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ENGINEERING COMMENTS:
ZON2015-00006 / SUB2015-00015 Heritage Crossing – Alternative Proposal
1
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 11/29/2015
TO: John Floyd, Associate Planner
FROM: Greg Berry, Development Review Engineer
RE: ZON2015-00006 / SUB 2015-00015 Heritage Crossing
Access Management (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant has submitted a Traffic Impact Study prepared by Lancaster
Engineering, dated September 29, 2015. The analysis was done for the
proposed Heritage Crossing development located along the west side of Hall
Boulevard and is proposed to provide 62 single family homes. Based on the
analysis, the following is recommended:
x A northbound left-turn lane should be striped at the intersection of Ashford
Street and Hall Boulevard. The turning lane is not shown on the submitted
plans.
x The existing access spacing between Ashford Street and Langtree on Hall
Boulevard does not meet ODOT standards; however the spacing is
adequate to accommodate left-turn movements.
x Anticipated removal of vegetation is expected to provide adequate site
distance at the intersection of Ashford Street and Hall Boulevard.
Lancaster’s analysis concludes that the proposed neighborhood development
can occur while maintaining acceptable traffic operations and safety at the study
intersections. No new traffic signals are recommended.
The applicant shall incorporate all of Lancaster’s recommendations into their
ODOT Permit application and City of Tigard PFI permit application for review and
approval.
EXHIBIT B
ENGINEERING COMMENTS:
ZON2015-00006 / SUB2015-00015 Heritage Crossing – Alternative Proposal
2
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant’s traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
No driveways are proposed within 150 feet of Hall Boulevard. This criterion is
met.
Section 18.705.030.H.3 and 18.705.030.H.4 state that the minimum spacing
of driveways and streets along a collector shall be 200 feet. The minimum
spacing of driveways and streets along an arterial shall be 600 feet. The
minimum spacing of local streets along a local street shall be 125 feet.
There are no driveways placed directly on the arterial or collector streets.
The existing access spacing between Ashford Street and Langtree on Hall
Boulevard does not meet ODOT standards; however the spacing is adequate to
accommodate left-turn movements.
This criterion is met.
Street And Utility Improvements Standards (Chapter 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
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Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires
right-of-way and paved widths for each street classification. The Tigard
Transportation System Plan provides additional standards. Other
improvements required may include on-street parking, sidewalks, bikeways,
underground utilities, street lighting, storm drainage, street trees and transit
improvements.
The site is adjacent to Hall Boulevard, which is classified as an arterial requiring
a 36-foot paved width, without a taper, and a 50-foot from centerline right-of-way.
The right-of-way must be donated to ODOT as described in a May 1, 2015
ODOT letter. An environmental assessment will be required. TriMet has
recommended carriage walks to bridge the planting strip to ensure that the bus
stop is ADA accessible. The walks will be required as detailed in a TriMet letter
dated April 22, 2015.
A 50-foot right-of-way and a 28-foot paved width are proposed for Schmidt Loop
and Ashford Lane. The extent of permitted parking will depend on whether the
streets comply with Figure 18.810.4.B or 18.810.5.A.
The applicant has requested an adjustment to the local street standards for SW
Ashford Street and Applewood Avenue. The adjustment would allow existing
street improvements, including curbs adjacent to the curb, to continue a short
distance to SW Schmidt Loop. The adjustment should be allowed.
SW Ashford Lane provides a connection to SW Hall Blvd and is proposed with a
28-foot paved width. An ODOT State Highway Approach Road Permit is
required.
Future Street Plan and Extension of Streets:
Section 18.810.030.F states that a future street plan shall be filed which
shows the pattern of existing and proposed future streets from the
boundaries of the proposed land division. This section also states that
where it is necessary to give access or permit a satisfactory future division of
adjoining land, streets shall be extended to the boundary lines of the tract to
be developed and a barricade shall be constructed at the end of the street.
These street stubs to adjoining properties are not considered to be cul-de-
sacs since they are intended to continue as through streets at such time as
the adjoining property is developed. A barricade shall be constructed at the
end of the street by the property owners which shall not be removed until
authorized by the City Engineer, the cost of which shall be included in the
street construction cost. Temporary hammerhead turnouts or temporary cul-
de-sac bulbs shall be constructed for stub streets in excess of 150 feet in
length.
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The applicant has provided a Future Street Plan showing the pattern of existing and
planned future streets adjacent to and around the development. In addition to the
connection to Hall Boulevard, Ashford Street will provide a connection to the west
and Applewood Lane will provide a connection to the north.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of
no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a
regulated water feature if regulations would not permit construction.
