Ordinance No. 17-24 CITY OF TIGARD, OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. 17-oZ y
AN ORDINANCE ADOPTING COMPREHENSIVE PLAN AMENDMENT CPA 2017-00001 AND
ZONE CHANGE ZON 2017-00001 TO AMEND THE TIGARD COMPREHENSIVE PLAN
DESIGNATIONS AND ZONING DISTRICTS MAP FROM R-4.5 TO R-12 ON TAX LOT
1S135CD01600.
WHEREAS, Section 18.380.030 of the City of Tigard Community Development Code requires quasi-judicial
amendments to be undertaken by means of a Type III-PC procedure when a zone change application also
involves a concurrent application for a comprehensive plan map amendment, as governed by Section
18.390.050;and
WHEREAS, the applicant now requests an amendment to the Tigard Comprehensive Plan and Zoning Map
to rezone the subject property, from R-4.5 to R-12, and an eight lot subdivision and adjustment of setbacks
adjacent to property zoned R-4.5, reducing it from 30-feet to 24-feet;and
WHEREAS, on October 16, 2017, the Tigard Planning Commission held a public hearing,which was noticed
in accordance with city standards, and recommended approval of the proposed CPA2017-00001/ ZON2017-
00001/ SUB2017-00002/ADJ2017-00008 by motion with a 7-0 vote in favor;and
WHEREAS, on November 28, 2017, the Tigard City Council held a public hearing, which was noticed in
accordance with city standards, to consider the Commission's recommendation on CPA2017-00001/ZON
2017-00001/SUB2017-00002/ ADJ2017-00008, to hear public testimony, and apply applicable decision-
making criteria;and
WHEREAS, Council's decision to approve CPA 2017-00001/ZON 2017-00001/ SUB2017-00002/
ADJ2017-00008 and adopt this ordinance was based on the findings and conclusions found in Exhibit"B"
and the associated land use record which is incorporated herein by reference and is contained in land use
file CPA2017-00001/ZON 2017-00001/SUB2017-00002/ADJ2017-00008.
NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Tigard City Council amends the Tigard Comprehensive Plan Map to change the
Comprehensive Plan Designations and Zoning Districts as shown in Exhibit "A"
SECTION 2: Tigard City Council adopts the findings and conclusions contained in Exhibit "B" in
support of the Council's action and to be the legislative basis for this ordinance.
PASSED: By Z1,47Gl/2/191474L1.'vote ofall Council embers present after being read by number
and title only, this ,2'. qday of A/07"P2017.
ORDINANCE No. 1
Page 1
- ,4Ae--e ,4- id
r_/1._
Carol Krager, City Recorder
APPROVED: By Tigard CityCouncil this
''day of II/eirde/L......--, 2017.
li
6.k
John . Cook,Mayor
Approved as to form:
, t/A________-
City A o, ey
ORDINANCE No. 17-p if
Page 2
Exhibit A
N. / / I 1 / --1.4,1----+ :__."3 w /________. _ .__. Zoning.Map_�� _// ]
r i —���� -.l w � , ___ y I a Generalized Zoning Categories
I{
/......_.............„ j N � � I
RFF e J �- i
r � RG RD , 0, =-
i 1 Zoning Description.
._.._ 1
FS '� R-4.5 R-12 _ ------Ti Residential
_—_ I
_ Mixed Use Residential
SMixed Use Central Business District
-__ 1 I
Commercial
*Mixed Use Employment
oiliiii .
I I ri".. _1i
IMIndustrial
/. __ _j 1
Parks and Recreation
\ i j I $Washington County Zoning
/
S i _ __- Overlay Zones
I
T u
I
LEWIS LN > j Historic District Overlay
-R-1 2 — T. Planned Development Overlay
I
R.445'7--,-4
I I x IT
1 r-- I i 1 r-------_---i , Subject Site
�_....._._ J r_ I --r_ _� , 1 I --
PI HAS CT
� ______._r..__. f_. , PIHAS ST f
i
I `-------L______J___ ; j�
Low
�� i _Q.____\:___— Z_ PIHAS ST
J i NACIRA lltl
/ \ \��� i d / I —�--_._ �_Y I i Map punted at 09:04 AM on 21-Sep-17
I-0I\`� 1 •� I bbrmatbn on MN map a for general bcNron only aryl ehodtl be verified with the
V %r\<�, VJ ----- Devebpment Servkes DiviNen.
4 _/�\ ~ I IDATA IS DERNED FROM MULTIPLE SOURCES THE CT'OF TIGARD MAKES NO
R-4U QWARRANTY,REPRESENTATION OR GUARANTEE AS TO THE CONTENT.ACCURACY,
// FANV OF THE DATA PROVIDED HEREIN.THE
C/ F / i OR
NCC RAOF CIES IIN THEARD LFORMATION PROVIDED REGARDLESS SSUME NO uraLn-y FOR ANY OF HOW CAUSED�R R-25 �,
\\: 2 _ ''` , vio
COMMUNITY DEVELOPMENT DEPARTMENT
.I' �I•�1 ,//'_ _ ,% /,r ------ ______ - R-7 A zi sw alp B Iii
,, , _. .t._ ,/[•._Y_1..„__.. /7/ �^ TlG R es 1Ti503 6 9-017123d r
Foot
/ j Id
0 {� t� / II www.tigard-or.gov TIGARD
j///
EXHIBIT B
PLANNING COMMISSION RECOMMENDATION
TO CITY COUNCIL
FOR THE CITY OF TIGARD, OREGON TIGARD
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NO.: Comprehensive Plan Amendment (CPA) 2017-00001
Zone Change (ZON) 2017-00001
Subdivision(SUB) 2017-00002
Adjustment(ADJ) 2017-00008
FILE TITLE: CANYON COURT COMPREHENSIVE PLAN AMENDMENT/ ZONE
CHANGE
APPLICANT: Emerio Design OWNER: Scott Miller
Annemarie Skinner 1327 Jay Ct.
8285 SW Nimbus,Suite 180 West Linn,OR 97068
Beaverton,OR 97008
REQUEST: The applicant requests approval of a Comprehensive Plan Designation and Zoning
Map Amendment from low density residential, R-4.5, to medium density residential,
R-12, and an eight lot subdivision on 0.91 acres. Lots will be developed with
detached single-family homes. Proposed lot sizes range from 2,785 to 4,917 square
feet. The request also includes an adjustment of setbacks adjacent to property zoned
R-4.5, reducing it from 30-feet to 24-feet.
