdivision (Lot 11) will be 6,901 square feet and the smallest lot (Lots 3) will be 4,481 square feet, which is 80% of
the minimum allowed. The average for all the lots is 5,040 square feet. This standard is met.
18.430.040 Approval Criteria: Preliminary Plat
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;
Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in the
following sections of this decision and have been shown to either comply with the applicable zoning ordinance and
other applicable ordinances and regulations or may be conditioned to meet regulations through this decision.
2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter
92;
According to the Washington County Surveyor, the proposed plat name, "Hoggans Park," has been reserved (by
Linda Rigutto, dated 8/5/14). This standard is met.
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.
The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the
proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards;
Section 18.810. This standard is met.
FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval standards for
subdivisions.
18.510 RESIDENTIAL ZONING DISTRICTS
The site is located in the R-7: Low-density residential zoning district.
The R-4.5 zoning district has the following dimensional requirements:
NO'I'IC] 01,DI.CISION PAGE:G OF 23
SUB2O14-MI )6-I IOGGANS PARK SUBDIVISION
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-7 Proposed
Minimum Lot Size 4,481 sq.ft.min
Detached unit 5,000 sq.ft. 6,901 sq.ft.max.
Average Minimum Lot Width,Detached Units 50 ft. 50 ft.
Maximum Lot Coverage 80% [11 Verified at BUP
Minimum Setbacks
Front yard 15 ft. Verified at BUP
Side facing street on corner&through lots 10 ft. Verified at BUP
Side yard 5 ft. Verified at BUP
Rear yard 15 ft. Verified at BUP
Side or rear yard abutting more restrictive zoning district N/A. N/A
Distance between property line and front of garage 20 ft. Verified at BUP
Maximum Height 35 ft. Verified at BUP
Minimum Landscape Requirement 20% Verified at BUP
Ifl Lot coverage includes all buildings and impervious areas.
According to the applicant's site plan, the proposed lots range in size from 4,481 square feet to 6,901 square feet.
Through the use of lot averaging (TDC 18.430.020.D), lots may be less than the allowed minimum lot size, provided
that each lot is not less than 80% of the minimum lot size of that zone and the average for all lots is not less than the
minimum lot size. In this case, lots cannot be less than 4,000 square feet. Compliance with setbacks, building height
and minimum landscape requirements will be verified prior to the issuance of building permits at the time of site plan
review for individual lots.However,each lot has sufficient space to locate a home within required setbacks.
FINDING: Based on the analysis above, development standards in the R-7 residential zone have been met or
will be verified at the time of building permit issuance.
18.705 ACCESS, EGRESS,AND CIRCULATION
18.705.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including the
construction of new structures, the remodeling of existing structures (see Section 18.360.050), and
to a change of use which increases the on-site parking or loading requirements or which changes
the access requirements.
The proposal is a twelve lot subdivision,which is considered development; therefore these provisions apply.
18.705.030 General Provisions
D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect
directly with a public or private street approved by the city for public use and shall be maintained at
the required standards on a continuous basis.
As shown on the applicant's site plan, all lots will take access from an existing street (SW Ross Street or SW 81 `
Avenue) or the extension of SW Norfolk Lane that connects to SW 81"Avenue to the east. This standard is met.
H. Access management.
1. An access report shall be submitted with all new development proposals which verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration
NOTICE OF DECISION PAGE 7 OF 23
SUB20140(II5)6—I-IOGGANS PARK SUBDIVISION
standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction
of facility).
Access to the subdivision is provided by the extension of a public street, SW Norfolk Lane connecting to SW 81st
Avenue, a local street. Access will also be provided off of SW Ross Street, a neighborhood route. The proposed
access meets the standards.
Applicant's engineer, Brent Fitch, has submitted an August 26, 2014, preliminary sight distance certification
showing the adequacy of sight distance along SW 81'Avenue. The sight distance to the south was found to be
barely adequate but could be improved by removal of vegetation. This standard is met and will be conditioned to
assure compliance at construction. The following conditions of approval will be applied to the decision:
Prior to issuance of a site permit, the applicant shall provide a preliminary access report that verifies
that design of all site driveways and street connections (including new driveway connections to new
streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight
distance).
