SUB2014-00011 - Final Decision NOTICE OF TYPE II DECISION
SUBDIVISION (SUB) 2014-00011
WALNUT RIDGE SUBDIVISION T I G A R D
120 DAYS = 07/27/2015
SECTION I. APPLICATION SUMMARY
FILE NAME: WALNUT RIDGE SUBDIVISION
CASE NOS.: Subdivision(SUB) SUB2014-00011
REQUEST: Subdivision of a single 2.12 Acre lot into a ten unit subdivision for the future construction
of detached single-family homes. The new lots will vary in size between 6,336 square feet
and 9,983 square feet in size. Associated with this project is the extension of SW Doe Lane
to connect to SW 133rd Avenue.
APPLICANT: Riverside Homes,LLC OWNER: Kathleen and David Leary
17933 SW Evergreen Parkway, Barbara June and Terry Lee Zechmann
#370 1616 Primrose Drive
Beaverton, Oregon 97006 Nampa, Idaho 83686
COMP. PLAN
AND ZONING
DESIGNATION: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot
size of 7,500 square feet. Duplexes and attached single-family units are permitted
conditionally. Some civic and institutional uses are also permitted conditionally.
LOCATION: 13320 SW Walnut Street;Washington County Tax Map 2S104AC,Tax Lot 10900.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.725,
18.745, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
preliminary subdivision request subject to certain conditions of approval. The findings and conclusions on which
the decision is based are noted in Section IV of this decision
CONDITIONS OF APPROVAL
THE APPLICANT SHALL CONSTRUCT THE PROPOSED DEVELOPMENT IN
SUBSTANTIAL COMPLIANCE WITH THE PLANS SUBMITTED EXCEPT AS MODIFIED
BY THE FOLLOWING CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY
ONSITE IMPROVEMENTS,INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
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SUB2014-00011-WALNUT RIDGE SUBDIVISION
plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: John
Floyd (503-718-2429). The cover letter shall clearly identify where in the submittal the required
information is found:
1. Prior to any ground disturbance other than what is necessary for the installation of tree protection measures
and erosion, sediment and pollutant controls measures, 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 project planner within one week of the site
inspection.
2. Prior to any site work, the applicant shall submit a revised Tree Preservation and Removal plan and
Supplemental Report showing protection fencing that meets the requirements of Part 1 of Section 10 of the
Urban Forestry Manual (5-foot metal fencing).
3. The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection measures
during periods of active site development and construction, document compliance/non-compliance with
the urban forestry plan and send written verification with a signature of approval directly to the project
planner within one week of the site inspection.
4. Prior to any ground disturbance work, the applicant shall provide a tree establishment bond or cash
assurance that meets the requirements of Urban Forestry Manual Section 11,Part 2.
5. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data
Collection fee for urban forestry plan implementation.
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: Mike
McCarthy (503-718-2462). The cover letter shall clearly identify where in the submittal the required
information is found:
6. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this
project to cover all infrastructure work and any other work in the public right-of-way. 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).
7. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will provide the
financial assurance for the public improvements. For example, specify if the entity is a corporation, limited
partnership,LLC, etc. Also specify the state within which the entity is incorporated and provide the name
of the corporate contact person. Failure to provide accurate information to the Engineering Department
will delay processing of project documents.
8. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and
parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control
during the public improvement construction phase. All construction vehicle parking shall be provided on-
site. No construction vehicles or equipment will be permitted to park on the adjoining residential public
streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the
construction of site improvements or buildings proposed by this application, and shall include the vehicles
of all suppliers and employees associated with the project.
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SUB201400011-WALNUT RIDGE SUBDIVISION
9. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit
construction drawings shall indicate that full width street improvements,including traffic control devices,
mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers,
storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior
subdivision streets. Local streets shall be designed and constructed to local street standards.
Requirements prior to commencing site improvements for specific streets are as follows:
• SW Walnut Street, the local street shall be shown to have:
- Right-of-way dedication of 40 feet from centerline
- Abandonment and removal of the existing driveway
- Street trees,lighting, striping, signs
- Traffic control devices
• SW Doe Lane,local street shall be shown to have:
- Right-of-way dedication of 42 feet
- Pavement width of 28 feet
- Pavement section as required by local street standards
- Concrete curb or curb and gutter as needed
- Sanitary sewer
- Storm drainage
- Underground utilities
- 5-foot sidewalk
- Street trees, lighting, striping, signs
- Traffic control devices
• SW 133rd Avenue,local street shall be shown to have:
- Right-of-way dedication of 27 feet from centerline
- Pavement width of 16 feet curb to centerline
- Pavement section as required by local street standards
- Concrete curb or curb and gutter as needed
- Sanitary sewer
- Storm drainage
- Underground utilities
- 5-foot sidewalk with 5-foot planter strip
- Street trees, lighting, striping, signs
- Traffic control devices
10. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the
city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the
storm drainage basin and sanitary sewer service area shall be provided as a supplement to the PFI permit
plans. Calculations shall be based on full development of the serviceable area. The location and capacity of
existing,proposed and future lines shall be addressed.
11. Prior to commencing site improvements, the Applicant shall provide stormwater calculations for the water
quality and quantity facility.
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SUB201400011-WALNUT RIDGE SUBDWISION
12. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public
Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and
Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the
PFI plans.
13. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and
proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they
will be graded to insure that surface drainage is directed to the street or a public storm drainage system
approved by the Engineering 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.
14. Prior to commencing site improvements, 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.
15. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection
Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of
Tigard for review. The city will forward plans to CWS after preliminary review.
16. Prior to commencing site improvements, the Applicant shall obtain a 1200-CN General Permit issued
through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act.
17. Prior to commencing site improvements,any extension of public water lines shall be shown on the
proposed Public Facility Improvement (PFI) permit construction and shall be reviewed and approved by the
City as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system
cost will be assessed prior to approval of the City of Tigard's PFI permit.
18. Prior to commencing site improvements, the applicant will be required to provide written approval from
Tualatin Valley Fire &Rescue for fire flow, hydrant placement and access prior to issuance of the City of
Tigard's site permit.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
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 CURRENT PLANNING DIVISION, ATTN: John
Floyd (503-718-2429). The cover letter shall clearly identify where in the submittal the required
information is found:
19. Prior to final plat approval, the applicant shall include a public easement on Tract"A" allowing for a future
pedestrian connection with property to the west (Tax Lot 13400) at such time as that property subdivides or
a public trail is otherwise developed.
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: GREG
BERRY (503-718-2468). The cover letter shall clearly identify where in the submittal the required
information is found:
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SUB2014-00011-WALNUT RIDGE SUBDIVISION
20. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of$120. (STAFF
CONTACT: Karleen Aichele, 503-718-2467).
21. Prior to final plat approval, the applicant's engineer shall provide post-construction intersection sight
distance certification for the intersection at SW 133rd Av. and Walnut Street. Verify required removal of
brush and trees along the site's 133rd Avenue frontage.
22. Prior to final plat approval, the Applicant shall prepare Conditions, Covenants and Restrictions (CC&'S) for
this project, to be recorded with the final plat. The CC&R's shall provide for the maintenance of Tract A
and B. The Applicant shall submit a copy of the CC&R's to the Engineering Division. (Karleen Aichele).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
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 CURRENT PLANNING DIVISION, ATTN: John
Floyd (503-718-2429). The cover letter shall clearly identify where in the submittal the required
information is found:
23. Prior to issuance of building permits, the applicant shall provide a site plan demonstrating a 20 foot setback
from the back of the sidewalk to the face of the garage on lots 7-10
24. Prior to issuance of building permits, the applicant shall provide on the building site plan for each resulting
lot or tract, the information detailed in Section 10, part 2.B-N of the Urban Forestry Manual consistent with
the approved urban forestry plan. Prior to issuance of any building permits for each resulting lot or tract, 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 with the
building permit submittal documents.