Section 18.810.030.H.2 states that all local, neighborhood routes and
collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or
extension is precluded when it is not possible to redesign, or reconfigure
the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance
of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that
a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
The proposed street plans in the development meet the spacing standard of no
more than 530 feet between connections.
Ashford Street and Applewood Lane abut the site and will be extended through
the site.
This criterion for connection and through circulation is met.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed
ten percent on arterials, 12% on collector streets, or 12% on any other street
(except that local or residential access streets may have segments with
grades up to 15% for distances of no greater than 250 feet). Centerline radii
of curves shall be as determined by the City Engineer.
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The applicant states that the grades of the local streets proposed within the site
do not exceed 3%, thereby meeting this criterion.
The alignments of corners of SW Schmidt Loop have been revised to comply
with Washington County eyebrow corner standards and should be allowed.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that
where a development abuts or is traversed by an existing or proposed
arterial or major collector street, the development design shall provide
adequate protection for residential properties and shall separate residential
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:
x A parallel access street along the arterial or major collector;
x Lots of suitable depth abutting the arterial or major collector to provide
adequate buffering with frontage along another street;
x Screen planting at the rear or side property line to be contained in a
non-access reservation along the arterial or major collector; or
x Other treatment suitable to meet the objectives of this subsection;
x If a lot has access to two streets with different classifications, primary
access should be from the lower classification street.
The site is adjacent to Hall Boulevard, an arterial street. The applicant has
provided a circulation plan that shows all lot access will be from a residential
local street.
This criterion is met.
Alleys, public or private: Section 18.810.030.R states that alleys shall be no
less than 20 feet in width. In commercial and industrial districts, alleys
shall be provided unless other permanent provisions for access to off-
street parking and loading facilities are made. While alley intersections
and sharp changes in alignment shall be avoided, the corners of necessary
alley intersections shall have a radius of not less than 12 feet.
No alleys are proposed.
Private Streets: Section 18.810.030.T states that design standards for
private streets shall be established by the City Engineer. The City shall
require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement. Private streets serving more
than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
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A 20-foot easement tract with a 15-foot paved width is proposed for access to
three lots. The access shall be privately managed and maintained. No other
private streets are proposed.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 2,000 feet measured along the right-of-
way line except:
x Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
x For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
x For non-residential blocks in which internal public circulation
provides equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
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easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
All lots have at least 25 feet of frontage.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant’s plans indicate they will be installing full sidewalk improvements
with this development along both sides of the internal streets and Hall Blvd.. This
criterion is met.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in Resolution and Order 20-07 and
including any future revisions or amendments) and the adopted policies of
the comprehensive plan.
Over-sizing: Section 18.810.090.C states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
The applicant’s plans indicate sanitary sewer mains will be constructed to
accommodate the development. The mains will connect to an existing manhole
at Hall Boulevard at the southeast corner of the site. The work for connection
must be permitted by ODOT.
No over-sizing is required.
Storm Drainage:
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General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.C states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
Applicant has submitted plans showing a storm drain design based on a
September 29, 2015 Stormwater Report. Following collection and treatment, the
runoff will be directed to the existing manhole in Hall Boulevard at the southeast
corner of the site. An ODOT permit will be required.
A combined extended dry basin will provide detention by sizing the pond to
provide the required detention volume in addition to the treatment volume.
No up-sizing for future development is required.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
x The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
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x The City reserves the right to approve location of all surface mounted
facilities;
x 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
x Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.C states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant’s property shall pay a fee in-lieu of under-
grounding.
There are overhead utilites along the east side of Hall Boulevard. Pay a fee in-
lieu of undergrounding of ( 838.55 feet) ($35.00 /foot) = $29,349.
The applicant states that all utility lines, as stated in the above standard, shall be
placed underground in the proposed development.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Traffic Study Findings:
The applicant has submitted a Traffic Impact Study prepared by Landcaster
Engineering, dated September 29, 2015. The analysis was done for the
proposed Heritage Crossing development located along the west side of Hall
Boulivard and is proposed to provide 53 single family homes. Based on the
analysis done by Landcaster the following is recommended:
x A northbound left-turn lane should be provided at the intersection of
Ashford Street and Hall Boulevard.
x The existing access spacing between Ashford Street and Langtree on Hall
Boulevard does not meet ODOT standards; however the spacing is
adequate to accommodate left-turn movements.