LOCATION: 11600 SW 98th Ave;TAX MAP # 1S135CD01600
COMP PLAN
DESIGNATION/
ZONING
DISTRICT: FROM:Low Density Residential (R-4.5)
TO: Medium Density Residential (R-12)
APPLICABLE Community Development Code Chapters 18.380.030, 18.390.050, 18.390,
REVIEW 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and
CRITERIA: 18.810.; Comprehensive Plan Goals 1,2, 10;Statewide Planning Goals 1,2, 10;
and Metro's Urban Growth Management Functional Plan Titles 1,7,and 12.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/Z(N2017-00001/SUB2107-00002 CANYON COURT PAGE 1 OF 45
SECTION II PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommends to the Tigard City Council APPROVAL of the Comprehensive Plan
and Zoning Map Amendment as determined through the public hearing process. The Planning Commission
further recommends to the Tigard City Council APPROVAL of the Subdivision and Adjustment request
subject to certain conditions of approval. The findings and conclusions on which the decision is based are
noted in Section VI of this decision.
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS INCLUDING GRADING,
EXCAVATION,AND/OR FILL ACTIVITIES:
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the PLANNING DIVISION, ATTN:
MONICA BILODEAU (503)718-2427 or MonicaB@tigard-or.gov. The cover letter shall clearly
identify where in the submittal the required information is found:
1. Prior to commencing any site work, the project arborist shall perform a site inspection for tree
protection measures, document compliance/non-compliance with the Urban Forestry Plan, and
send written verification with a signature of approval directly to the project planner within one week
of the site inspection.
2. Prior to commencing any site work, the applicant shall provide a fee to cover the city's cost of
collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry
Manual,Section 11,Part 3).This fee amount will be for 13 open grown trees.
3. Prior to commencing any site work, the applicant shall provide a tree establishment bond that meets
the requirements of the Urban Forestry Manual, Section 11,Part 2. This bond amount will be for 12
street trees.
4. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection
measures during periods of active site development and construction, document compliance/non-
compliance with the Urban Forestry Plan, and send written verification with a signature of approval
directly to the project planner within one week of the site inspection.
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 DIVISION,ATTN:
KHOI LE, PRINCIPAL ENGINEER at (503) 718-2440 or Khoi([utigard-or.gov. The cover letter
shall clearly identify where in the submittal the required information is found:
5. All public improvements including street, utilities, grading, onsite and offsite stormwater quality and
detention facilities, streetlights, easements, easement locations, and utility connection for future
utility extensions shall be designed in accordance with the following codes and standards:
• City of Tigard Public Improvement Design Standards
• CleanWater Services (CWS) Design and Construction Standards
• Tigard Community Development Codes,Municipal Codes
• Fire Codes
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL,
CPA 2017-00001/'ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 2 OF 45
• Other applicable County, State,and Federal Codes and Standard Guidelines
6. All public improvements including street, utilities,grading, onsite and offsite stormwater quality and
detention facilities, streetlights, easements, easement locations, and utility connection for future
utility extensions are subject to the City Engineer's review,modification,and approval.
7. Prior to commencing site improvements,a Public Facility Improvement (PFI) Permit is required for
this project to cover all infrastructure work including onsite and offsite stormwater Water Quality
and Detention Facilities 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. NO these
plans are in addition to any drawings required by the Building Division and should only include
sheets relevant to public improvements. Public Facility Improvement permit plans shall conform to
City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's
web page (www.tigard-or.gov).
8. 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.
9. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access
and parking plan for approval by the City Engineer. The purpose of this plan is for parking and
traffic control during the public improvement construction phase. All construction vehicle parking
shall be provided onsite. No construction vehicles or equipment will be permitted to park on the
adjoining residential public streets. Construction vehicles include the vehicles of any contractor or
subcontractor involved in the construction of site improvements or buildings proposed by this
application,and shall include the vehides of all suppliers and employees associated with the project.
10. Prior to commencing of site improvements, the Applicant shall provide Engineering Division a
photometric analysis for the review and approval. New LED streetlights are required based on the
photometric analysis; the Applicant shall submit plans showing the location of streetlights to
Engineering Division for review and approval. Type and color of pole and light fixture shall also be
included on the plan for review and approval.
11. Prior to commencing of site improvements, the Applicant shall submit plans showing the following
items to Engineering for review and approval:
SW 98th Ave shall include and shall be shown to have:
• 27'right of way dedication from center line
• 16'pavement improvement from center line for travel lane and on street parking
• Curb and gutter
• Storm drainage improvement including but not limited replacing the existing catch basin located
south of the proposed driveway approach of the private street with a shallow manhole and grate lid
meeting CleanWater Services Design and Construction Standards
• 5'planter
• 5'concrete sidewalk
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 3 OF 45
• Fill in sidewalk gap between the proposed subdivision and tax lots: 1S135CD01700,
1S135CD01701, 1S135CD01702, 1S135CD01703
• Relocate exiting utility poles affected by sidewalk extension
• Reconstruct existing driveways affected by sidewalk extension
• Residential driveway approach per the City of Tigard Design Standards
• Commercial driveway approach for private street at SW 98th Ave per the City of Tigard Design
Standards
• Street trees in the planter strip spaced per TDC requirements
• Street light as approved by City Engineer
• Underground utilities
• Street signs,names and traffic control devices (not to be provided by the City)
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Neighborhood Route
• Street profile,extended a minimum of 300'beyond frontage in each direction
• Pavement transition taper per the City of Tigard Design Standards
• Sidewalk barricade
• Mail boxes
Tract'A"Private Street shall include and shall be shown to have:
• 20'pavement,minimum
• Curb
• 5' sidewalk
• Residential driveway approaches
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Residential Local Street
• Street profile
• Storm drainage improvement including 12"main,manholes,and curb weep holes meeting
CleanWater Services Design and Construction Standards
• Channel and grate in the sidewalk meeting the City of Portland details SW-335A and SW-335B
• Street signs,names and traffic control devices
• Non access reserve along Lot 1 and Lot 2
12. Prior to commencing of site improvement, the Applicant shall submit site plans as part of the Public
Facility Improvement Permit indicating that the existing overhead utilities along the project frontage
on SW 98th Ave being place underground. Alternatives shall be subject to review and approval of
the City Engineer.