Upon completion of the improvements, the applicant's engineer shall submit a final access report to
City engineering staff that verifies design of driveways and streets to be used by site traffic are safe
by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and
AASHTO. The applicant shall obtain approval of this report prior to final plat approval.
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 proposed access onto SW 81st Avenue is more than 350 feet from and outside the queuing and influence area
of any collector or arterial street. This standard does not apply.
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 81st Avenue is a local street which requires spacing of 125 feet. The closest street to SW Norfolk Lane is SW
Ross Street. The spacing exceeds 125 feet therefore, these standards are 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 18.705.1
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
NOTICI;OF DI?CISION P:AGI 8 OF 23
SUB2014-00 06-1I000,ANSPARKSUBDIVISION
RESIDENTIAL USE (6 or fewer Min. Number of Min.Access Width Min. Pavement
units) Number Dwelling Unit/Lots Driveways Required Width
1 or 2 1 _ 15' 10'
3-6 1 20' 20'
The proposed vehicular access and egress for the project is consistent with the minimum 10-foot paved driveway
within a 15-foot-wide access way. This standard is met.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards are not fully met but
can be with added conditions of approval.
18.715 DENSITY COMPUTATIONS
18.715.010 Purpose
The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for
determining the number of dwelling units permitted.
18.715.020 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area(s) from the total site acres:
1. All sensitive land areas:
a. Land within the 100-year floodplain,
b. Land or slopes exceeding 25%,
c. Drainage ways, and
d. Wetlands,
e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard
"Significant Tree Grove Map" or "Significant Habitat Areas Map";
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Single-family development: allocate 20% of gross acreage,
b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive
area;
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
As shown in the following density computation, the maximum number of units is 11 new units.
Residential Density Calculations
Buildable Land Area
Gross Area (SF) 78,408
Subtractions
1. Sensitive Land Areas 0
2. Park Dedications 0
3. Public Rights-of-Way (actual) -12,684
NOTICE 01.DI (:ISION P,AG1?9 01,23
SUB201.1-00 e -1I000;ANS PAM<SUBDIVISION
5. Area for Existing House -6,901
Subtotal:Subtractions -19,585
Density Transfer(38,407 x .25) 0
Net Buildable Land Area 58,823
Maximum Residential Units Calculation
Net Buildable Land Area 58,823
(divide by) Minimum Lot Area in R- 5,000
4.5 Zone
Maximum Residential Units 11.76
Minimum Residential Units Calculation
Maximum Number of Units 38.44
Allowed
(multiply by) 0.8 80%
Minimum Residential Units 9.41
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).
As shown above, the minimum number of units is 9 and the proposal is for 11 new units. This standard is met.
FINDING: According to the computation above, both the standards for maximum number of lots and the
minimum number of lots is met by the proposal.
18.745 LANDSCAPING AND SCREENING
18.745.040 Street Trees
A. Street trees shall be required as part of the approval process for Conditional Use (Type III),
Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned
Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III)
permits.
B. The minimum number of required street trees shall be determined by dividing the linear amount of
street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the
minimum number of required street trees shall be determined by rounding to the nearest whole
number.
C. Street trees required by this section shall be planted according to the Street Tree Planting
Standards in the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the Street
Tree Soil Volume Standards in the Urban Forestry Manual.
E. Street trees required by this section shall be planted within the right of way whenever practicable
according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be
planted no more than 6 feet from the right of way according to the Street Tree Planting Standards
in the Urban Forestry Manual when planting within the right of way is not practicable.
F. An existing tree may be used to meet the street tree standards provided that:
1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is
either within the subject site or within the right of way immediately adjacent to the subject site;
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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.
According to the applicant's narrative and site plan, a total of 1,000 lineal feet of frontage is proposed with the
development. The total lineal feet calculation includes the frontage on SW Ross Street, the frontage on SW 81"
Avenue and the extension of SW Norfolk Lane through the development to SW 81'Avenue. A total of 25 street
trees are required for this proposal. The site plan shows 25 proposed street trees. This standard is met.