25. The project arborist shall perform bimonthly (twice monthly) site inspections for tree protection measures
during periods of active site development and construction, document compliance/non-compliance with
the urban forestry plan and send written verification with a signature of approval directly to the project
planner within one week of the site inspection.
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: GREG
BERRY (503-718-2468). The cover letter shall clearly identify where in the submittal the required
information is found:
26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper
copy of the recorded final plat.
27. Prior to issuance of building permits, the applicant shall submit and obtain approval of a construction access
and parking plan for the home building phase.
28. Prior to issuance of building permits, the applicant shall submit a final Site Distance Certification.
29. Prior to issuance of building permits, 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 sne and shall be of the same precision as
required for the subdivision plat boundary (per ORS 92.050). 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
Final plat application submission requirements are as follows:
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SUB2014-00011-WALNUT RIDGE SUBDIVISION
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to
practice in Oregon and the necessary data or narrative.
- Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon
Revised Statutes (ORS 92.050),Washington County, and by the City of Tigard.
- Final plat shall show the right-of-way dedication for all public streets.
- Subdivision plats will include signature lines for City Engineer and Community Development
Director
- Partition plats will include a signature line City Engineer.
- NOTE: Washington County will not begin their review of the final plat until they receive notice
from the City of Tigard Engineering Department indicating that the City has reviewed the final
plat and submitted comments to the Applicant's surveyor.
B. Submit a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit
Technicians, at 503-718-2421).
30. 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,includingfranchise utilities, 2) all streets shall be fully paved, 3) any off-site street
and/or utility improvements are substantially completed, and 4) all public street lights are installed and ready
to be energized. (NOTE: the City apart from this condition and in accordance with the City's model home
policy may issue model home permits).
31. Prior to issuance of building permits, the applicant shall submit as-built drawings tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points for each structure
(manholes, catch basins, water valves, hydrants and other water system features) in the development, and
their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall
include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and
shown in the example below.
Excel spreadsheet/point database file example:
"Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD":
"SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45"
"WV03", "WV", "7456956.654", "6298723.587", "214.05
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL INSPECTION OF BUILDING PERMITS:
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 CURRENT PLANNING DIVISION, ATTN: John
Floyd (503-718-2429). The cover letter shall clearly identify where in the submittal the required
information is found:
32. Prior to final building inspection for any lot or tract with an active urban forestrylan, the project arborist shall
perform a site inspection,document compliance/non-compliance with the urban forestry plan and send written
verification with a signature of approval to the city manager or designee.
33. Following final building inspection or upon acceptance by the city manager or designee when there is no final
building inspection, the tree establishment period shall immediately begin and continue for a period of two
years. There shall be a separate tree establishment period for each resulting lot or tract where trees are shown to
be planted in the approved urban forestry plan.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
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SUB201400011-WALNUT RIDGE SUBDIVISION
Site&Vicinity:
The project site includes a single, 2.12 acre lot located at the southwest corner of Walnut Street and SW 133rd
Avenue. The site contains continuous frontage along Walnut Street to the north and SW 133rd Avenue to the east,
and Doe Lane stubs into the property along the western boundary. Topography is characterized by a continuous
slope, rising from an approximate elevation of 300 feet above sea level at Walnut Street, to approximately 377 feet
at the southern edge of the property.. The site has extensive tree cover, including a City identified Significant Tree
Grove,and is presently developed with two single-family homes, which were connected to sewer in 2005 according
to City records.
Proximate land uses are predominantly single-family homes. Non-residential land uses include Jack Park and
Tualatin Valley Fire and Rescue Station 50, located approximately 1600 feet to the east. Adjoining the project site
are two single-family developments on the eastern and western boundaries, Deer Point (Washington County Case
File 97-298-S) and Hillside Estates (Tigard Case File SUB2004-00007). A single-family home on a 0.94 acre flag lot
adjoins the property to the south.
Proposal Description:
The applicant is requesting subdivision approval for a ten lot subdivision, including the extension of Doe Lane
through the project site and two private access tracts for lots 1-2 and 7-10. Proposed lots vary in size from 6,191
square feet (Lot 9) to 9,983 square-feet (Lot 1). The existing single-family homes will be demolished as part of the
project, to be replaced with detached, single-family homes on the proposed lots. Associated improvements include
the extension of Doe lane to local street standards, the widening of SW 133rd Avenue to complete the full street-
section, and dedication of land along Walnut Street.
SECTION IV. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the criteria applicable to this decision in the order in which they are addressed:
A. Subdivision Standards—18.430
18.430.020 Subdivision
B. Applicable Development Standards
18.510 'esidential zoning districts)
18.705 Access, Egress and Circulation)
18.715 I ensity)
18.725 nvironmental Performance Standards)
18.745 andscaping and screening)
18.765 Off-street parking and loading requirements)
18.790 rban Forestry Plan)
18.795 ision clearance)
C. Street and Utility Improvement—18.810
18.810 (Street and Utility Improvement Standards)
D. Impact Study— (18.390)
18.390 (Decision making Procedures)
E. Additional City or Agency Concerns
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
A—SUBDIVISION STANDARDS:
18.430 Subdivisions
18.430.020 General Provisions
C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the
lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the
zoning district and this title.
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.
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SUB2014-00011-WALNUT RIDGE SUBDIVISION
The minimum lot size for the R-4.5 zoning district is 7,5000 square feet. The applicant has proposed to exercise the
lot averaging option provided for in the code, reducing the minimum lot size to 6,000 square feet so long as the
average lot area does not fall below 7,5000 square feet. As proposed on Sheet 6 of the proposed plans, lots will
range in size from 6,191 square feet (lot 9) to 9,983 square feet (lot 1), with an average lot size of 7,546 square feet.
None of the proposed lots are large enough to divide any further. As proposed, all lots satisfy standards for future
re-division and lot averaging.
F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood
damage.
G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the
100-year floodplain outside the zero-foot rise floodway, 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 at a suitable elevation for the construction of a pedestrian/bicycle pathway within the
floodplain in accordance with the adopted pedestrian bicycle pathway plan.
H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as
sewer, gas, electrical, and water systems located and constructed to minimize flood damage.
The nearest mapped 100-year floodplain is approximately 0.71 miles to the north, along Summer Creek within the
vicinity of Mary Woodward Elementary School. These standards do not apply.
I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce
exposure to flood damage; and
The application includes preliminary plans and a preliminary stormwater report that demonstrate that satisfactory
stormwater management provisions are included in the subdivision improvements. Further discussion of drainage
is found in the findings pertaining to public improvements, elsewhere in this report. This standard is met.
J. Determination of base flood elevation. Where base flood elevation has not been provided or is not
available from another authoritative source, it shall be generated for subdivision proposals and other
proposed developments which contain at least 50 lots or five acres (whichever is less).
The project is for less than 50 lots on a project site less than five acres in size. The nearest mapped 100-year
floodplain is approximately 0.71 miles to the north. This standard does not apply.
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;
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
Subdivisions 18.430-4 Code Update: 10/10
4.An explanation has been provided for all common improvements.
The application materials include substantial evidence demonstrating that the preliminary plat complies with all
applicable approval criteria. The name 'Walnut Ridge" has been approved by the Washington County Surveyor's
Office and tie final subdivision plat will comply with all provisions of ORS Chapter 92. The streets are laid out so as to
conform to existing surrounding subdivisions as required by the City of Tigard and discussed further in information an
findings pertaining to Chapter 18.810 below. The written narrative and notes on plans submitted in the application
describe all improvements that are to be included in the subdivision. Therefore, all approval criteria for the preliminary
plat are satisfied.
FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval criteria for
subdivisions.
B—APPLICABLE TIGARD DEVELOMENT STANDARDS
Residential Zoning Districts (18.510)
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18.510.020 List of Zoning Districts
E. R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached
single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
According to the City of Tigard Zoning Map, the project site is located in the R-4.5: Low-Density residential zoning
district. Therefore, the standards of this zone shall apply.