13. Prior to commencing site improvements, submit a final storm drainage report for the streets and lots
to Engineering Division for review and approval. The storm drainage report shall be prepared in
accordance with CWS Design and Construction Standards.
14. Prior to commencing site improvements,the Applicant shall submit design plans for the stormwater
water quality and detention facilities within the subdivision meeting the CWS Design and
Construction Standards and the City of Tigard. 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 facilities and must be reviewed and approved by the city.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 4 OF 45
15. Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI
Permit showing the location of the proposed storm drainage system and associated service laterals to
Engineering for review and approval. The storm drainage system and service laterals shall be
designed and constructed in accordance with the City of Tigard and CWS Design and Construction
Standards.
16. 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.
17. Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI
Permit showing the location of the proposed sanitary sewer main and associated service laterals to
Engineering for review and approval. The sanitary sewer main and service laterals shall be designed
and constructed in accordance with the City of Tigard and CWS Design and Construction
Standards.
18. Prior to commencing site improvements, the Applicant shall submit site plans as part of the Public
Improvement Permit showing the existing 4"CI water along the project frontage on SW 98th Ave to
be replaced with 8"DI. The new 8"DI water main shall be extending to connect to the existing 8"
DI stub out located near the intersection between SW 98th Ave and SW Scott Court. Any services
affected by the main replacement shall be replaced and reconnected. The existing 4"CI main being
replaced shall be removed. NO FE: An estimated 12 percent of the water system cost will be
assessed prior to approval of the City of Tigard's PFI permit.
19. 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 emergency vehicular
access and turn around.
20. Prior to commencing of site improvement, a common maintenance agreement of the private street
serving Lot 3 to Lot 8 and the common driveway serving Lot 1 and Lot 2 shall be submitted to
Engineering Division as part of the Public Facility Improvement (PFI) Permit for review and
approval. A non-access reserve strip along the south line of Lot 1 and Lot 2 shall also be submitted
for review and approval.
21. Prior to commencing site improvements, an erosion control plan shall be provided as part of the
Public Facility Improvement permit drawings. The plan shall conform to the "CWS Erosion
Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to
City of Tigard with the PFI plans.
22. Prior to commencing site improvements,a final grading plan shall be submitted showing the existing
and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and
show that they will be graded to insure that surface drainage is directed to the street or a public
storm drainage system approved by the Engineering Division.
23. The design engineer shall indicate, on the grading plan,which lots will have natural slopes between
10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This
information will be necessary in determining if special grading inspections and/or permits will be
necessary when the lots develop.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 5 OF 45
24. The final construction plans shall be signed by the geotechnical engineer to ensure that they have
reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan
at the end of the project.
25. Prior to commencing of site improvements, the Applicant shall submit site plans showing location
of the street monuments to Engineering for review and approval.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL PLAT APPROVAL:
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 DIVISION,ATTN:
KHOI LE, PRINCIPAL ENGINEER at (503) 718-2440 or Khoi@tigard-or.gov. The cover letter
shall clearly identify where in the submittal the required information is found:
26. Prior to final plat approval, the Applicant shall complete the required public improvements
including but not limited to street improvement and sidewalk extension, obtain conditional
acceptance from the City,and provide a one-year maintenance assurance for said improvements.
27. Prior to final plat approval, the all public utility facilities including but not limited to storm drainage,
water quality, detention, sanitary sewer, water, gas, electrical, communication, and wireless shall be
constructed,completed,and/or satisfied.
28. Prior to final plat approval, submit private street name for review and approval.
29. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed
private street will be jointly owned and maintained by the private property owners who abut and
take access from it.
30. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and
Restrictions (CC&R's) for this project, to be recorded with the final plat, that dearly lays out a
maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the
private property owners within the subdivision to create a homeowner's association to ensure
regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the
Engineering Division prior to approval of the final plat.
31. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and
incorporated a homeowner's association.
32. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and
Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a
maintenance plan and agreement for the proposed private water quality/detention facility. The
CC&R's shall obligate the private property owners within the subdivision to create a homeowner's
association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of
the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat.
33. Prior to approval of the final plat, the applicant shall provide a public storm drainage and sanitary
sewer easement over the entirety of Tract"A".
34. Prior to final plat approval,the existing overhead utilities along the project frontage on SW 98th Ave
shall be placed underground,completed,and/or satisfied.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 6 OF 45
35. Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC
22). 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:
o GPS tie networked to the City's GPS survey.
o By random traverse using conventional surveying methods.
36. 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.
37. 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.
38. Partition plat will include signature lines for the City Engineer and Community Development
Director. NO 1'h: 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.
39. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of$500.00. (8
lots and 2 tracts X$50/address).
40. After the City and County have reviewed the final plat, submit one of the final plat for City
Engineer and Community Development Director signatures.
41. Submit a check in the amount of the current final plat review fee (Contact Planner on Duty, at
503718-2421)
42. Prior to final plat approval, the Applicant shall submit to Engineering Division the final sight
distance certification of both lots for review and approval.
43. Prior to final plat approval, a common maintenance agreement of the private street serving Lot 3 to
Lot 8 and the common driveway serving Lot 1 and Lot 2 shall be submitted to Engineering Division
as part of the Public Facility Improvement (PFI) Permit for review and approval.
44. Prior to a final plat, the applicant shall call in for a final planning inspection to ensure the project
was completed as shown on the approved plan. Include a final letter from the arborist certifying all
trees have been installed per the Urban Forestry Plan, starting the two year tree establishment
period.
IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS
OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST:
18.430.080 Improvement Agreement:
Before City approval is certified on the final plat, and before approved construction plans are issued by the
City,the Developer shall:
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 7 OF 45
• Execute and file an agreement with the City Engineer specifying the period within which all required
improvements and repairs shall be completed;and
• Include in the agreement provisions that if such work is not completed within the period specified,
the City may complete the work and recover the full cost and expenses from the Developer.The
agreement shall stipulate improvement fees and deposits as may be required to be paid and may also
provide for the construction of the improvements in stages and for the extension of time under
specific conditions therein stated in the contract.
18.430.090 Bond:
As required by Section 18.430.080, the Developer shall file with the agreement an assurance of performance
supported by one of the following:
• An irrevocable letter of credit executed by a financial institution authorized to transact business in
the State of Oregon;
• A surety bond executed by a surety company authorized to transact business in the State of Oregon
which remains in force until the surety company is notified by the City in writing that it may be
terminated;or
• Cash.The 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 final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data
or narrative. The final plat and data or narrative shall be drawn to the minimum standards set forth by the
Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard.