FINDING: Based on the analysis above, the Landscaping and Screening standards have been fully met.
18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS
18.765.030 General Provisions
B. Location of vehicle parking. The location of off-street parking will be as follows:
1. Off-street parking spaces for single-family and duplex dwellings and single-family attached
dwellings shall be located on the same lot with the dwellings.
Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met.
18.765.070 Minimum and Maximum Off-Street Parking Requirements
H. Specific requirements. See Table 18.765.2.
FINDING: Table 18.765.2 requires 1 parking space per dwelling unit. The applicant is proposing more than
one parking space per unit. One space will be located within an attached garage, and at least one
other space will be provided within the driveway, consistent with this standard.
18.790 URBAN FORESTRY PLAN
18.790.030 Urban Forestry Plan Requirements
A. Urban forestry plan requirements. An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a
person that is both a certified arborist and tree risk assessor (the project arborist), except for
minor land partitions that can demonstrate compliance with effective tree canopy cover and soil
volume requirements by planting street trees in open soil volumes only;
An Urban Forestry Plan prepared/approved by a Certified Arborist/ Tree Risk Assessor has been provided. This
standard is met.
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2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual
(UFM);
A tree preservation and removal plan was submitted identifying all trees proposed for preservation and for removal.
The plan meets the tree preservation and removal standards; this standard is met.
3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and
A canopy site plan was provided that identifies the canopy of existing open grown trees and proposed trees to be
planted. According to the supplemental report, the native soils at the site are both deep and capable of supporting
healthy tree growth. No soil improvements are proposed. The project arborist has signed the Urban Forestry site
plan and attested that the plan meets the tree canopy site plan standards. This standard is met.
4. Meet the supplemental report standards in the Urban Forestry Manual.
A supplemental report was prepared by the project arborist, Morgan Holen; Morgen Holen &Associated, LC. The
report includes the required inventory data for the existing open grown trees (UFM Section 10, Part 3, Subsection
D), the effective canopy cover summary, and protection measures, consisting of a 5 foot fence secured to the
ground located along the dripline of preserved trees which shall be in place prior to any site work.
As submitted, the project meets the effective tree canopy in accordance with UFM Section 10, Part 3. Because the
site is zoned R-7, the required effective tree canopy is 40% for the entire site and 15%per lot. According to the
supplemental report, the entire development site is 65,469 square feet (40% coverage= 26,188). As stated in the
report and shown on the tree canopy plan, the qualifying mature tree canopy area provided is 57,179 or 87%; this
standard is met. The minimum 15% canopy per lot is also met.
B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent
effective tree canopy cover will not be provided through any combination of tree planting or
preservation for the overall development site (excluding streets) or that the 15% effective tree
canopy cover will not be provided through any combination of tree planting or preservation for any
individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development
site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall
provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee
calculation requirements in the Urban Forestry Manual.
The site meets the canopy requirements; therefore, this standard does not apply.
FINDING: Based on the analysis above, the urban forestry plan requirements have been fully met.
18.790.060 Urban Forestry Plan Implementation
C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site
plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved
urban forestry plan shall be guaranteed and required according to the tree establishment
requirements in Section 11, part 2 of the Urban Forestry Manual.
FINDING: The applicant's proposal does not address tree establishment. Therefore, a condition of approval is
added for the applicant to provide a tree establishment bond that meets the requirements of the
Urban Forestry Manual Section 11, Part 2.
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D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban
forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of
stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report
(per Section 18.790.030.A.4) of a previously approved urban forestry plan.
Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant
shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban
forestry plan. This can be met through a condition of approval.
FINDING: Based on the analysis above, the applicable urban forestry inventory standards have not been fully
met but can be with added conditions of approval.
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 site plan shows the visual clearance areas where the extension of SW Norfolk Lane connects to
SW 81" Avenue. New home construction and driveways on each of the proposed lots will be
required to meet the applicable visual clearance triangle requirement. Prior to issuance of building
permits, visual clearance will be ensured through site plan review. This standard is met.