18.510.040 Minimum and Maximum Densities
A. Purpose. The purpose of this section is to establish minimum and maximum densities in each
residential zoning district. To ensure the quality and density of development envisioned, the maximum
density establishes the ceiling for development in each zoning district based on minimum lot size. To
ensure that property develops at or near the density envisioned for the zone, the minimum density for each
zoning district has been established at 80% of maximum density.
B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is
governed by the formulas in Chapter 18.715, Density Computations.
C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other
constraint, it is not possible to accommodate the proportional minimum density as required by Section
18.715.020.0 and still comply with all of the development standards in the underlying zoning district, as
contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as
governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2.
As discussed in information and findings pertaining to Chapter 18.715, the proposed subdivision complies with
minimum and maximum densities for the R-7 Zoning District. Adjustments are not sought in this application.
Therefore, these provisions do not apply or have been met.
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 Chapters 18.370;
2. All other applicable standards and requirements contained in this title.
As discussed in information and findings below, the proposed subdivision meets or can meet through conditions all
of the applicable development standards contained in the underlying zoning district, and all other applicable
standards and requirements in this title. This standard is met.
B. Development standards. Development standards in residential zoning districts are contained in Table
18.510.2.
The R-4.5 zoning district has the following dimensional requirements:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Proposed
Minimum Lot Size:Detached single-family unit 7,500 sq.ft. 7,546 avg. sq. ft.
6,191 min. sq. ft.
9,983 max sq. ft.
Average Minimum Lot Width 50 50
Maximum Lot Coverage n/a n/a
Minimum Setbacks
Front yard 20 ft. 15 ft.
Side facing street on corner&through lots 15 ft. 10 ft.
Side yard 5 ft. 5 ft.
Rear yard 15 ft. 15 ft.
Side or rear yard abutting more restrictive zoning district n/a 30 ft.
Distance between property line and front of garage 20 ft. 20 ft.
Maximum Height 30 ft. TBD with building
Minimum Landscape Requirement n/a n/a
According to the applicant's Preliminary Lot Layout Plan (Sheet 6), the proposed lots conform to minimum lot size
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SUB201400011-WALNUT RIDGE SUBDIVISION
dimensions and future construction can conform to setback requirements. Compliance with building height and actual
setbacks are procedurally verified as part of building permit review. This standard is met.
FINDING: Based on the analysis above, Residential Zoning District Standards have been met or will be
verified at the time of building permit issuance.
Access, Egress and Circulation (18.705):
18.705.030 General Provisions
B. Access 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 accessegress 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.
D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and
18.705.030.I shall connect directly with a public or private street approved by the City for public use and
shall be maintained at the required standards on a continuous basis.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N.
The preliminary plans show how access, egress, and circulation requirements are fulfilled. As illustrated on the
preliminary plans, public or private street access is provided to allof the lots included in the subdivision plat.
nformation and findings for curb cuts are discussed elsewhere in this report as part of information and findings
pertaining to Chapter 18.810. Standards pertaining to general provisions have been 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 a Transportation Access Report prepared by Charbonneau Engineering LLC and dated
November 21, 2014. Verification of adequate site distance will be required as part of the public facilities
improvement and final plat submittal, and a condition of approval has been added to ensure verification occurs. As
conditioned, this standard is met.
2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that area where queues of traffic commonly form on
approach to an intersection. The minimum driveway setback from a collector or arterial street intersection
shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the
proposed driveway. The setback may be greater depending upon the influence area, as determined from
City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case
where a project has less than 150 feet of street frontage, the applicant must explore any option for shared
access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed
as far from the intersection as possible.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum
spacing of driveways and streets along an arterial shall be 600 feet.
Proposed Lots 1 and 2 front SW Walnut Street, an arterial. To avoid direct access onto Walnut and maximize
potential spacing, the applicant proposed a private drive (Tract "B") for the two lots with access from SW 133`d
Avenue. This standard is met.
4. The minimum spacing of local streets along a local street shall be 125 feet.
The project will continue existing street patterns established by the adjoining subdivision, and will not create any
new local streets. Existing streets comply with the minimum spacing requirement. This 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 multi-family residential uses shall not be less than as provided in Table 18.705.1 and
Table 18.705.2;
The width of driveways serving individual lots will be reviewed at the time of building permit application. Based on
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the proposed preliminary plans, each lot has sufficient space to satisfy the required minimum access width of 10'
pavement and 15' access width. This standard is met.
2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor
entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units;
No multi-family structures are proposed with this application. Therefore, this standard does not apply.
3. Private residential access drives shall be provided and maintained in accordance with the provisions of
the Uniform Fire Code;
Tualatin Valley Fire and Rescue has reviewed the project and submitted a comment letter dated June 16, 2015.
This letter endorses the proposal, predicated on specified revisions to the site plan or the applicant obtaining an
Alternate Means and Methods Approval. To ensure compliance with this standard, a condition of approval has
been added that requires the applicant to provide written approval from Tualatin Valley Fire and Rescue regarding
fire flow, hydrant placement, and access prior to the issuance of a site permit. As conditioned, this standard can be
met.
Section 18.705.030.I.4 states that Access Drives in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus by one of the following: a circular, paved
surface having a minimum turn radius measured from center point to outside edge of 35 feet or a
hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40
feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%.
The application includes a private access drive (Tract "A") approximately 163 feet in length. As noted in the above
referenced letter from Tualatin Valley Fire and Rescue, this access drive does not have an approved turnaround, but
as conditioned above this standard can be met.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met or can be met
through conditions of approval.
Density Computations and Limitations (18.715):
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,which is all of the land included in the legal description
of the property to be developed:
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 above by 80% (0.8).
FINDING: Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the
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maximum and minimum number of units permitted on the site is based on the net developable area.
According to the applicant's narrative, the gross project site area is 92,310 square feet. No sensitive
land areas are present, and no dedications for public parks are proposed. When public and private
right of way dedications are subtracted, the net development area is 76,137 square feet. The net area
divided by the minimum lot size for a single family home in the R-4.5 zone (76,137/7,500=10.15)
results in a maximum of ten lots and a minimum of eight lots (10.12 x 0.8=8.12). The application
has proposed ten lots in this subdivision, consistent with the Density Computations and Limitations
Standards.
Environmental Performance Standards (18.725):
18.725.030 Performance Standards
A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the
Tigard Municipal Code shall apply.
B. Visible emissions. Within the commercial zoning districts and the industrial park (IP) zoning district,
there shall be no use, operation or activity which results in a stack or other point- source emission, other
than an emission from space heating, or the emission of pure uncombined water (steam) which is visible
from a prope line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015
and 340-28-070) apply.
C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in
any given zoning district which is discernible without instruments at the property line of the use
concerned.
D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at
y point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-
028-090) apply.
E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature
processes such as combustion or welding,which is visible at the lot line shall be permitted; and
1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the
source, and
2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at
the time of construction or excavation work otherwise permitted by this title.
F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained
in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard.
FINDING: This is a detached single-family residential project, which is permitted within the R-4.5 zone. There
is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet
these standards shall be maintained and any violation of these standards will be addressed by the
City of Tigard's Code Enforcement Officer. The Environmental Performance standards are met.
Landscaping and Screening (18.745):
18.745.030 General Provisions
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.
A condition of approval has been added requiring the posting of a bond to guarantee the planting and establishment
of required trees. The bond must be posted prior to ground disturbance or the issuance of permits. As
conditioned, this standard can be met.
18.745.040 Street Trees
A. Street Tree Standards.
1. 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.
The application is for a ten lot subdivision and is therefore being processed through a Type II procedure.
Therefore, the following standards apply.
2. The minimum number of required street trees shall be determined by dividing the linear amount of
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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.