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Landcasters analysis concludes that the proposed neighborhood development
can occur while maintaining acceptable traffic operations and safety at the study
intersections
The applicant shall incorporate all of Lancaster’s recommendations into their
ODOT Permit application and City of Tigard PFI permit application for review and
approval.
ODOT staff has been requested to provided comments and conditions. The
applicant shall comply with the recommended conditions.
Public Water System:
The applicant indicates that they will provide service to this development by
extending lines from stubouts at the existing terminations of Ashford Street and
Applewood Avenue. In addition, a connection to the 12-inch line in Hall
Boulevard is proposed. This connection will require an ODOT permit.
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.
A combined water quality and quantity treatment facility in a tract at the southeast
corner of the site is proposed.
The applicant shall obtain a (CWS) Stormwater Connection Permit Authorization
prior to issuance of the City of Tigard PFI permit.
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.
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The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit be issued for any
development that will disturb one or more acre of land. Since this site is
over five acres, the developer will be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with
the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours.
The plan shall detail the provisions for surface drainage of all lots, and show that
they will be graded to ensure that surface drainage is directed to the street or a
public storm drainage system approved by the Engineering Department. For
situations where the back portions of lots drain away from a street and toward
adjacent lots, appropriate private storm drainage lines shall be provided to
sufficiently contain and convey runoff from each lot.
The applicant will also be required to provide a geotechnical report, per Appendix J
of the Oregon Specialty Structural Code, for the proposed grading slope
construction.
The design engineer shall also indicate, on the grading plan, which lots will have
natural slopes between 10% and 20%, as well as lots that will have natural slopes
in excess of 20%. This information will be necessary in determining if special
grading inspections and/or permits will be necessary when the lots develop.
The site is over 5 acres in size, therefore an NPDES 1200-C permit is required.
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 $3,100.00 (62
lots and/or tracts X $50/address = $3,100.00).
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
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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:
x GPS tie networked to the City’s GPS survey.
x By random traverse using conventional surveying methods.
In addition, the applicant’s as-built drawings shall be tied to the GPS network.
The applicant’s engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING,
EXCAVATION AND/OR FILL ACTIVITIES:
Submit to the Engineering Department (Greg Berry, 503-718-2468) for
review and approval:
. Prior to commencing onsite 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).
Prior to commencing onsite improvements, an ODOT Permit is required for
all work within the right-of-way of SW Hall Blvd.
The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the “Permittee”, and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
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. 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.
. 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. Improvements shall be
designed and constructed to City standards.
x SW Hall Boulevard, an ODOT arterial, shall be shown to have:
- Right-of-way donation of 50 feet from centerline.
- Left turn lane
- Pavement width of 36 feet from centerline without a taper.
- Pavement section as required by ODOT.
- Concrete curb.
- Storm drainage.
- 8-foot sidewalk with 5-foot planter strip.
- Street trees, lighting, striping, signs.
- Traffic control devices.
x SW Schmidt Loop and Ashford Lane, local skinny streets, shall be
shown to have:
- Right-of-way dedication of 50 feet.
- Pavement width of 28 feet.
- Concrete curb.
- Driveway approaches.
- Storm drainage.
- 5-foot sidewalk with 5-foot planter strip.
- Street trees, lighting, striping, signs.
- Traffic control devices.
- Underground utilities.
x SW Applewood Lane and Ashford Street, extensions of existing local
streets, shall be shown to continue with existing improvements to a
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transition at SW Schmidt Loop.
The applicant’s ODOT Permit construction drawings shall indicate that full
half-street improvements, meeting ODOT and city standards shall be
constructed along the Hall Boulevard frontage, including a left turn for
northbound traffic on Hall Boulevard at Ashford Lane. Right-of-way
dedication providing 50 feet from centerline is required.
Sanitary sewer and storm drainage details shall be provided to the City for
review and approval as part of the Public Facility Improvement (PFI) permit
plans. Calculations and a topographic map of the storm drainage basin and
sanitary sewer service area shall be provided as a supplement to the Public
Facility Improvement permit plans. Calculations shall be based on full
development of the serviceable area. The location and capacity of existing,
proposed, and future lines shall be addressed.
The applicant 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.
. Prior to construction, the applicant’s design engineer shall submit
documentation, for review and approval by CWS and for review by the City
for, of the downstream capacity of any existing storm facility impacted by the
proposed development. The design engineer must provide an analysis of
the drainage system downstream of the development to a point in the
drainage system where the proposed development site constitutes 10
percent or less of the total tributary drainage volume, but in no event less
than 1/4 mile.