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.
The proposed subdivision will have a street extension of SW Norfolk Lane that connects to SW 81'Avenue. All
lots will front a public street. This standard is met.
E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street plan,
or as needed to continue an existing improved street or within the Downtown District, street right-
of-way and roadway widths shall not be less than the minimum width described below. Where a
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range is indicated, the width shall be determined by the decision-making authority based upon
anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by
resolution, design standards for street construction and other public improvements. The design
standards will provide guidance for determining improvement requirements within the specified
ranges.) These are presented in Table 18.810.1
The northern frontage of the site is adjacent to SW Ross Street which is classified as neighborhood route by the Tigard
Transportation System Plan. The existing right-of-way varies from the centerline from approximately 20 feet to 30 feet,
according to the most recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 30 feet
from centerline on SW Ross Street along the frontage of the subject property on the final plat.
The eastern frontage of the site is adjacent to SW 81st Avenue,which is classified as a local street by the Tigard
Transportation System Plan. The existing right-of-way from the centerline is approximately 25 feet,according to the
most recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 27 feet from centerline
on SW 81st Avenue along the frontage of the subject property on the final plat.
SW Norfolk Lane is stubbed to the western boundary of the site and is proposed to be extended through the site to
SW 81`t.Avenue. The street is improved with a 6-foot sidewalk, 28-foot paved width within a 42-foot right-of-way.
Standard right-of-way width for a local street is 57 feet. The TMC at 18.810.030 E. permits a lesser width where it
is needed to continue an existing street. The proposed street extension is allowed.
Prior to issuance of site permit, the applicant shall obtain design approval of the following improvements:
(A) Improvements of the new street with a curb, 28-paved width, 6-foot wide sidewalk, street trees
and lights; and
(B) improvements of SW Ross Street with a curb, 20-foot paved width from centerline, 6-foot wide
sidewalk, street trees and lights; and
(C) improvements of SW 81"Avenue with a curb, 16-foot paved width from centerline, 5-foot wide
sidewalk, 5-foot planter with street trees and lights; and
(D)underground existing overheard utilities along SW Ross Street.
Prior to final plat approval, the above mentioned improvements shall be constructed.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include other parcels within 530 feet surrounding and adjacent
to the proposed land division. At the applicant's request, the city may prepare a future streets
proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time
involved.A street proposal may be modified when subsequent subdivision proposals are
submitted.
b. Identify existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets
shall be extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-
sac since they are intended to continue as through streets at such time as the adjoining property
is developed.
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b. A barricade shall be constructed at the end of the street by the property owners which shall
not be removed until authorized by the city engineer, the cost of which shall be included in the
street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub
street in excess of 150 feet in length.
The SW Norfolk Lane stub will be extended to SW 81st Avenue. This standard is met.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is required
except where prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other restrictions existing prior to May
1, 1995 which preclude street connections.A full street connection may also be exempted due to
a regulated water feature if regulations would not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circulation when not precluded by environmental or
topographical constraints, existing development patterns or strict adherence to other standards
in this code. A street connection or extension is considered precluded when it is not possible to
redesign or reconfigure the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In
the case of environmental or topographical constraints, the mere presence of a constraint is not
sufficient to show that a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing or
planned transit stops, commercial services, and other neighborhood facilities, such as schools,
shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide short, direct
travel routes and minimize travel distances within the development.
The application proposes the extension of SW Norfolk Lane across the subject property to SW 81"Avenue,resulting in
a new street connection from SW 84`''Avenue to SW 8i Avenue.
The spacing between SW 83rd Avenue and SW 81'Avenue along SW Ross Street is about 400 feet. The extension of
SW Norfolk Lane will reduce street spacing along SW 81" Avenue to 180 feet to SW Ross Street and 255 feet to SW
Kenton Drive. This standard is met.
N. Grades and curves.
1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street
(except that local or residential access streets may have segments with grades up to 15% for
distances of no greater than 250 feet); and
2. Centerline radii of curves shall be as determined by the city engineer.
All street grades are less than 12%. No grade changes are proposed to existing streets. This standard is met.