As shown on the Preliminary Lot Layout Plan (Sheet 6) and Tree Canopy Plan (Sheet 3), the applicant has proposed
937 linear feet of frontage and 24 street trees in the right of way. Dividing the proposed linear amount of street
frontage by 40 results in a requirement for the applicant to provide 23.42 street trees. This standard is met.
3. Street trees required by this section shall be planted according to the Street Tree Planting Standards in
the Urban Forestry Manual.
The preliminary Site Tree Canopy Plan meets the planting requirements for street trees to the extent feasible, given
the location of driveways and utilities. This standard is met.
4. 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.
As demonstrated in Attachment"D" of the applicant's Supplemental Report to the Urban Forestry Plan, street tree
soil volumes meet the standards of the Urban Forestry Manual. This standard is met.
5. 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.
As shown on the preliminary Site Tree Canopy Plan, the required street trees are proposed within the right-of-way
when located on a public street, and within six feet of the sidewalk when located along the proposed pnvate street
in Tract"A". This standard is met.
6.An existing tree may be used to meet the street tree standards provided that:
a. 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;
b. 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
c. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.79O.O3O.A.2),Tree
Canopy Cover site plan (per 18.790.O3O.A.3) and Supplemental Report (per 18.79O.O3O.A.4) of a concurrent
urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site.
The applicant does not propose the use of existing trees as street trees. This standard does not apply.
7. In cases where it is not practicable to provide the minimum number of required street trees, the
Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and
early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three
(3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the
minimum required.
The applicant proposes the required number of street trees. This standard does not apply.
18.745.050 Buffering and Screening
A. General provisions.
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.
The application includes a ten lot subdivision for the future construction of detached single-family dwellings which
is the same land use as surrounding existing single-family detached units. As shown in Table 18.745.1, additional
landscaping or buffering is not required for the purposes of buffering and screening of new single family homes
from existing single-family homes. No other land uses listed in Table 18.745.1 that would require buffering and
screening are present in or adjacent to the project area. This standard does not apply.
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18.745.060 Re-vegetation
A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas
not affected by the landscaping and screening requirements and that are not to be occupied by structures,
such areas are to be replanted as set forth in this section to prevent erosion after construction activities are
completed.
B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and
construction is to be stored on or near the sites and protected from erosion while grading operations are
underway; and
1. Such storage shall be located consistent with an approved urban forestry plan per Chapter 18.790 or
outside the tree canopy driplines of trees intended to be preserved in cases when there is no approved
urban forestry plan; and
2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or
building pads to provide a suitable base for seeding and planting.
C. Methods of re-vegetation.
1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or
other seed with equivalent germination rates, and:
a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to
be sown at not less than four pounds to each 1,000 square feet of land area;
b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority;
c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and
d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands.
The ten homesites will all be graded for building pads and surrounding landscaping. Re-vegetation will be required as
part of normal erosion control requirements necessary to comply with Clean Water Service standards applicable to
public facility improvements and site preparation. This standard will be met.
FINDING: As discussed above, the Landscaping and Screening standards are met.
Off-Street Parking and Loading Requirements (18.765):
18.765.020 Applicability of Provisions
A. New construction.At the time of the erection of a new structure within any zoning district, offstreet
vehicle parking will be provided in accordance with Section 18.765.070.
The application is for a new ten lot subdivision for future single-family detached dwellings. Therefore, the
following standards are applicable.
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).
Scaled site plans have been presented showing ten new lots, each with frontage onto a public or private street.
Individual lot access and the number/location of parking spaces on each lot will be submitted at the time of
building permit application. This standard will be met.
18.765.040 General Design Standards
H. Parking space surfacing.
2. Off-street parking spaces for single and two-family residences shall be improved with an
asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed
and maintained to remain welldrained;
The application narrative states the ten lots will have paved off-street parking surfaces. This will be verified at the
time ofbuildingpermit submittal. This standard will be met.
Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street
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parking space for each dwelling unit.
The proposed project will create ten lots for single-family dwellings. Table 18.765.2 requires that one (1) off-street
parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached
single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. The applicant
stated within the narrative that a vehicle parking plan willbe submitted with the building permit application for each
of the new homes on the project site. This standard will be met as part of normal building permit review.
FINDING: The Off-Street Parking and Loading standards are met.
Urban Forestry Plan(18.790):
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 Tree Preservation and Removal Plan (Sheet 2) and Tree Canopy Plan (Sheet 3) and associated supplemental
arborist report were approved by Morgan Holen, ISA Certified Arborist No. PN-6145A. This standard is met.
2. Meet the Tree Preservation and Removal Site Plan standards in the Urban Forestry Manual;
Part 1 of Section 10 of the Urban Forestry Manual describes the components to be included in the Tree
Preservation and Removal Site Plan. The Preliminary Tree Preservation and Removal Plan (Sheet 2) contains the
required components, save for the recommended tree protection measures which are specified to be "pet City
Standards". To meet this standard, a condition of approval has been added to require the plans to include details
regarding what tree protection measures are to be used. As conditioned, this standard will be met.
3. Meet the Tree Canopy Site Plan standards in the Urban Forestry Manual; and
Part 2 of Section 10 of the Urban Forestry Manual sets forth Tree Canopy Site Plan Requirements. The Preliminary
Site Tree Canopy Plan (Sheet 3) and supplemental report contains the applicant's proposal to meet the
requirements. The manualrequires 40% effective canopy coverage in the R-4.5 one, and the preliminary plans
propose 52.8%. Effective canopy coverage on individual lots is required to measure 15% per lot, the applicant
proposes between 18.2% to 93%. All proposed trees are from approved lists within the Urban Forestry Manual,
and meet minimum spacing requirements from other trees and hard surface paving. All other requirements are
present. This standard is met.
4. Meet the Supplemental Report standards in the Urban Forestry Manual.
Part 3 of Section 10 of the Urban Forestry manual sets forth standards for the required supplemental report. A
report was prepared by the project arborist and submitted with the application, and contains the required
documentation. This standard is met.
18.790.060 Urban Forestry Plan Implementation
A. General Provisions. An urban forestry plan shall be in effect from the point of land use approval until
the director determines all applicable urban forestry plan conditions of approval and code requirements
have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each
resulting lot or tract separately until the director determines all applicable urban forestry plan conditions
of approval and code requirements have been met. Prior and subsequent permitting decisions regarding
the planting, maintenance, removal and replacement of trees when not associated with one of the land use
review types in Section 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard
Municipal Code.
Procedures for ensuring compliance with the urban forestry plan and supplemental report is set forth in Sectionll
(Urban Forestry Plan Implementation Standards) of the Urban Forestry Manual. Compliance Section 11 will be
ensured through conditions of approval, as discussed below.
B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by
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the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no
person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on
any site with an effective urban forestry plan. The Inspection Requirements in the Urban Forestry Manual
shall apply to sites with an effective urban forestry plan.
Inspection requirements are set forth in Part 1 of Section 11 of the Urban Forestry Manual. In order to ensure
compliance with inspection requirements during all site development and building permit phases of this subdivision
application, the applicant shall be subject to conditions of approval consistent with the procedures and timing set
forth in Part 1 of Section 11 of the the Urban Forestry Manual. As conditioned, this standard will be met.
C. Tree Establishment. The establishment of all trees shown to be planted in the Tree Canopy Site Plan
(per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a previously approved urban forestry
plan shall be guaranteed and required according to the Tree Establishment Requirements in the Urban
Forestry Manual.
Tree establishment requirements are set forth in Part 2 of Section 11 of the Urban Forestry Manual. In order to
ensure compliance with tree establishment requirements throughout all stages of the site development and building
process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 2 of
Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
D. Urban Forest Inventory. Spatial and species specific data shall be collected according to the Urban
Forestry Inventory Requirements in the Urban Forestry Manual for each open grown tree and area of
stand grown trees in the Tree Canopy Site Plan (per 18.790.030.A.3) and Supplemental Report (per
18.790.030.A.4) of a previously approved urban forestry plan.