STREET CEN 1'LRLINE 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:
• All centerline-centerline intersection points;
• All cul-de-sac center points;and
• Curve points,beginning and ending points (PC's and PT's).
All centerline monuments shall be set during the first lift of pavement.
Monument Boxes Required
Monument boxes conforming to City standards will be required around all centerline intersection points,
cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished
pavement grade.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 8 OF 45
18.810.120 Utilities
All utility lines including, but not limited to those required for electric, communication, lighting and cable
television services and related facilities shall be placed underground, except for surface-mounted
transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground,
temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts
or above.
18.810.130 Cash or Bond Required
All improvements installed by the Developer shall be guaranteed as to workmanship and material for a
period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or
bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall
comply with the terms and conditions of Section 18.810.180.
18.810.150 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 Developer's Design Engineer shall provide written certification of a form provided by the City
that all improvements,workmanship and materials are in accord with current and standard engineering and
construction practices,and are of high grade,prior to the City acceptance of the subdivision's improvements
or any portion thereof for operation and maintenance.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION,NOTED UNDER THE PROCESS AND APPEAL
SECTION OF THIS DECISION.
SECTION III BACKGROUND INFORMATION
Project Description
The applicant requests approval for a zone change from the current R-4.5 to proposed R-12, a
comprehensive plan change from low to medium density residential and concurrent preliminary plat
approval for an eight-lot subdivision,titled Canyon Court, for single-family residential lots.Also requested is
a development adjustment of 20 percent from the required 30-foot yard setback to a 24-foot yard setback
along properties with a more restrictive zone. The subject site is currently zoned R-4.5 Low Density
Residential with a Comprehensive Plan Map Designation of Low Density Residential. Adjacent properties
to the north and west are zoned Medium-Density Residential (R-12) and Low-Density Residential (R-4.5) to
the east and south.
The subject site is undeveloped ground, approximately 0.91 acre, on the east side of SW 98th Avenue
approximately 340 feet south of its intersection with SW Greenburg Road. It is identified as Tax Map
1S135CD01600 in the records of Washington County Assessment and Taxation.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 9 OF 45
There are no stub streets adjacent to the site that require connection or extension as part of this project.
Access to proposed Lot 1 will be directly from SW 98th Avenue. Lot 2 will also access from SW 98th
Avenue, but via an access easement across the north portion of Lot 1. A new private street will be installed
along the south edge of the development to provide access to Lots 3 through 8. A hammerhead turnaround
easement is provided in the middle of the private street for emergency services providers. Street frontage
improvements and right-of-way dedication will take place along the site's SW 98th Avenue frontage as per
City of Tigard (City) standards. The private street which is Tract A will be constructed as per City standards
for a private street.Tract A will also serve as an easement for public and private utilities.
The proposed lots range from 2,785 square feet to 4,917 square feet in area. The subdivision will utilize the
City's potable water, sanitary sewer and storm water services. The required number of street trees will be
planted as part of the improvements,and all tree canopy requirements will be met through a combination of
tree preservation and new tree plantings. Storm water will be managed for the entire site via a storm facility
(Tract B)which will detain and treat storm water as per Clean Water Services (CWS) and City standards.
Decision Process
The Commission will make a recommendation to Council on the Comprehensive Plan/Zone
Change/Subdivision and Adjustment. The Council must first approve the Comprehensive Plan/Zone
Change before consideration of the Subdivision and adjustment.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
A notice of a pending land use action was sent to neighboring property owners within 500 feet of the
subject site boundaries on September 21, 2017. One comment was received from a neighbor, Bill Reiner
located in a High Density Residential zone (R-25) approximately 650 feet to the south of the project. His
concerns are regarding on-street parking availability and sidewalks.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
The following summarizes the criteria applicable to this decision in the order in which they are addressed:
A. Applicable Development Standards
18.370 Adjustment
18.380 Zoning Map and Text Amendments
18.430 Subdivisions
18.510 Residential zoning districts
18.705 Access,Egress and Circulation
18.715 Density Computations
18.745 Landscaping and Screening
18.765 Off-street parking and loading requirements
18.790 Urban Forestry Plan
18.795 Vision Clearance Areas
18.810 Street and Utility Improvement Standards
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
18.370 Variance and Adjustments
18.370.020 B. Development Adjustments.
1. The following development adjustments will be granted by means of a Type I procedure, as
governed by Section 18.390.030, using approval criteria contained in paragraph 2 of this
subsection B:
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 10 OF 45
a. Front yard setbacks. Up to a 25% reduction of the dimensional standards for the front yard
setback required in the base zone. Setback of garages may not be reduced by this provision.
b. Interior setbacks. Up to a 20% reduction of the dimensional standards for the side and rear
yard setbacks required in the base zone.
c. Lot coverage. Up to 5%increase of the maximum lot coverage required in the base zone.
The request is to reduce the side and rear yard setback from 30 feet to 24 feet (20 percent),which meets
the description of 18.370.020.B.1.b. In this case the rear yard of Lots 1 through 5 and the east side yard
of Lot 8 abut an R-4.5 zone, thus requiring a 30-foot yard setback, these lots are requested to be
adjusted.
2. Approval criteria. A development adjustment shall be granted if there is a demonstration of
compliance with all of the applicable standards:
a. A demonstration that the adjustment requested is the least required to achieve the desired
effect;
The applicant requests approval to maximize the buildable area on Lots 1 through 5 and 8 to the largest
extent possible. The reduction in the side and rear yard setback from 30 feet to 24 feet (20 percent), in
order to accommodate a new detached, single-family home of a particular design. Staff has evaluated the
applicant's submitted site plan to determine that this adjustment is the least required to achieve the
desired effect. This criterion is met.
b. The adjustment will result in the preservation of trees, if trees are present in the development
area;
There are no trees present in the relevant development area. This criterion does not apply.
c. The adjustment will not impede adequate emergency access to the site;
Staff reviewed the applicant's submitted site plan to determine the proposed adjustment will not impede
adequate emergency access to the site. The private street is the required 20-foot wide paved width and
will be so with or without the adjustment. The required emergency services turnaround at the midpoint
of the private street is designed to meet fire code standards for turnarounds and can and will do so with
or without the adjustment.The requested adjustment impacts the north and east property lines,neither
of which are where the private street or turnaround are located. This criterion is met.
d.There is not a reasonable alternative to the adjustment which achieves the desired effect.