18.810.040 Blocks
A. Block design. 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.
B. Sizes.
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SW-Mid-00006-I JOGG\NS BARK SUBDIVISION
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the
centerline of the streets except:
a. Where street location is precluded by natural topography,wetlands, significant habitat areas
or bodies of water, or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads.
c. For nonresidential blocks in which internal public circulation provides equivalent access.
2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when
full street connection is exempted by paragraph 1 of this subsection B. 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.
The block to be created by extension of SW Norfolk Lane, SW 81"Avenue, SW Ross Street, and SW 831d Avenue has a
perimeter of approximately 1,106 feet. This standard is met.
18.810.050 Easements
A. Easements. Easements for sewers, drainage,water mains, electric lines or other public utilities shall
be either dedicated or provided for in the deed restrictions, and where a development is traversed
by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-
of-way conforming substantially with the lines of the watercourse.
B. Utility easements. A property owner proposing a development shall make arrangements with the
city, the applicable district, and each utility franchise for the provision and dedication of utility
easements necessary to provide full services to the development. The city's standard width for
public main line utility easements shall be 15 feet unless otherwise specified by the utility company,
applicable district, or city engineer.
All easements,including an 8 foot public utility easement, shall be recorded with the final plat. This standard is met.
18.810.060 Lots
A. Size and shape. Lot size,width, shape and orientation shall be appropriate for the location of the
development and for the type of use contemplated, and:
1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions.
2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than
1-1/2 times the minimum lot size of the applicable zoning district.
The proposed lots do not contain any part of existing or proposed right of way. All lots meet the depth/width
requirements. This standard is met.
C. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of
at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0
applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot
frontage shall be at least 15 feet.
All proposed lots have a minimum frontage of 25 feet onto a public street. This standard is met.
C. Through lots. Through lots shall be avoided except where they are essential to provide separation of
residential development from major traffic arterials or to overcome specific disadvantages of
topography and orientation, and:
1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and
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2. All through lots shall provide the required front yard setback on each street.
No through lots are proposed. This standard does not apply.
D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon
which the lots front.
All lots,where practical, contain right angles to the street,with the exception of corner lots. This standard is met.
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 proposed plans show sidewalks that meet city standards along the frontage of SW Ross Street, SW 81"Avenue
and along the extension of SW Norfolk Lane. 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.
Public sewer is available from the surrounding streets as shown on the submitted composite utility plans.
Connection fees shall be paid for each sanitary sewer connection. All aspects of the sanitary sewer system design
shall be approved prior to obtaining a site permit, and shall be complete and approved prior to plat approval. No
other properties have been identified that would need to be served through the subject property.
This standard can be met through the following condition of approval:
Prior to issuance of a PFI permit, the applicant shall obtain approval from the City Engineer and
other appropriate agencies for the final design of the sanitary sewer system to serve the site and any
downstream impacts.
Prior to final plat approval, the applicant shall obtain approval from the City Engineer and other
appropriate agencies of the construction of the sanitary sewer system to serve the site and mitigation
of any downstream impacts.
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18.810.100 Storm Drainage
A. General provisions. The director and city engineer shall issue a development permit only where
adequate provisions for stormwater and floodwater runoff have been made, and:
1.The storm water drainage system shall be separate and independent of any sanitary sewerage
system;
2.Where possible, inlets shall be provided so surface water is not carried across any intersection or
allowed to flood any street; and
3.Surface water drainage patterns shall be shown on every development proposal plan.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to
accommodate potential runoff from its entire upstream drainage area, whether inside or outside the
development, and the city engineer shall approve the necessary size of the facility, based on the
provisions of Design and Construction Standards for Sanitary and Surface Water Management (as
adopted by the Unified Sewerage Agency in 1996 and including any future revisions or
amendments).
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.
Storm drainage will be provided by extending storm drains to an existing line in SW 81"Avenue south of the site.
There are no apparent significant upstream drainage ways that impact this development. The applicant shall design
the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All
aspects of the storm drainage system shall be complete and approved prior to plat approval.