Urban Forest Inventory requirements are set forth in Part 3 of Section 11 of the Urban Forestry Manual. In order
to ensure compliance with inventory requirements throughout all stages of the site development and building
process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 3 of
Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met.
FINDING: As shown in the analysis above, the applicable provisions of the Urban Forestry Plan have been
met, or will be met through conditions of approval.
Vision Clearance (18.795):
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.
18.795.040 Computations
B. Non-arterial streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a nonarterial
street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or
driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way
or property lines along such lots and a straight line joining the right-of-way or property line at points
which are 30 feet distance from the intersection of the right-of-way line and measured along such lines.
See Figure 18.795.1.
FINDING: No structures are proposed in the vision clearance area and all future buildings will be reviewed for
compliance during the public facility improvement permit and building permit phases. This standard
will be met.
C—STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810):
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
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chapter, provided, however, that a development may be approved if the adjacent street does not meet the
standards but half-street improvements meeting the standards of this title are constructed adjacent to the
development.
4. Any new street or additional street width planned as a portion of an existing street shall meet the
standards of this chapter.
The project site adjoins Walnut Street along its northern edge, a public street classified as an Arterial in the Tigard
Transportation System Plan. Presently this street is built to a three-lane section without parking, and a curb-tight
sidewalk. The project site also adjoins SW 133`d Avenue and Doe lane, both of which are classified as local streets
in the Tigard Transportation Plan,but require extension or expansion in order to be meet city standards.
The application proposes the extension of Doe Lane and expansion of SW 133rd within right of ways measuring 27
feet and 42 feet from centerline. A condition of approval has been added to ensure these are constructed to city
standards.
As conditioned, these standards will be met.
D. Street location, width and grade. Except as noted below, the location, width and grade of all streets
shall conform to an approved street plan and shall be considered in their relation to existing and planned
streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to
the proposed use of the land to be served by such streets:
1. Street grades shall be approved by the city engineer in accordance with subsection N below; and
2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a
development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or
b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns
because of particular topographical or other existing conditions of the land. Such a plan shall be based on
the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for
pubhc convenience and safety.
As discussed above, the city engineer has reviewed the plans and finds them in accordance with public street
standards or capable of being in conformance subject to the attached conditions of approval. The applicant has
proposed the continuation of Doe Lane, planned for future extension through the project site. These standards are
met or will be 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, street right-of-way and roadway widths shall not be less
than the minimum width described below. Where a range is indicated, the width shall be determined by
the decision-making authority based upon anticipated average daily traffic (ADT) on the new street
segment. (The City Council may adopt by resolution, design standards for street construction and other
public improvements. The design standards will provide guidance for determining improvement
requirements within the specified ranges.) These are presented in Table
18.810.1.
As discussed above, the applicant has proposed right of way and street widths that meet minimum standards, or will
be can minimum standards through conditions of approval. As conditioned, this standard is met.
F. Future street plan and extension of streets.
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 culs-de-sac since
they are intended to continue as through streets at such time as the adjoining property is developed.
b.A barricade shall be constructed at the end of the street by the property owners which shall not be removed
until authorized by the city engineer,the cost of which shall be included m 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.
Theapplicantproposes the extension of Doe Lane,which will complete the local street network by connection to SW
133 Avenue. Surround properties are fully developed. This standard is met.
H. Street alignment and connections.
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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.
The applicant proposes the extension of Doe Lane through the project site to SW 133rd Avenue. The completion of
this extension will provide for a spacing of less than 500 feet between connections. This standard is met.
I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as
practicable, except where topography requires a lesser angle, but in no case shall the angle be less than
75o unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography
requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the
right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet.
As shown on the preliminary plans, all intersection angles are as near to right angles as practicable. There, this standard
is met.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than
standard width, additional rights-of-way shall be provided at the time of subdivision or development.
The applicant proposes the dedication of right of way necessary to complete the full width of Doe lane, SW 133rd
Avenue,and Walnut Street. This standard is met.
L. Culs-de-sacs. 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:
1.All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall
be approved by the city engineer; and
2. 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.
3. If a cul-de-sac is more than 300 feet long, a lighted
The applicant is not proposing a cul-de-sac as part of this development This standard is not applicable.
N. Grades and curves.
1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that
local or residential access streets may have segments with grades up to 15% for distances of no greater than
250 feet);and
2. Centerline radii of curves shall be as determined by the city engineer.
The previously approved existing centerline grade of SW 133rd Avenue exceeds 15% for about 200 feet. The
Engineering Division has reviewed the proposal and recommends the existing profile be retained given the context of
the development and the fact that this project is completing a street built to 3/4 standards. This standard is met.
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18.810.030.Q Access to Arterials and Major Collectors
Where a development abuts or is traversed by an existing or proposed arterial or collector street, the
development design shall provide adequate protection for residential properties and shall separate residential
access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The
design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along
another street;
3. Screen planting at the rear or side property line to be contained in a non-access reservation along the
arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to two streets with different classifications, primary access should be from the lower
classification street.
Lots 1 and 2 front an arterial (Walnut Street). Tract B will provide access to a lower classification street (SW 133rd
Avenue). This standard is met.
Section 18.810.030.T Private Streets
1. Design standards for private streets shall be established by the city engineer; and
2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded
maintenance agreement.
3. Private streets serving more than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
Tract"A"will provide access to lots 7—10 and will be reviewed during public facility permit review. This standard will
be 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.
Street Utility Improvement Standards 18.810-21 Code Update: 4/13
B. Sizes.
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 extension of Doe Lane will result in a block length of approximately 1,500 feet for Lots 1-6. The block containing
Lots 7-10 exceeds the block size limit, but a reduction in spacing is not possible due to existing development. This
standard is met.
18.810.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be
NOTICE OF DECISION PAGE 19 OF 25
SUB2014-00011-WALNUT RIDGE SUBDIVISION
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.
As shown on the preliminary plans,the utility easements are included with the application and will 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.
3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide
for the off-street parking and service facilities required by the type of use proposed.
B. 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 Section 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.
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
2.All through lots shall provide the required front yard setback on each street.
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.
E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided,
the commission may require that the lots be of such size and shape, and be so divided into building sites, and
contain such site restrictions as will provide for the extension and opening of streets at intervals which will
permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied
if the proposed large development lot does not provide for the future division of the lots and future extension
of public facilities.
As shown on the preliminary lot layout plan (Sheet 6), the proposed lots conform to lot standards or the standards do
not apply. All lots will front a public right of way,and none contain part of a proposed or existing right of way. No lot
is zoned commercial. No through lots are proposed. All side lot lines are at right angles to the extent practicable. No
lots are large enough for redivision. The standards of this section have been met or do not apply.
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.
As demonstrated on Sheet 9 (Preliminary Composite Utility Plan), sewer service will be provided from a line in SW
133rd Aveue or extended along SW Doe Lane. This standard is met.
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
NOTICE OF DECISION PAGE 20 OF 25
SUB2014-00011-WALNUT RIDGE SUBDIVISION
3. Surface water drainage patterns shall be shown on every development proposal plan.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there
shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of
such watercourse and such further width as will be adequate for conveyance and maintenance.
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).
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.
There are no apparent significant upstream drainage ways that impact this development. An unsigned Preliminary
Drainage Report- January 14, 2015, describes the proposed improvements. Detention and water quality will be
provided by modifying an existing facility in Tract A of the adjacent Hillside Estates Subdivision. Prior to construction,
the applicant will be required to submit plans and calculations for a water quality facility that meet the requirements and
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. Approval of these facilities and maintenance plans
must be obtained prior to issuance of the PFI permit. Approval of all constructed facilities must be obtained prior to
plat approval.