The applicant requests this development adjustment in order to accommodate new detached, single-
family homes of a particular design. As demonstrated above, the applicant's proposal complies with the
20 percent reduction for rear and side yard setbacks. There is not a reasonable alternative to the
proposed adjustment which achieves the desired effect. This criterion is met
18.380 ZONING MAP AND TEXT AMENDMENTS
Chapter 18.380.030 Quasi Judicial Amendments and Procedures to this Title and Map.
A. Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC
procedure, as governed by Section 18.390.050, using standards of approval contained in subsection
(B) of this section. The approval authority shall be as follows: (3) The commission shall make a
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 11 OF 45
recommendation to the council on a zone change application which also involves a concurrent
application for a comprehensive plan map amendment.
FINDING: The proposed quasi-judicial amendment is being reviewed under the Type IV procedure as
set forth in this chapter. This procedure requires public hearings before both the Planning
Commission and City Council.
B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve,
approve with conditions or to deny an application for a quasi-judicial amendment shall be based on
all of the following standards:
1. Demonstration of compliance with all applicable comprehensive plan policies and map
designations;
Chapter 1: Citizen Involvement
Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to
participate in all phases of the planning process.
Policy 2 The City shall define and publicize an appropriate role for citizens in each phase of
the land use planning process.
Policy 5 The opportunities for citizen involvement provided by the City shall be appropriate
to the scale of the planning effort and shall involve a broad cross-section of the community.
Citizens, affected agencies, and other jurisdictions were given the opportunity to participate in all phases of
the planning process. Several opportunities for participation are built into the Comprehensive Plan
amendment process, including public hearing notification requirements pursuant to Chapter 18.390.050 of
the Tigard Community Development Code.
The neighborhood meeting was held on February 14,2017.
On September 21, 2017, public hearing notice of the Planning Commission and City Council public
hearings was sent to the interested parties list and all property owners within 500 feet of the subject
parcels.
On September 28, 2017 a notice was published in The Tigard Times. The notice invited public input
and included the phone number of a contact person to answer questions. The notice also included the
address of the City's webpage where the staff report to the Planning Commission could be viewed.
On September 28,2016, the site was posted with a notice board.
On September 21, 2017, the proposal was posted on the City's web site.
On October 9,2017 the staff report was made available on the city's website.
FINDING: As shown in the analysis above,the Tigard Comprehensive Plan Goal 1.1 Policies 2 and 5
are met.
Chapter 2: Land Use Planning
Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans
as the legislative basis of Tigard's land use planning program.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/GON2017-00001/SUB2107-00002 CANYON COURT PAGU 12 OF 45
Policy 1 The City's land use program shall establish a clear policy direction, comply with state
and regional requirements, and serve its citizens' own interests.
The goals and policies contained in the Tigard Comprehensive Plan provide the basis for the city's land use
planning program.This policy is met.
Policy 2 The City's land use regulations, related plans, and implementing actions shall be
consistent with and implement its Comprehensive Plan.
The City's development code,Title 18, has been found to be consistent with the Comprehensive Plan. This
policy is met.
Policy 3 The City shall coordinate the adoption, amendment, and implementation of its land
use program with other potentially affected jurisdictions and agencies.
Potentially affected jurisdictions and agencies were given an opportunity to comment. Any comments that
were received axe addressed in Section VI: Outside Agency Comments.This policy is met.
Policy 5 The City shall promote intense urban level development in Metro designated Centers
and Corridors, and employment and industrial areas."
The Metro 2040 Growth Concept Map shows that Pacific Hwy, through Tigard, is designated as a
"Corridor." The proposed rezone of the subject site from low density residential to medium density
residential would meet market demand for residential development. The proposed zone change will allow
for smaller lot sizes, higher density (eight lots rather than four lots) and more affordable housing options —
all of which promote a greater level of financial stability among the citizens of Tigard. This policy is met.
Policy 6 The City shall promote the development and maintenance of a range of land use
types which are of sufficient economic value to fund needed services and advance the community's
social and fiscal stability.
Policy 7 The City's regulatory land use maps and development code shall implement the
Comprehensive Plan by providing for needed urban land uses including:
A. Residential;
B. Commercial and office employment including business parks;
C. Mixed use;
D. Industrial;
E. Overlay districts where natural resource protections or special
planning and regulatory tools are warranted; and
F. Public services
The rezoning of the subject property to medium-density residential would allow for a needed increase in the
variety of housing options available to the citizens of Tigard. The proposed zone change would allow for
smaller lot sizes, higher density, and more affordable housing options, promoting a greater level of financial
stability among the citizens of Tigard. These policies are met.
Policy 15 In addition to other Comprehensive Plan goals and policies deemed applicable,
amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific
criteria:
PLANNING COMMISSION RECOMMENDATION 1'0 CITY COUNCIL
CPA 201 7-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 13 OF 45
A. Transportation and other public facilities and services shall be available, or committed to be
made available, and of sufficient capacity to serve the land uses allowed by the proposed map
designation;
The City's Comprehensive Plan Public Facilities and Services Chapter states that for the purposes of the
Comprehensive Plan, Public Facilities and Services refers to Stormwater Management, Water Supply and
Distribution, Wastewater Management, Community Facilities and Private Utilities. In addition the
Comprehensive Plan Glossary includes public safety, parks and transportation. All services are or will be
available to the subject property that is being proposed for a rezone and comprehensive plan amendment.
The individual services are discussed in detail below. It should be recognized that the proposed
development seeks to develop single-family detached dwellings,which is a permitted use in the current R-
4.5 zone. The purpose of the requested zone change and proposed map designation is not to provide a
housing type not otherwise allowed in the current zone, but to allow for smaller lots at a higher density to
help meet the demand for affordable detached housing.
Primary access to the subject site will be via SW Greenburg Road which offers direct access to Highway 217
as well as connection to Highway 99. Alternate access is via SW Commercial Street which turns into SW
98th Avenue. The site also offers excellent access to nearby transit stations as it is 0.7 miles to the Tigard
Transit Center and the WES Commuter Trail.
It is also noted that Bus Line 76 of Tri-Met has Stop ID 2246 at the intersection of SW Greenburg Road
and SW 98th Avenue,which is approximately 340 feet north of the subject site.
Additional public services such as stormwater, water, and sanitary sewer will connect to existing
infrastructure and it is not anticipated that the proposed zone change from R-4.5 to R-12 will result in
additional demands on public services.This policy are met.