The applicant shall submit design plans for the combined stormwater facility
meeting the City of Tigard Design Guidelines prior to issuance of site
permits. This submittal shall include a maintenance plan, in accordance with
the CWS Design and Construction Standards and the City of Tigard Design
Guidelines, for the facility and must be reviewed and approved by the city
prior to issuance of the site permit.
. Any extension of public water lines shall be shown on the proposed Public
Facility Improvement permit construction and shall be reviewed and
approved by the City as a part of the 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.
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. An erosion control plan shall be provided as part of the Public Facility
Improvement permit drawings. The plan shall conform to the "CWS Erosion
Prevention and Sediment Control Design and Planning Manual” (current
edition) and submitted to City of Tigard with the PFI plans.
. 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.
. 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.
. The applicant shall obtain a 1200-C General Permit issued through the City
of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act.
.
. 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:
Submit to the Engineering Department (Greg Berry, 503-718-2468) for
review and approval:
. Prior to final plat approval, the applicant shall pay an addressing fee in the
amount of $3,100.00
. Prior to final plat approval, the applicant’s engineer shall provide post-
construction intersection sight distance certification for the intersection at
Hall Boulevard and Ashford Lane.
.
The final plat shall show that the required right-of-way donation to ODOT
has been completed as required by the May 1, 2015 letter from ODOT and
maintenance responsibilities for the proposed pedestrian access and access
for lots 14, 15 and 16.
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. The applicant’s final plat shall contain State Plane Coordinates on two
monuments with a tie to the City’s global positioning system (GPS) geodetic
control network (GC 22). 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:
x GPS tie networked to the City’s GPS survey.
x By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at 503-718-2421).
C. The final plat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard.
D. The right-of-way dedication for all public streets shall be made on the
final plat.
E. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicant’s
surveyor.
F. After the City and County have reviewed the final plat, submit one
mylar of the final plat for City Engineer signature (for partitions), or City
Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Greg Berry, 503-718-2468) for
review and approval:
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. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a paper copy of the recorded final plat.
. The City requires submittal and approval of, a construction access and
parking plan for the home building phase.
. Prior to issuance of building permits within the subdivision, the City Engineer
shall deem the public improvements substantially complete. Substantial
completion shall be when: 1) all utilities are installed and inspected for
compliance, including franchise utilities, 2) all local residential streets 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).
. Prior to issuance of building permits, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) paper, 2) an
electronic copy, and 3) the as-built drawings shall be tied to the City’s GPS
network. The applicant’s engineer shall provide the City with an electronic
file with points for each structure (manholes, catch basins, water valves,
hydrants and other water system features) in the development, and their
respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
.
IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE
FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT
CODE; THIS IS NOT AN EXCLUSIVE LIST:
18.430.080 Improvement Agreement:
Before City approval is certified on the final plat, and before approved construction
plans are issued by the City, the subdivider shall:
1. Execute and file an agreement with the City Engineer specifying the period
within which all required improvements and repairs shall be completed; and
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2. Include in the agreement provisions that if such work is not completed within
the period specified, the City may complete the work and recover the full
cost and expenses from the subdivider.
The agreement shall stipulate improvement fees and deposits as may be required
to be paid and may also provide for the construction of the improvements in stages
and for the extension of time under specific conditions therein stated in the contract.
18.430.090 Bond:
As required by Section 18.430.080, the subdivider shall file with the agreement an
assurance of performance supported by one of the following:
1. An irrevocable letter of credit executed by a financial institution authorized to
transact business in the State of Oregon;
2. A surety bond executed by a surety company authorized to transact
business in the State of Oregon which remains in force until the surety
company is notified by the City in writing that it may be terminated; or
3. Cash.
The subdivider shall furnish to the City Engineer an itemized improvement estimate,
certified by a registered civil engineer, to assist the City Engineer in calculating the
amount of the performance assurance.
The subdivider shall not cause termination of nor allow expiration of said guarantee
without having first secured written authorization from the City.
18.430.100 Filing and Recording:
Within 60 days of the City review and approval, the applicant shall submit the final
plat to the County for signatures of County officials as required by ORS Chapter 92.
Upon final recording with the County, the applicant shall submit to the City a mylar
copy of the recorded final plat.
18.430.070 Final Plat Application Submission Requirements:
Three copies of the subdivision plat prepared by a land surveyor licensed to
practice in Oregon, and necessary data or narrative.