The applicant shall provide stormwater detention in accordance with Clean Water Services and City of Tigard
requirements. The applicant will need to obtain city approval of the specific detention facilities, calculations
showing the adequacy, easements providing for access to these facilities, and all other aspects of the detention
system prior to issuance of the PFI permit, and all aspects of the stormwater system shall be complete prior to plat
approval.
A combined water quality swale and detention facility is proposed in a tract at the northwest corner of SW Norfolk
Lane and SW 81'Avenue. Preliminary calculations show that the parcel is sufficient for the proposed facilities.
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
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SUB2111400006-1I )GGANSPati'SUBDIVISION
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide the
underground services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in streets by the
developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street improvements
when service connections are made.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed
to take place on a street where existing utilities which are not underground will serve the
development and the approval authority determines that the cost and technical difficulty of
under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the
development. The determination shall be on a case-by-case basis. The most common, but not the
only, such situation is a short frontage development for which undergrounding would result in
the placement of additional poles, rather than the removal of above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground and
which are located across a public right-of-way from the applicant's property shall pay the fee in-
lieu of undergrounding.
There are existing overhead utility lines along the frontage of SW Ross Street,which shall be placed underground.
All new utilities serving the subject property shall be placed underground.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safety:
The applicant shall provide approval from Tualatin Valley Fire & Rescue (1'VF&R) for access and hydrant
placement prior to issuance of the PFI permit.
Public Water System:
City Of Tigard provides service in this area. The applicant shall obtain approval from the City of any aspects of the
proposed development that would affect the water system prior to issuance of the site permit.
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 in accordance
with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and
shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water
runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be
submitted indicating the frequency and method to be used in keeping the facility maintained through the
year.
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A combined water quality swale and detention facility is proposed. The facility will provide complete treatment for
the site, therefore, a system development charge in-lieu of construction of a facility will not be required. The
facilities will be placed in separate tract for city maintenance.
Final design will be worked out in the plan review process. This standard can be met through a condition of
approval:
Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other
appropriate agencies of the final storm water report and the final design of the storm drainage system to
serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval
from the City Engineer and other appropriate agencies of the construction of the storm drainage system
(including maintenance plans) to serve the site and mitigation of any downstream impacts.
Before the City accepts this facility as a public facility, the developer shall maintain it for the full warranty period
(one year for street and sanitary facilities; three years for stormwater detention and treatment facilities) after
construction is completed. The developer will be required to submit annual reports to the City which show what
maintenance operations were conducted on the facility for that year. Once the maintenance period is completed,
the City will inspect the facility and make note of any problems that have arisen and require them to be resolved
before the City will 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. All landscaping along streets must be established and healthy
prior to city acceptance of the street for maintenance.
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 applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant
Discharge Elimination System (NPDES) erosion control permits that may be needed for this project.
The applicant shall follow all applicable requirements regarding erosion control,particularly those of the Federal
Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the
conditions of NPDES 1200-C or 1200-C-N permits as applicable. With the size of this site,it is anticipated that a
1200-C permit will be necessary.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the
provisions for surface drainage of all lots,and show that they will be graded to insure that surface drainage is directed to
the street or a public storm drainage system approved by the Engineering Department. For situations where the back
portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be
provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the
grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in
excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be
necessary when the lots develop.
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
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final grading plan and a final construction supervision report must be filed with the Engineering Department prior
to issuance of building permits.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility
installations (water, sewer, storm, etc.) and driveway construction.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in
the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of 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).
Engineer's Written Certification Required:
Section 18.810.200 states that the developer'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 city acceptance of the subdivision's improvements or any
portion thereof for operation and maintenance.