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. This is necessary to 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 is required to 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 NPDES 1200-C or 1200-C-N permits as appropriate.
Conditions of approval have been added to ensure compliance with these requirements. As conditioned, these
standards can be met.
18.810.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed underground,
except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may
be placed above ground, temporary utility service facilities during construction, high capacity electric lines
operating at 50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide the underground
services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,
shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when
service connections are made.
B. Information on development plans. The applicant for a development shall show on the development plan
or in the explanatory information, easements for all underground utility facilities, and:
1. Plans showing the location of all underground facilities as described herein shall be submitted to the city
NOTICE OF DECISION PAGE 21 OF 25
SUB201400011-WALNUT RIDGE SUBDIVISION
engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance
areas for vehicular traffic.
D. Fee in-lieu of undergrounding.
1. The city engineer shall establish utility service areas in the city. All development which occurs within a
utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide
underground utilities,unless exempted by this code.
2. The city engineer shall establish the fee by utility service area which shall be determined based upon the
estimated cost to underground utilities within each service area. The total estimated cost for undergrounding
in a service area shall be allocated on a front-foot basis to each party within the service area.The fee due from
any developer shall be calculated based on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing
overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information
submitted by the applicant with the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities within the city at large.
The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be
funded with the fees collected by the city.The list shall indicate the estimated timing and cost of each project.
The list shall be submitted to the City Council for their review and approval annually.
Utility undergrounding is not proposed or required with this application.
FINDING: As discussed above, the+project meets or can meet through conditions of approval, all applicable public
street and utility standard.
D. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water System:
The City of Tigard provides service in this area. The applicant shall obtain approval from the City for the proposed
water connection prior to issuance of public facility improvement permits. A condition of approval has been added
to ensure compliance with this requirement.
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.
Storm Water Quality:
Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 07-20) require the construction of on-site
water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained
in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a
maintenance plan shall be submitted indicating the frequency and method to be used in keeping the
facility maintained through the year.
Water quality will be provided by modifying an existing facility in Tract A of the adjacent Hillside Estates
Subdivision. Provide water quality treatment calculations with the Public Facility Improvement permit application.
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 less than five acres, a NPDES 1200-CN permit from the City prior to construction. This permit will
be issued along with the site and/or building permit.
NOTICE OF DECISION PAGE 22 OF 25
SUB201400011-WALNUT RIDGE SUBDIVISION
An erosion control plan has not been submitted. Provide an erosion control plan with the Public Facility
Improvement permit application.
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 approval of the final plat.
For this project as currently proposed, the addressing fee will be $120 (ten lots and two tracts X $50/address =
$120).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway or unnamed
private street that lists the addresses that are served by the given driveway or street. This will assist emergency
services personnel to more easily find a particular home.
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).
SECTION V. 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 Tune 24, 2015, which can be found in the land use file and as an
attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this
land use decision.
The City Public Works Department was sent a request for comments but did not respond.
SECTION VI. AGENCY COMMENTS
Portland General Electric, Tigard/Tualatin School District, NW Natural Gas Company, Comcast Cable
Corporation, Century-Link and Verizon were sent requests for comments but did not respond.
Clean Water Services has reviewed this proposal and issued a letter dated June 5, 2015 stated conditions to be met
prior to any work on the site and plat recording, including review and approval of final construction plans and
drainage calculations. Conditions of approval included in this decision will ensure compliance with Clean Water
Service requirements for water quality.
Tualatin Valley Fire and Rescue has reviewed the proposal and offered comments in a letter dated June 16 stated
they endorse the proposal predicated on the project complying with thirty-three criteria and related conditions of
approval, including the provision of a fire access turn around for Tract A and the applicant applying for and
obtaining an Alternate Means and Methods Approval. As discussed elsewhere in this report, a condition of
approval has been included to ensure compliance with fire and life safety requirements set forth in the letter.
SECTION VII. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
Notices were mailed to neighboring property owners within 500 feet of the site boundaries on May 26, 2015. The
city received response from an adjoining neighbor to the west. In an email dated June 4,Joshua Elliott raised three
points of concern.
1. He requested tree 3006 be retained as part of the project, stating that this tree was not located within an area
NOTICE OF DECISION PAGE 23 OF 25
SUB2014-00011-WALNUT RIDGE SUBDIVISION
likely to subject to construction impacts, and ranked high for preservation in the Urban Forestry
Supplemental Report.
2. It was noted that none of the proposed development trees were of the same species that presently exist on
site, and the change would adversely impact the character of the neighborhood.
3. He stated that the area was extensively used by birds protected under the Migratory Bird Treaty Act, and
requested documentation regarding how the tree removal and clearing would be done in conformance with
this act.
These comments were forwarded to the applicant,who responded in an email dated June 9. In that email the
applicant offered the following responses:
1. "Regarding tree 3006, our arborist confirms that trees 3005 and 3006 should only be retained together. Since
removal of tree 3005 is necessary for construction, she recommended removal of 3006 too."
2. "Douglas Fir is not included on the City's street tree list, therefore we will not be including these in our
development plans."
3. "Regarding the Migratory Bird Treaty Act,we plan on removing trees between August 1 —January 31,
outside of the nesting season.We are aware of no other required removal specifications."
None of the issues raised are directly related to City of Tigard approval criterion.
1. Regarding the preservation of tree 3006. While desirable to the neighbors,the record shows that the
project site is not listed within a protected sensitive lands area, and as such the applicant must only
demonstrate how the project complies with minimum tree canopy requirements. As demonstrated above,
the application will exceed the minimum tree canopy requirements of the R-4.5 zone through a combination
of tree preservation and the planting of new species approved in the Tigard Urban Forestry Manual. No
change in the project is required to meet City standards.
2. Regarding the applicant's choice of tree species for planting. The applicant proposes the use of four tree
species, two of which are native (Pacific Dogwood and Oregon White Oak), the majority of which will be
planted as street trees (25 out of 27 proposed trees to be planted). The Tigard Urban Forestry Manual does
not list Douglas Fir as an allowed street tree,but does allow their use as a native trees outside of the right of
way. While the code both allows and encourages the planting of native trees,it does not specifically require
their use. No change in the project is required to meet City standards.
3. The Migratory Bird Treaty Act is not referenced in City standards as a relevant approval criterion for a
subdivision. The applicant has stated that their construction plans will occur outside of the general nesting
season for most affected birds. No change in the project is required to meet City standards.
SECTION VIII. 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 JULY 8,2015 AND
EFFECTIVE ON JULY 23, 2015 UNLESS AN APPEAL IS FILED.
Areal:
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
NOTICE OF DECISION PAGE 24 OF 25
SUB2014-00011-WALNUT RIDGE SUBDIVISION
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 JULY 22, 2015.
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.
400011110.11111.
July 16, 2015
PREPAT{EP BY: John Floyd DATE
Associate Planner
July 16, 2015
APPROVED BY: Tom McGuire DATE
Assistant Community Development Director
Exhibits: A. Site Plan
B. Zoning and Vicinity Map
C. Letter from Tualatin Valley Fire&Rescue -June 16, 2015
D. Letter from Clean Water Services -June 5,2015.
E. Email chain between Joshua Elliott,John Floyd, and Niki Munson (May 31 June 9, 2015)
NOTICE OF DECISION PAGE 25 OF 25
SUB201400011-WALNUT RIDGE SUBDIVISION
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June 16, 2015
John Floyd
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon
97223
Re: Walnut Ridge Subdivision
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and
conditions of approval:
FIRE APPARATUS ACCESS:
1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access
roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured
by an approved route around the exterior of the building or facility. An approved turnaround is required if
the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access
road, is greater than 150 feet. (OFC 503.1.1) Provide an approved turn around for Tract A.
2. DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be
provided with an approved turnaround. (OFC 503.2.5 & D103.1)
3. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION:
When buildings are completely protected with an approved automatic fire sprinkler system, the
requirements for fire apparatus access may be modified as approved by the fire code official. (OFC
503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the
system will be supported by a municipal water supply, please contact the local water purveyor for
information surrounding water meter sizing. Contact the fire code official for an application for the
alternate means and method approval.
4. ADDITIONAL ACCESS ROADS — COMMERCIAL/INDUSTRIAL: Buildings exceeding 30 feet in height
or three stories in height shall have at least two separate means of fire apparatus access. Buildings or
facilities having a gross building area of more than 62,000 square feet shall have at least two approved
separate means of fire apparatus access. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus access road when all buildings are
equipped throughout with approved automatic sprinkler systems. (OFC D104)
North Operating Center Command&Business Operations Center South Operating Center Training Center
20665 SW blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road
A!oha,Oregon 97073 11945 SW 70`h Avenue 4vilsonville,Or,!gen Sherwood,Oregon
503-649-8577 Tigard,Oregon 97223-9 96 97070-9641 97140-9734
503-649-8577
602-649-6577 503-259-1600
5. MULTIPLE ACCESS ROADS SEPARATION: Where two access roads are required, they shall be
placed a distance apart equal to not less than one half of the length of the maximum overall diagonal
dimension of the area to be served (as identified by the Fire Code Official), measured in a straight line
between accesses. (OFC D104.3) Exception: Buildings equipped throughout with an approved
automatic fire sprinkler system (the approval of this alternate method of construction shall be
accomplished in accordance with the provisions of ORS 455.610(5).
6. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the
highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road
constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet.
For the purposes of this section, the highest roof surface shall be determined by measurement to the eave
of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever
is greater. Any portion of the building may be used for this measurement, provided that it is accessible to
firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2)
7. AERIAL APPARATUS OPERATIONS: At least one of the required aerial access routes shall be located
within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to
one entire side of the building. The side of the building on which the aerial access road is positioned shall
be approved by the fire code official. Overhead utility and power lines shall not be located over the aerial
access road or between the aerial access road and the building. (D105.3, D105.4)
8. 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 & D103.1) The fire district will approve access roads of 12 feet for up to three dwelling units and
accessory buildings. The fire district does not endorse the design concept wherein twenty feet of
unobstructed roadway width is not provided. Private Drive Tract A.
9. 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)
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 (signage to indicate the no parking)
2. 26-32 feet road width — parking is allowed on one side (signage to indicate the no parking side)
3. Greater than 32 feet road width — parking is not restricted
10. 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)
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11. 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)
12. 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)
13. TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and
48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3)
14. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 12%.When fire
sprinklers* are installed, a maximum grade of 15% will be allowed.
0-12% Allowed
12-15% Automatic fire sprinkler system* required
15-18% Consideration on a case by case basis with submission of written
Alternate Methods and Materials request and automatic fire sprinkler
system.*
18% and Not allowed
greater
*The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of
ORS 455.610(5) and OAR 918-480-0100 and installed per section 903.3.1.1, 903.3.1.2, or 903.3.1.3 of the
Oregon Fire Code (OFC 503.2.7 & D103.2)
15. 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)
16. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with
the exception of crowning for water run-off. (OFC 503.2.7 & D103.2)
17. 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%.
18. 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)
19. TRAFFIC CALMING DEVICES: Shall be prohibited unless approved by the Fire Code Official. (OFC
503.4.1)
3
FIREFIGHTING WATER SUPPLIES:
20. MUNICIPAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water
supplies may be modified as approved by the fire code official where any of the following apply: (OFC
507.5.1 Exceptions)
1) Buildings are equipped throughout with an approved automatic fire sprinkler system (the approval of this
alternate method of construction shall be accomplished in accordance with the provisions of ORS
455.610(5)).
2) There are not more than three Group R-3 or Group U occupancies.
21. 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)
22. 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)
23. 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:
24. FIRE HYDRANTS —ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a
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)
25. 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 (OFC Table C105.1)
26. 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)
27. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15
feet from an approved fire apparatus access roadway unless approved by the fire code official. (OFC
C102.1)
28. ACCESS ROAD WITH A HYDRANT: Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders. OFC D103.1)
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29. 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)
30. 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)
31. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the
circumference of fire hydrants. (OFC 507.5.5)
32. FIRE DEPARTMENT CONNECTIONS: A fire hydrant shall be located within 100 feet of a fire department
connection (FDC) or as approved. Fire hydrants and FDC's shall be located on the same side of the fire
apparatus access roadway or drive aisle. (OFC 912 & 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 (as diagramed below).
BUILDING ACCESS AND FIRE SERVICE FEATURES
33. PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly visible from the street or road
fronting the property. The numbers shall contrast with their background. Where required by the fire code
official, address numbers shall be required in additional approved locations to facilitate emergency
response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches.
ADDITIONAL COMMENTS: The above listed criteria are preliminary potential applicable conditions that MAY
apply to this project.
If you have questions or need further clarification, please feel free to contact me at (503) 259-1504.
Sincerely,
hist. vo
John Wolff
Deputy Fire Marshal II
Cc:
HELPFUL LINKS:
Oregon Fire Code:
http://ecodes.biz/ecodes support/free resources/Oregon/14 Fire/14 ORFire main.html
5
Oregon Structural Specialty Code:
http://ecodes.biz/ecodes support/free resources/Oregon/14 Structural/14 ORStructural main.html
6
CleanWater Services
MEMORANDUM
Date: June 5, 2015
To: John Floyd, Associate Planner_City of Tigard
From: Jackie Sue Humphreys Clean Water Services (the District)
Subject: Walnut Ridge Subdivision, SUB2014-00011, 2S104AC10900
Please include the following comments when writing your conditions of approval:
PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING
A Clean Water Services (the District) Storm Water Connection Permit Authorization must be
obtained prior to plat approval and recordation. Application for the District's Permit
Authorization must be in accordance with the requirements of the Design and Construction
Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering
plan submittal), and is to include:
a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-l.
b. Detailed grading and erosion control plan. An Erosion Control Permit will be required.
Area of Disturbance must be clearly identified on submitted construction plans. If site
area and any offsite improvements required for this development exceed one-acre of
disturbance,project will require a 1200-CN Erosion Control Permit.
c. Detailed plans showing each lot within the development having direct access by gravity to
public storm and sanitary sewer.
d. Provisions for water quality in accordance with the requirements of the above named
design standards. Water Quality is required for all new development and redevelopment
areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for
maintenance of facility per R&O 07-20, Section 4.02.4.
e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be
clearly identified on plans, showing its location, condition, capacity to treat this site and,
any additional improvements and/or upgrades that may be needed to utilize that facility.
2550 SW Hillsboro Highway • Hillsboro,Oregon 97123
Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org
f If private lot LIDA systems proposed, must comply with the current CWS Design and
Construction Standards. A private maintenance agreement, for the proposed private lot
LIDA systems,needs to be provided to the City for review and acceptance.
g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary
sewer, and water quality related easements must be granted to the City.
h. Any proposed offsite construction activities will require an update or amendment to the
current Service Provider Letter for this project.
CONCLUSION
This Land Use Review does not constitute the District's approval of storm or sanitary sewer
compliance to the NPDES permit held by the District. The District, prior to issuance of any
connection permits, must approve final construction plans and drainage calculations.
John Floyd
From: Niki Munson <NMunson@riversidehome.com>
Sent: Tuesday, June 09, 2015 3:49 PM
To: John Floyd; 'Trisha Clark - Harris-McMonagle Associates, Inc.' (Trisha@h-mc.com)
Cc: Craig Schuck
Subject: RE: Case#SUB2014-00011 Walnut Ridge
John—
Regarding the neighbors comments,our response is as follows:
1. Regarding tree 3006, our arborist confirms that trees 3005 and 3006 should only be retained together. Since
removal of tree 3005 is necessary for construction,she recommended removal of 3006 too.