ENGINEERING COMMENTS:
ZON2015-00006 / SUB2015-00015 Heritage Crossing – Alternative Proposal
19
The subdivision plat and data or narrative shall be drawn to the minimum standards
set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by
the City of Tigard.
STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS
FOLLOWS:
Centerline Monumentation
In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline
of all street and roadway rights-of-way shall be monumented before the City
accepts a street improvement.
The following centerline monuments shall be set:
1. All centerline-centerline intersection points;
2. All cul-de-sac center points; and
3. Curve points, beginning and ending points (PC's and PT's).
All centerline monuments shall be set during the first lift of pavement.
Monument Boxes Required
Monument boxes conforming to City standards will be required around all centerline
intersection points, cul-de-sac center points, and curve points of public streets.
The tops of all monument boxes shall be set to finished pavement grade.
18.810 Street & Utility Improvement Standards:
18.810.120 Utilities
All utility lines including, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be
placed underground, except for surface-mounted transformers, surface-mounted
connection boxes, and meter cabinets which may be placed above ground,
temporary utility service facilities during construction, high capacity electric lines
operating at 50,000 volts or above.
ENGINEERING COMMENTS:
ZON2015-00006 / SUB2015-00015 Heritage Crossing – Alternative Proposal
20
18.810.130 Cash or Bond Required
All improvements installed by the subdivider shall be guaranteed as to
workmanship and material for a period of one year following acceptance by the
City.
Such guarantee shall be secured by cash deposit or bond in the amount of the
value of the improvements as set by the City Engineer.
The cash or bond shall comply with the terms and conditions of Section
18.810.180.
18.810.150 Installation Prerequisite
No land division improvements, including sanitary sewers, storm sewers, streets,
sidewalks, curbs, lighting or other requirements shall be undertaken except after
the plans therefore have been approved by the City, permit fee paid and permit
issued.
18.810.180 Notice to City Required
Work shall not begin until the City has been notified in advance.
If work is discontinued for any reason, it shall not be resumed until the City is
notified.
18.810.200 Engineer's Certification
The land divider's engineer shall provide written certification of a form provided by
the City that all improvements, workmanship and materials are in accord with
current and standard engineering and construction practices, and are of high grade,
prior to the City acceptance of the subdivision's improvements or any portion
thereof for operation and maintenance.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
Quasi-Judicial Amendments (Subsection 18.380.030.B2)
Subsection 18.380.030.B2 requires compliance of all applicable standards
of the Code.
ENGINEERING COMMENTS:
ZON2015-00006 / SUB2015-00015 Heritage Crossing – Alternative Proposal
21
The applicant’s traffic study concluded that the requested zone change would
result in fewer daily trips. Similarly, the requested zone change is not expected
to require additional utility capacity. Consequently, the proposed zone change
would comply with Chapter 18.810.
1
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WN2015Ͳ0339.
Theresultsandconclusionsfromthatreviewareexplainedintheattachedpdfdocuments.Iftheattacheddocuments
areillegibleordifficulttoopen,youmaycontacttheDepartmentandrequestpapercopies.Otherwise,pleasereview
theattachmentscarefullyanddirectanyquestionsorcommentstoWetlandSpecialist,PeterRyanat(503)986Ͳ5232or
Peter.Ryan@dsl.state.or.us.Thankyouforyourinterestintheproject.
AquaticResourceManagementProgram
OregonDepartmentofStateLands
775SummerSt.NE,Ste.100
Salem,OR97301Ͳ1279
Fax:(503)378Ͳ4844
http://www.oregonstatelands.us
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HelloJohn,
IreceivedaletterfromthecityabouttheattempttoreͲzonethepropertyonHallBlvd.
IamahomeowneronEmpireterrace(15370EmpireTerrace).MypropertydirectlybackstheHallBlvd
propertyinquestion(13125SwHallBlvd).
IjustwantedtosayIsupportthereͲzoningofthisland.IwouldactuallypreferittobeallRͲ7,butIbelievethe
currentproposalforaRͲ12/RͲ7subdivisionisagoodbalance.Withtheincreasedamountofbuildinginthe
area,Ifindithardtobelieveourcurrentinfrastructurecanbarehigherdensityofbuilding.Trafficisalreadya
concernforusnowwholiveinthisarea.
IfIcanattendthemeetingonMondaythe7th,Iwill.
Thankyouforyourconsideration.