B. Development of land uses allowed by the new designation shall not negatively affect existing or
planned transportation or other public facilities and services;
The land use being sought by this application is single-family detached dwellings. This use is permitted
under the subject site's current zone of R-4.5. The purpose of the zone change request is not to seek an
additional land use; rather it's to seek additional lots for the already-permitted land use of single-family
detached dwellings. The subject site is served by SW 98th Avenue, which is a local street. The zone change
will not change the designation or routing of SW 98th Avenue. The required right-of-way dedication and
street frontage improvements to the site's SW 98th Avenue frontage will take place as part of the
subdivision, regardless of the zone change. Access to Lots 1 and 2 will be directly from SW 98th Avenue.
Access to Lots 3 through 8 will be from a new private street.Access remains the same also,regardless of the
zone change. If the property remained R-4.5, access to some of the allowed four lots would be via SW 98th
Avenue and access to the remainder of the allowed four lots would be via a new private street.The subject
property does not have any planned streets going through it, nor does it have any stubbed or dead-end
streets on any side; therefore, there are no requirements for extensions as there aren't any streets to extend.
This fact remains the same, regardless of the zone. Therefore, there is no negative impact to the existing or
planned transportation system because of the change from R-4.5 to R-12.This policy are met.
C. The new land use designation shall fulfill a proven community need such as provision of needed
commercial goods and services, employment, housing, public and community services, etc. in the
particular location,versus other appropriately designated and developable properties;
D. Demonstration that there is an inadequate amount of developable, appropriately designated,
land for the land uses that would be allowed by the new designation;
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 14 OF 45
The proposed rezoning satisfies a need for property zoned R-12. In 2013 the City Council adopted a
Housing Strategies report prepared by Angelo Planning Group and Johnson & Reid in support of the
Periodic Review update to Goal 10, Housing. This report illustrated that at that time the city had nearly
twice as much buildable land in areas zoned R-7 (72.1 net buildable acres) than in areas zoned R-12 (36.7
net buildable acres). The report analyzed the city's current and future housing needs, which included the
following conclusion: "In general, there is a need for some less expensive ownership units and rental units".
R-12 zoned land permits attached single-family and multi-family housing types, which contribute to the
city's variety of more affordable housing stock. These policies are met.
E. Demonstration that land uses allowed in the proposed designation could be developed in
compliance with all applicable regulations and the purposes of any overlay district would be
fulfilled;
While there are many uses allowed in the proposed R-12 zoning designation, the applicant will be
developing the site as single-family residential housing. A preliminary plat for the proposed eight-lot
subdivision is being concurrently reviewed with the proposed zone change to demonstrate that medium
density residential use can be developed in compliance with applicable regulations. The submitted plan set
shows proposed single-family house footprints and the grading plan, street plan and utility plan - all with
single-family houses as the end product. The submitted plan set illustrates, and this narrative explains, how
the proposed eight-lot single-family residential development is in compliance with all applicable Code
regulations. The subject site does not contain any overlay districts.This policy is met.
F. Land uses permitted by the proposed designation would be compatible, or capable of being
made compatible,with environmental conditions and surrounding land uses; and
G. Demonstration that the amendment does not detract from the viability of the City's natural
systems.
The subject site does not contain any environmental overlays, significant natural resources or sensitive
areas/wetlands/wildlife habitat. The service provider letter from Clean Water Services, attached as Exhibit
4, attests that the site is free of environmental constraints. The surrounding land use to the north, south and
east is single-family residential housing.This application proposes single-family residential housing similar to
what is existing surrounding the subject site. The proposed rezone would not detract from the viability of
the City's natural systems. These policies are met.
Chapter 10:Housing
Goal 10.1 Provide opportunities for a variety of housing types at a range of price levels to meet
the diverse housing needs of current and future City residents.
Policy 1 The City shall adopt and maintain land use policies, codes, and standards that
provide opportunities to develop a variety of housing types that meet the needs, preferences and
financial capabilities of Tigard's present and future residents.
Medium-density residential properties are important to the ongoing implementation of the City's housing
policies, for a number of reasons, including growth in population of the City and a need for flexibility in
allowable and available housing types to provide a level of affordability for first-time house buyers, single
people and retirees on a fixed and limited income, as well as other members of the community who desire
more affordable housing options in the City's neighborhoods.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/LON2017-00001/SUB2107-00002 CANYON COURT PAGE 15 OF 45
The population of Tigard has increased by 6.6 percent since 2010 (United States Census Bureau). With this
increase in population, the demand for housing continues to grow, particularly the need for residential
properties zoned with the flexibility necessary to promote a level of affordability.
In 2013 the Council adopted a Housing Strategies report prepared by Angelo Planning Group and Johnson
& Reid in support of the Periodic Review update to Goal 10, Housing. This report illustrated that at that
time the city had about twice as much buildable land in areas zoned R-7 (72.1 net buildable acres) than in
areas zoned R-12 (36.7 net buildable acres). The report analyzed the city's current and future housing needs,
which included the following conclusions of relevance to the application:
• "In general,there is a need for some less expensive ownership units and rental units."
• "Single family attached units are projected to meet nearly 20 percent of future housing need."
• "It is projected that in coming decades a greater share of housing will be attached types, including
attached single family."
This type of housing is possible in the R-12 zone,which allows attached and multi-family housing on 3,050
square-foot lots. R-12 is a versatile medium density residential zone that can better meet the preferences and
financial capabilities of Tigard's present and future residents. This policy is met.
METRO Urban Growth Management Functional Plan
Title 1: Housing Capacity
The Regional Framework Plan calls for a compact urban form and a "fair-share" approach to
meeting regional housing needs. It is the purpose of Title 1 to accomplish these policies by
requiring each city and county to maintain or increase its housing capacity.
The City's Housing Strategies Report indicates that "in general, there is a need for some less expensive
ownership units and rental units." This type of housing is possible in the R-12 zone,which allows attached
and multi-family housing on 3,050 square-foot lots. With this quasi-judicial action, the zone change to R-12
on the subject site will result in a marginal increase of R-12 zoned land in the City of Tigard to help meet
the preferences and financial capabilities of Tigard's present and future residents, consistent with the
purpose of Title 1.