B. IMPACT STUDY
SECTION 18.390.040.B.2.e requires that the applicant include an impact study. The study shall address, at a
minimum, the transportation system, including bikeways, the drainage system, the parks system, the water
system,the sewer system, and the noise impacts of the development. For each public facility system and type
of impact of the development on the public at large, public facilities systems, and affected private property
users. In situations where the Community Development Code requires the dedication of real property
interests, the applicant shall either specifically concur with the dedication of real property interest, or provide
evidence which supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
The applicant's narrative includes an impact study that addresses impacts of the proposed development on public
facilities and services. The applicant is constructing an extension of SW Norfolk to access the homes. The
proposed subdivision is for twelve lots, traffic impacts to the city and county transportation system will be offset
with frontage improvements as well as payment of the Transportation Development Tax. In addition to the new
street, the applicant will dedicate right-of-way and make half-street improvements along SW Ross Street and SW 81st
Avenue. The applicant proposes to collect storm drainage from the site will be directed to the water
quality/quantity facility within Tract A, the piped out to an existing storm drainage system in SW 81'Avenue. A
new public 8" sewer line will be constructed within the extension of SW Norfolk Lane. There is an existing sewer
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main under SW Ross Street and SW 81" Avenue. No negative noise impacts are anticipated from this residential
development. In addition to the Transportation Development Tax, each new unit will be assessed a Parks
Development Fee at issuance of building permits.
ROUGH PROPORTIONALITY ANALYSIS
The Transportation Development Tax (TDT)is a mitigation measure required for new development and will be paid at
the time of building permits. Based on Washington County implementation figures for 2014/2015,TDTs are expected
to recapture approximately 32.0 percent of the traffic impact of new development on the Collector and Arterial Street
system. Based on the use and the size of the use proposed and upon completion of this development, the future
builders of the residences would be required to pay TDTs of approximately $96,432 ($8,036 x 12 new single-family
dwelling units). However, the applicant receives credit for the existing development on the site, two single family
residences. The total credit is $16,072. Therefore, the total TDT due is $80,360.
Based on the estimate, for single family residential, that total TDT fees cover 32.0 percent of the impact on major street
improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $251,125 ($80,360= 0.32).
The unmitigated impact is the difference between the TDT paid and the full impact, or$170,765.
FINDING: Using the above cost factors,a total of$80,360 TDT is required.
SECTION VII. OTHER STAFF COMMENTS
The City Police Department reviewed the proposal and had no objections to it.
The City Development Review Engineer (Contact Greg Berry, 503-718-2468) has reviewed the proposal and
provided comment in a Memorandum dated November 3, 2014, 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
Clean Water Services (Jackie Sue Humphreys, 503-681-3600) has reviewed this proposal and issued a letter dated
October 29, 2014 stating conditions to be met prior to plat recording. In addition, a Sensitive Area Pre-Screening
Site Assessment (File No. 14-002156) finds that sensitive areas do not appear to exist on site or within 200 feet of
the site. This Sensitive Area Pre-Screening Site Assessment does not eliminate the need to evaluate and protect
water quality sensitive areas if they are subsequently discovered. The assessment serves as the Service Provider
Letter.
Portland General Electric (Tod Shattuck, 503-672-5466) stated that electric service is available PGE's filed tariff.
The costs and responsibilities are specified in the tariff.
Tualatin Valley Fire and Rescue (John Wolfe, 503-259-1504) has reviewed the proposal and offered comments
in an October 20, 2014 letter and October 30, 2014 email, which states requirements for fire access, sprinklers, fire
hydrants, and premises identification. The email states that the applicant shall install an additional hydrant at the
extension of SW Norfolk Lane in order to meet the 250 foot hydrant spacing.
Attachments:
The City of Tigard Development Review Engineer Memo, dated November 3, 2014
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SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was mailed to:
X The applicant and owners
X Owners of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON NOVEMBER 19, 2014 AND
EFFECTIVE ON NOVEMBER 5, 2014 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section
18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed with the
Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and
forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon
97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the
specific issues identified in the written comments submitted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal
hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON NOVEMBER 4, 2014.
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall
Boulevard,Tigard, Oregon at (503) 639-4171.
b ((Q November 19,2014
PREPARED BY: es Kowacz DALE
Associate Planner
November 19, 2014
APPROV D BY: Tom McGuire DATE
Assistant Community Development Director
NOTICE OF DECISION PAGE 23 OF 23
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