BrandonYee
1221 SW Yamhill Street, Portland, Oregon 97205
Tigard Planning Commission
Tigard Civic Center – Town Hall
13125 SW Hall Blvd
Tigard, OR 97223
December 4, 2015
RE: Proposed Amendment to Tigard Comprehensive Plan Map and Zoning Map, LOCAL FILE #:
ZON2015-00006/SUB2 DLCD FILE #: 006-15
The Fair Housing Council of Oregon (FHCO) is a private non-profit fair housing organization incorporated under the
laws of the State of Oregon. Founded in 1990, FHCO strives to eliminate discriminatory housing practices and to
ensure the equal availability of housing to all persons, without regard to race, religion, gender, national origin, familial
status, disability, sexual orientation, source of income, or marital status. We serve all victims of housing discrimination,
including housing providers when their fair housing rights have been violated. This letter provides comments on the
above-referenced post-acknowledgment plan amendment.
We understand that the Tigard Planning Commission will be reviewing a proposal to Amend the Comprehensive Plan
Map from Medium Density Residential (R-12) to Medium Density Residential (R-7) 6.05 acres at 15435 SW Hall
Blvd, 2S111DA 00400. We would like to review the fair housing implications of the amendment to help ensure an
adequate supply of affordable and fair housing in Tigard, pursuant to Goal 10 (housing), OAR 660 Division 007, and
ORS 197.303 to .314.
FHCO was unable to locate the staff report and findings on the City’s website and would therefore like to formally
request a continuance of this hearing so that we can review the findings and prepare any comments. We hope that given
the holiday timeframe, you can postpone this matter a few weeks to allow adequate time for community participation.
FHCO is interested in working in a collaborative manner with the City of Tigard and offering technical assistance to
help the community achieve the highest levels of equal opportunity housing choice possible. Please feel free to be in
touch with any questions.
Thank you for your consideration.
Sincerely,
Louise Dix
Louise Dix
Affirmatively Furthering Fair Housing Specialist
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67
12/14/2015
1
Heritage Crossing
Zone Change and Subdivision
(Compromise Concept)
Kelly Ritz, Venture Properties
Mike Robinson, Perkins Coie
Mimi Doukas, AICP, RLA, AKS Engineering
ZON2015-00006/SUB2015-00015/ADJ2015-00003
PLANNING COMMISSION PUBLIC HEARING
DECEMBER 7, 2015
Request
“Compromise Concept”
Zone Change from R-12 to a reduced area of R-12 and R-7 to
address Staff’s concerns and provide compatibility with the
neighbors
62 lot Subdivision with R-7 perimeter lots similar to surrounding
subdivision, and R-12 small detached lots adjacent to SW Hall
Boulevard bus corridor and interior to the project
&9)*#*5%
12/14/2015
2
Original R-7 Proposed Subdivision
Compromise R-7/R-12 Subdivision
12/14/2015
3
Original vs. Compromise
Proposed 62 lot Subdivision
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4
Density Implications
This compromise concept minimally reduces the City-wide capacity by 12 lots
Provides diversity with 35 large R-7 sized lots and 27 small R-12 sized lots
Respects existing neighborhood
Metro does not oppose the compromise zone change
City has excess housing capacity with the addition of River Terrace
All R-12
(Existing Zoning)
All R-7
(Original Application)
R-12/R-7 Combination
(Current Proposal)
Minimum Density 74 44 54
Maximum Density 92 56 67
Proposed Units (current) 62
Loss of Potential Density 12 lots
Zone Change Criteria
Compliance with all applicable Comprehensive Plan Policies
Compliance with Metro Goal 1
Evidence of a change in the neighborhood or community or a mistake or
inconsistency in the Comprehensive Plan or Zoning Map as it relates to the
property which is the subject of the development application.