FINDING: As shown in the analysis above, the proposed comprehensive plan/zone change
demonstrates compliance with all applicable comprehensive plan policies and map
designations;
2. Demonstration of compliance with all applicable standards of any provision of this code or other
applicable implementing ordinance; and
FINDING: As shown in the findings above and below, the proposed comprehensive plan/zone change
demonstrates compliance with all applicable standards of the provisions of Title 18 and
other implementing ordinances.
3. Evidence of 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.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 16 OF 45
The applicant presents for consideration the existing surrounding zones and uses as evidence of a change in
the neighborhood from low density residential to medium density residential. The subject property has a
number of higher density developments and zones surrounding it. There are two parcels on the north side
of the site that are zoned R-12 (Tax Lot 500 and Tax Lot 9200). There is an apartment complex to the
northeast of the site and also to the northwest of the site. A review of the zoning map, attached as Exhibit
3, shows a significant number of properties in the area that are zoned R-12, as well as R-7 and R-25.
Pictures in Exhibit 7, along with a map from Google Maps,have been included with the subject application
identifying uses of surrounding properties including apartment complexes and skinny houses on narrow lots
which are commonly seen in medium and higher-density zones. The entire area to the west of the subject
site is zoned R-12, as well as the entire area to the northeast of the subject site. There are also a number of
commercial businesses in the general vicinity as highlighted on the map included as part of Exhibit 7. All of
these items and information present a clear picture that the area has definitely changed from a strictly low
density area to an area with medium and higher density zones and uses, as well as commercial. While there
are still portions of the area zoned R-4.5, the surrounding areas zoned R-7, R-12 and R-25 and the areas
utilized for commercial uses show that the requested amendment to Medium Density Residential fits with
the current zones and uses.
Information obtained from the United States Census Bureau states the population of Tigard has increased
by 6.6 percent since 2010. This influx in population has generated an increased need for housing in the
City. In particular, there is a presently a deficit in the availability of affordable single-family dwellings in the
City (see attached Exhibit 8). Zoning the subject property to R-12 will help accommodate the City's growth
in population and subsequent need for residential properties.
The increasing need for affordable housing, particularly single-family detached dwellings, is a change in the
community that supports the comprehensive plan/zone change. Given the variety of permitted housing
types and the increased density allowed, property zoned R-12 is of increasing importance to ensure the
availability of affordable housing. With a minimum lot size of 3,050 square feet and increased maximum
density, the R-12 zone provides the flexibility necessary to meet the housing type preferences and financial
capabilities of the City's present and future residents.
The trend in the market and development in the community as a whole is progressing towards smaller lots,
in an effort to satisfy the increasing demand for affordable housing in the area. The subject property, as
noted above, has a number of R-12 zoned properties adjacent to it and in near proximity to it. An R-12
zoning of residential property in this area, then, is ideal due to the surrounding R-12 sites already in
existence and the proximity of commercial services to the north and transit options along SW Greenburg
Road.
FINDING: As shown in the analysis above, there is evidence of change in the neighborhood or
community to support the proposed comprehensive plan/zone change.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend to the Tigard City Council
APPROVAL of the Comprehensive Plan and Zoning Map Amendment as being in
compliance with all applicable comprehensive plan policies, all applicable standards of any
provision of this code or other applicable implementing ordinance, as evidenced by change
in the neighborhood and the community, and as determined through the public hearing
process.
18.430 Subdivisions
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 17 OF 45
18.430.020 General Provisions
D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the
underlying zoning district as long as the average lot area for all lots is not less than allowed by the
underlying zoning district. No lot created under this provision shall be less than 800/0 of the
minimum lot size allowed in the underlying zoning district.
The minimum lot size for the R-12 zone is 3,050 square feet. The applicant proposes to utilize lot averaging
for this subdivision, with an average lot size of 3,376 square feet. Three (3) of the proposed lots (Lots 2, 6,
and 7) are below the minimum lot size requirement of 3,050 square feet, but are not less than 80 percent of
the minimum. This provision is met.
18.430.040 Approval Criteria: Preliminary Plat
A. Approval criteria. The approval authority may approve, approve with conditions or deny a
preliminary plat based on the following approval criteria:
1. The proposed preliminary plat complies with the applicable zoning ordinance and other
applicable ordinances and regulations;
The proposed preliminary plat complies or can be made to comply with the applicable zoning ordinance
and other applicable ordinances and regulations, as demonstrated by the analysis contained within this
administrative decision, and through the imposition of conditions of approval. All necessary conditions
must be satisfied as part of the development and building process. This criterion is met.
2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS
Chapter 92;
According to the Washington County Surveyor's Office, the proposed plat name, "Canyon Court" has been
reserved. Additionally, the applicant submitted a Subdivision Plat Naming form that was approved by the
Washington County Surveyor's Office in March 2017. This criterion is met.
3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of
major partitions already approved for adjoining property as to width, general direction and
in all other respects unless the city determines it is in the public interest to modify the street
or road pattern; and
4. An explanation has been provided for all common improvements.
The applicant's narrative provides an explanation for all common improvements, as required. Specific
details of the proposed improvements are discussed in detail under Section 18.810 Street and Utility
Improvement Standards of this decision. This criterion is met.
18.510 Residential Zoning Districts
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.
B. Development standards. Development standards in residential zoning districts are contained in
Table 18.510.2.
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
PI,ANNING COMMISSION RECOMMENDATION TO CITY COUNCIL,
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 18 OF 45
STANDARD R-12 Proposed
Minimum Lot Size
-Detached unit 3,050 sq. ft. 3,050 sq.ft.
-Duplexes
-Attached unit{11
Average Minimum Lot Width None None
Maximum Lot Coverage 80% 80%
Minimum Setbacks
-Front yard 15 ft. 15 ft.
-Side facing street on
corner&through lots 10 ft. 10 ft.
-Side yard 5 ft. 5 ft.
-Rear yard 15 ft. 15 ft.
-Side or rear yard abutting more
restrictive zoning district 30ft. 24ft.
-Distance between property line
and front of garage 20 ft. 20 ft.
Maximum Height 35 ft. 35 ft.
Minimum Landscape Requirement 20% 20%
Based on the applicant's site plan, staff finds all proposed lots have sufficient space for future development
that meets the minimum required setbacks outlined above. Compliance with the development standards for
the R-12 zone will be confirmed during the building permit submittal process for all future development.
These standards are met.
18.705 Access, Egress and Circulation
18.705.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including the
construction of new structures,the remodeling of existing structures (see Section 18.360.050), and to
a change of use which increases the on-site parking or loading requirements or which changes the
access requirements.