2. Douglas Fir is not included on the City's street tree list,therefore we will not be including these in our
development plans.
3. Regarding the Migratory Bird Treaty Act,we plan on removing trees between August 1—January 31, outside of
the nesting season. We are aware of no other required removal specifications.
Please let me know if you have additional questions for Riverside. We are anxiously awaiting our land use
approval. Thanks John.
Niki Munson
Land Acquisition Manager
Riverskie Homes
17933 NW Evergreen Parkway,Suite 370
Beaverton, OR 97006
503-645-0986 office 1503-690-2942.fax
id
Please Note:
The information in this E-mail message,and any files transmitted with it,is confidential and may be legally privileged It is intended only for the use of the individual(s)named above.If you are the intended recipient,be
aware that your use of any confidential or personal information may be restricted by state and federal privacy lairs.If you,the reader of this message,are not the intended recipient,you are hereby notified that you should not
further disseminate,distribute,or forward this E-mail message.If you have received this E-mail in error,please notify the sender and delete the material from any computer.Thank you.
From: John Floyd [mailto:Johnfl@tigard-or.gov]
Sent: Tuesday, June 09, 2015 11:24 AM
To: Niki Munson; 'Trisha Clark - Harris-McMonagle Associates, Inc.' (Trisha@h-mc.com)
Subject: FW: Case #SUB2014-00011 Walnut Ridge
We received this comment letter for Walnut Ridge. Please let me know if you would like to respond before we issue
our decision.
From: Joshua Elliott [mailto:joshuacelliott@yahoo.com]
Sent: Thursday, June 04, 2015 9:08 PM
1
To: John Floyd
Subject: Re: Case #SUB2014-00011 Walnut Ridge
Good evening John,
I've reviewed the proposal. I would like to submit some official public comments:
Comment #1 . After review of the application materials, I would request that tree 3006 be retained as
part of the development. The development proposes to remove 128 trees from the current 133 trees
on the property; many of the existing trees are native and well established. It is unfortunate to see so
many of these trees proposed for removal. However, I do recognize that many of the trees, even
large trees similar to tree 3006 (trees 3107, 3027, 3038, etc), are impediments to the proposed
development. Tree 3006, in particular, does not appear to meet the Urban Forestry Report's own
criteria for tree removal as detailed below and appears to provide an opportunity to retain one more
high-value native tree with little extra accommodation.
The report states that "trees will be removed for the purposes of construction, including grading,
utilities, street improvements, building lots, and a private access drive. Trees with the potential for
preservation with the proposed construction were further evaluated in terms of potential impacts with
exposure from adjacent tree removal, general condition, and viability."
In response to the first set of criteria listed above, no grading, utilities, or street improvements are
shown on the plans in the vicinity of the tree. The proposed home on lot 1 is shown approximately 20
feet from the tree. As general practice, typically only intrusions beyond one third of the canopy radius
require tree removal. At a canopy radius of 26 ft (per the tree report), the home, as shown, is likely
adequately spaced from tree 3006 to allow preservation. Furthermore, it would appear that this home
& drive configuration could easily be shifted to allow an appropriate buffer to preserve the tree if the
two-thirds of the canopy rule of thumb was not appropriate. Lot 1 is likely the least constrained lot in
the entire development. The proposed development is zoned R4.5 - this is not high density housing.
Lots of this size provide ample opportunity to incorporate site features such as tree 3006.
In response to the second sentence of the quote above, tree 3006 rates 3 for both viability and
preservation - the highest rankings possible. Clearly, the tree is not at risk from adjacent tree removal,
in poor general condition, or not viable. As a nearby property owner and resident, I enjoy the shade,
aesthetics, and habitat value that tree 3006 provides and the character it adds to the neighborhood;
this tree is a neighborhood asset. It is likely that the future homeowners on lots 1 and 3 would also
appreciate its value. Please include its preservation in the proposed development.
Comment#2: None of the proposed development trees are of the same species as any of the trees
currently on site. In fact, no coniferous trees are proposed at all. As the site and neighboring areas
are currently dominated by large native conifers, I request that the developer make an attempt to
incorporate some of the character of the existing site within the proposed development by planting
some native conifers.
Comment#3: The existing trees within the development site are extensively used by birds listed
under the Migratory Bird Treaty Act. Provide documentation as to how the proposed development,
specifically tree removal and clearing, will be done in conformance with this act.
Thanks,
Joshua & Megan Elliott
2
12800 SW 134th AVE
Tigard, OR
On Monday, June 1, 2015 5:58 PM, John Floyd <Johnfl(a�tigard-or.gov> wrote:
Hi Josh,
Here is the report.
John
From: Joshua Elliott [mailto:ioshuacelliott(c�yahoo.com1
Sent: Monday, June 01, 2015 5:30 PM
To: John Floyd
Subject: Re: Case#SUB2014-00011 Walnut Ridge
Hi John,
Please forward along the urban forestry report if you have that in pdf.
Thank you.
-Josh
On Monday, June 1, 2015 1:21 PM, John Floyd <Johnflctigard-or.gov>wrote:
Hi Joshua,
Attached is a scanned PDF of the proposed plans. Page 2 of the set includes the tree preservation and
removal plan. Page three includes the proposing tree canopy plan. There is also an associated project
narrative and an urban forestry report that addresses the city's approval criteria and documents the health of
individual trees. I can provide those if you like, but I believe the plans will provide the information you are
looking for.
It appears three large Douglas firs near you will be preserved, they are located immediately behind your
neighbor at 12840 SW 134th. A few others will also be preserved along the southern end of the project area,
but most are being removed to provide for a road connection and new building sites. I do not believe the
application addresses the migratory bird treaty act, but I am still reviewing the application.
If you wish to make a formal comment on this application, please do so by the end of the comment period
(June 9th). I'm also happy to discuss by phone at 503-718-2429.
Regards,
John
From: Joshua Elliott [mailto:ioshuacelliott@Yahoo.comi
Sent: Monday, June 01, 2015 12:32 PM
3
To: John Floyd
Subject: Re: Case#SUB2014-00011 Walnut Ridge
Thanks John,
I am most interested in which trees will be demolished or preserved and how the project will ensure
compliance with the migratory bird treaty act. My family has observed several native species listed
under this act in the large Douglas fir trees on the proposed site (house finches, song sparrows,
northern flickers, chestnut-backed chickadee, etc).
While I understand that there might not be regulations prohibiting the logging of the property prior to
redevelopment, the existing large trees on the property are a neighborhood asset and are heavily
utilized as habitat. It would be unfortunate if none of the trees were retained as part of the
development.
-Josh Elliott
On Monday, June 1, 2015 9:48 AM, John Floyd <Johnfl(c�tigard-or.gov>wrote:
Hi Joshua,
I do have electronic copies provided by the applicant, though the files tend to be large. Is there a particular
aspect of the development that you're interested in?
John
From: Joshua Elliott [mailto:ioshuacelliott c(Dyahoo.coml
Sent: Sunday, May 31, 2015 5:15 PM
To: John Floyd
Subject: Re: Case#SUB2014-00011 Walnut Ridge
More specifically, what additional materials are there to review? Can these materials be emailed (pdf)
rather than me having to make a separate trip to see them in person and/or pay to get a paper copy?
Thank you,
Josh
On Friday, May 29, 2015 3:44 PM, Joshua Elliott <joshuacelliott(a�yahoo.com>wrote:
Good afternoon John,
I live in the vicinity of the proposed Walnut Ridge development and received a letter in the mail today
regarding the public comment period for the land use review. Are there additional materials to review
besides the information that was mailed out? If so, how may I take a look at them?
Thank you,
Josh Elliott, PE
4
12800 SW 134th AVE
Tigard, OR 97223
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5