Compliance with the standards of the Development Code
±Applicant’s findings show criteria is met
12/14/2015
5
Staff’s Findings for Denial
Applicant did not make case for incompatibility
±Mitigation is possible
±Housing types does not make a project incompatible
Applicant has not shown a Change of Conditions or Mistake
±Property zoned since 1983
Importance of R-12
±Housing diversity
±Housing capacity
±Supportive of Transit
Staff: Applicant did not make case for
incompatibility
±Mitigation is possible
±Housing type does not make a project incompatible
12/14/2015
6
Compatibility
Staff: Housing types does not make a project incompatible
±Apartments are permitted outright in R-12 – Apartments have compatibility
challenges next to single family detached
±Compatibility is about size, scale, noise, traffic, parking
±Regardless of housing type, R-12 will result in more homes, with more traffic, less
parking, additional residents, additional noise
Staff: Mitigation is possible
±Perhaps for scale
±Additional cars will impact roads
±Additional cars will increase parking demands
±Smaller street frontage and more driveways will lower the availability of on-street
parking
±No mitigation for the noise of additional density; 15 feet of additional rear yard
does not diminish noise – existing homes have shallow lots
±Two backyards for every existing backyard
Alternate Site Plan – Min R-12 Density
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7
Alternate Site Plan – Min R-12 Density
Alternate Site Plan – Min R-12 Density
12/14/2015
8
22’ wide
52’ wide
22’ wide
Minimum Density in R-12
Existing Applewood Homes
Alternate Site Plan – Max R-12 for sale Density
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9
Alternate Site Plan – Max R-12 for sale Density
20’ wide
52’ wide
Townhome Density in R-12
Existing Applewood Homes
60’ -100’ wide
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10
Staff: Applicant has not shown a Change of Conditions
or Mistake
Staff: Property zoned since 1983
±Surrounding properties have been downzoned to R-7
±Minimum density standards were not adopted until 1998, after most of the
surrounding district had been built with 5,000 SF lots
±If minimum density standards had not been adopted, we would not be requesting
zone change either
Staff: Property still meets the same Comprehensive Plan Policies for the
original R-12 designation, access to transit, flat site, distance to
commercial services, distance to open spaces
±This site does not have unique or exceptional access to commercial services, parks,
schools.
±R-12 land added to River Terrace has equal locational factors
Evidence of a Change or Mistake
Evidence of a change in the neighborhood or community or a mistake or
inconsistency in the Comprehensive Plan or Zoning Map as it relates to
the property which is the subject of the development application.
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11
Substantial Changes Since 1983
Rezone of land to the south from R-12 to R-7
Rezone of land to the north from R-12 to R-7
Rezone of land to the west from R-4.5 to R-7
Build-out of most of the corridor between 1983 and 1998
Establishment of minimum density provisions did not occur until 1998 after most
of the neighborhood was built out
1983 (photo from 1981)
C
N
12/14/2015
12
1984 (photo from 1986)
C
N
1986
C
N
12/14/2015
13
1996
C
N
1997
C
N
12/14/2015
14
C
N
1999 minimum Densities adopted in 1998
2013
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15
Staff: Applicant has not shown a Change of Conditions
or Mistake
Staff: Property zoned since 1983
±Surrounding properties have been downzoned to R-7
±Minimum density standards were not adopted until 1998, after most of the
surrounding district had been built with 5,000 SF lots
±If minimum density standards had not been adopted, we would not be requesting
zone change either
Staff: Property still meets the same Comprehensive Plan Policies for the
original R-12 designation, access to transit, flat site, distance to
commercial services, distance to open spaces
±This site does not have unique or exceptional access to commercial services, parks,
schools.
±R-12 land added to River Terrace has equal locational factors
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16
Proximity to Services
Proximity to Services
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17
Staff: Importance of R-12 Opportunities
Staff: Housing diversity
±Revised plan provides diversity of housing – how much is enough?
±35 large R-7 sized lots and 27 small R-12 sized lots
Staff: Supportive of Transit
±Transit route connects key town centers, this property is on the travel corridor
±District is already primarily built out at R-7 densities, it is too late to become a
transit corridor archetype
±12 additional units will not lead to the success or failure of the transit system
Staff: Need to address the loss of attached housing opportunities
±In 2010 Johnson Gardner Goal 10 report predicted 53% of demand will be for
detached housing and 43% attached. The historic demand was for 65% detached
from 2000 to 2010.
±With approval of River Terrace, Tigard’s inventory became 56% detached and
44% attached.
±Proposed Zone Change is insignificant in attached/detached mix.
Staff: Housing capacity
Attached Housing Capacity
Type
±In 2010, Johnson Gardner Goal 10 report predicted 53% of demand will be for
detached housing and 47% attached. The historic demand was for 65% detached
from 2000 to 2010.
±With approval of River Terrace, Tigard’s inventory became 56% detached and 44%
attached.
±Proposed Zone Change is insignificant in attached/detached mix.
2010 Johnson Gardner Need Projection River Terrace Updates Proposed Zone Change
Detached Attached
Percent
Detached
Total
Units Detached Attached
Percent
Detached
Total
Units Detached Attached
Percent
Detached
R-1 Low-Density 3 0 100% 4 4 0 4 4 0
R-2 Low-Density 2 0 100% 2 2 0 2 2 0
R-3.5 Low-Density 100 0 100% 143 143 0 143 143 0
R-4.5 Low-Density 834 50 94% 1,431 1,350 81 1,431 1,350 81
R-7 Medium-Density 585 36 94% 2,216 2,088 128 2,295 2,162 133
R-12 Medium-Density 200 325 38% 1,406 536 870 1,276 486 790
R-25 Medium-Density 0 1,240 0% 1,991 0 1,991 1,991 0 1,991
MUR-1 Mixed-Use 0 191 0% 191 0 191 191 0 191
MUR-2Mixed-Use 0 60 0% 38038 38038
[Area 63] West Bull Mountain 637 63 91%
[Area 64] West Bull Mountain 1,045 1,087 49%
Totals/Averages: 3,406 3,052 53% 7,422 4,123 3,299 56% 7,371 4,148 3,223 56%
12/14/2015
18
Attached Housing Capacity
Excess capacity of both R-7 and R-12 lands
Excess capacity in all residential zones
Loss of 12 units, less than 0.16% of total capacity
Duplex homes permitted in the R-7 zone
R-7
R-7
Capacity
vs Need R-12
R-12
Capacity
vs Need
All
Residential
Capacity
All
Residential
Capacity vs
Need
2032 Need 621 525 6457
2010 Capacity 628 7 525 0 6714 257
2014 Capacity 563 -58 490 -35 6437 -20
2014 Capacity with River Terrace 2216 1595 1406 881 7421 964
Capacity with proposed Zone Change 2295 1674 1276 751 7371 914
Metro Title 1 is met
E. A city or county may reduce the minimum zoned capacity of a single lot or
parcel so long as the reduction has a negligible effect on the city’s or county’s
overall minimum zoned residential capacity.
Loss of 12 units, less than 0.16% of total capacity
12/14/2015
19
Metro Title 1 is met
MUGFMP Title 1 is met because the change to the minimum zoned capacity is
minimal based on the city’s own acknowledged minimum zoned capacity
number in its TCP. D.S. Parklane v Metro, an Oregon Court of Appeals decision,
and subsequent cases, including LUBA’s decision in Craig v City of Woodburn,
hold that a City must rely on numbers such as this in its acknowledged plan
even if the numbers are out of date.
“Metro implements Goal 10 through Title 1. To meet Title 1, each jurisdiction
was required to determine its housing capacity and adopt minimum density
requirements. Tigard adopted an 80% of minimum density requirement for
development in 1998, which means that a development must build 80% of the
maximum units allowed by the zoning designation. The City has committed to
providing the development opportunity for an additional 6,308 dwelling units
between 1998 – 2017. This number shows Tigard’s zoned capacity for
additional dwelling units. It is an estimate based on the minimum number of
dwelling units allowed in each residential zoning district, assuming minimum
density requirements.”
Current Capacity = 7,421 dwelling units
Application meets the Zone Change Criteria
Compliance with all applicable Comprehensive Plan Policies
Compliance with Metro Goal 1
Evidence of a change in the neighborhood or community or a mistake or inconsistency in
the Comprehensive Plan or Zoning Map as it relates to the property which is the subject
of the development application.
Compliance with the standards of the Development Code
12/14/2015
20
Meets the criteria
Neighborhood Support
Request Approval
Questions?
12/14/2015
21
Solara
SW North Dakota Street
SW
9
6
th
Av
e
Solara
12/14/2015
22
Location
Durham Road
Sattler Street
Ha
l
l
B
o
u
l
e
v
a
r
d
Metro Title 1 is met
RIVER TERRACE COMMUNITY PLAN:
Metropolitan Housing Rule Compliance
The Metropolitan Housing Rule (OAR 660-007/Division 7) establishes regional residential density and
housing mix standards for communities within the Metro UGB. Tigard must provide the opportunity to
build new housing at an overall average density of 10 or more dwelling units per net buildable acre.
Tigard must also designate sufficient buildable land that allows for at least 50% of new residential units
to be attached housing (either single- or multi-family attached).
An analysis of housing needs and capacity conducted in 2012 found that the city’s overall zoning is in
compliance with both Metropolitan Housing Rule components. Table 3-1 shows the residential density
calculations for River Terrace, where the overall density is 10.84 and 11.76 dwelling units per net
buildable acre for Areas 63 & 64 and Roy Rogers West, respectively. Thus, the requirement to average
10 or more dwelling units per net buildable acre is met. Moreover, all of the zoning districts in River
Terrace (R-4.5, R-7, R-12 and R-25) permit single-family detached as well as single-family attached
and/or multi-family housing. Thus, the opportunity for attached housing exists throughout River
Terrace.