This application is for an eight-lot subdivision, which is considered development. Accordingly, the
provisions of 1DC 18.705 Access, Egress and Circulation apply.
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 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.
The applicant has submitted scaled plans that show how access, egress and circulation requirements are to
be fulfilled,in compliance with the standards outlined in this chapter. This provision is met.
D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect
directly with a public or private street approved by the city for public use and shall be maintained at
the required standards on a continuous basis.
As demonstrated on the applicant's submitted plans, all proposed lots will connect directly with either a
public or newly-created private street (Tract A). Lots 1 and 2 will access directly from SW 98th Avenue,
which is a local street, noting that Lot 2 will utilize an access easement across Lot 1 to achieve access to the
PLANNING COMMISSION RECOMMENDATION ION TO CITY COUNCIL
CPA 2017-00001/'LON2017-00001/SUB2107-00002 CANYON COURT PAGE 19 OF 45
dwelling. Lots 3 through 8 will access from the new private street identified as Tract A. This provision is
met.
H. Access Management.
1. An access report shall be submitted with all new development proposals which verifies
design of driveways and streets are safe by meeting adequate stacking needs, sight distance
and deceleration standards as set by ODOT, Washington County, the city and AASHTO
(depending on jurisdiction of facility).
The proposed development is an eight-lot subdivision and a traffic impact study is not required. Two of the
lots will take access from a private driveway located on SW 98th Ave. The rest of the lots will take access
from a private street also located on SW 98th Ave. 124th Ave.
The Applicant shall record a non-access reserve strip along the south line of Lot 1 and Lot 2. No access to
the private street will be allowed by Lot 1 and Lot 2.
The Applicant included a Preliminary Intersection Sight Distance Certification prepared by Emerio Design
dated March 8, 2017. The certification indicates that there is more than 250 feet of sight distance in both
north and south direction where the private street connects to 98th Ave.
Prior to final plat approval, the Applicant shall submit to the Engineering Division the Final Sight Distance
Certification for review and approval.
2. Driveways shall not be permitted to be placed in the influence area of collector or arterial
street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be 150 feet, measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be greater
depending upon the influence area, as determined from city engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has
less than 150 feet of street frontage, the applicant must explore any option for shared access
with the adjacent parcel. If shared access is not possible or practical, the driveway shall be
placed as far from the intersection as possible.
The proposed subdivision is adjacent to SW 98th Ave, a Neighborhood Route. This standard is not
applicable.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The
minimum spacing of driveways and streets along an arterial shall be 600 feet.
4. The minimum spacing of local streets along a local street shall be 125 feet.
The proposed subdivision is adjacent to SW 98th Ave, a Neighborhood Route. This standard is not
applicable.
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family, duplex or attached single-family dwelling
units on individual lots and multifamily residential uses shall not be less than as provided in
Tables 18.705.1 and 18.705.2.
TABLE 18.705.1
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
RESIDENTIAL USE (SIX OR FEWER UNITS)
PLANNING COMMISSION RECOMMENDATION TO COY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 20 OF 45
Number Dwelling Minimum Number of Minimum Access Minimum Pavement
Unit/Lots Driveways Required Width Width
1 or 1 15' 10'
All proposed lots meet the standard outlined above because each lot has more than 15 feet of frontage on
Tract A or the proposed access easement for lots 1 and 2. This standard is met.
18.715 Density Computations
18.715.020 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area(s) from the total site acres:
1. All sensitive land areas:
a. Land within the 100-year floodplain,
b. Land or slopes exceeding 25%,
c. Drainage ways,and
d. Wetlands,
e. Optional: Significant tree groves or habitat areas, as designated on the City of
Tigard"Significant Tree Grove Map"or"Significant Habitat Areas Map";
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Single-family development: allocate 20%of gross acreage,
b. Multifamily development: allocate 15% of gross acreage or deduct the actual private
drive area;
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
Total Site 39,640 square feet
Land Dedicated for Public Rights-of-Way - 400 square feet
Land for Private Street - 9,425 square feet
Net Development Area 28,886 square feet
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.
Net Development Area 28,886 square feet
Minimum Lot Size — 3,050 square feet
Maximum Number of Residential Units 9
As calculated above, the maximum number of residential units is 9.80,which means a maximum of nine (9)
additional units are permitted. The applicant proposes to create eight (8) additional units through this
subdivision.This standard is met.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum
number of residential units per net acre shall be calculated by multiplying the maximum number of
units determined in subsection B of this section by 80% (0.8). (Ord. 12-09§1;Ord.09-13)
Maximum Number of Residential Units 9
X 80%
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL,
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 21 OF 45
Minimum Number of Residential Units 7
As calculated above, the minimum number of residential units is 7,which means at least seven (7) additional
units are required on the subject site. The applicant proposes to create eight (8) additional units through this
subdivision. This standard is met.
18.745 Landscaping and Screening
18.745.030 General Provisions
A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant
and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of
all landscaping and screening used to meet the requirements of this chapter according to applicable
industry standards.
B. Installation requirements. The installation of all landscaping and screening required by this chapter
shall be as follows:
1. All landscaping and screening shall be installed according to applicable industry standards;
2. All plants shall be of high grade, and shall meet the size and grading standards of the
American Standards for Nursery Stock(ANSI Z60,1-2004, and any future revisions);and
3. All landscaping and screening shall be installed in accordance with the provisions of this
title.
C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of
this chapter have been met or other arrangements have been made and approved by the city such as
the posting of a bond.
D. Protection of existing plants. Existing plants on a site shall be protected as follows:
1. The developer shall provide methods for the protection of existing plants to remain during
the construction process;
2. The plants to remain shall be noted on the landscape plans (i.e., plants to remain can be
shown as protected with fencing);and
3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual
shall apply to the land use review types identified in Section 18.790.020.A.
E. Ongoing tree-related rules and regulations. Any trees used to meet the requirements of this chapter
shall be subject to all applicable tree-related rules and regulations in other chapters and titles of the
Tigard Municipal Code and Tigard Development Code. (Ord. 12-09§1)
The accepted planting procedures are the guidelines described in the Tigard Urban Forestry Manual. These
guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines,
as well as the standards set forth in the most recent edition of the American Institute of Architects'
Architectural Graphic Standards. In the Architectural Graphic Standards, there are guidelines for selecting
and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil
amendments and modifications. These standards are met, and will be further addressed in Section 18.790
Urban Forestry Plan of this administrative decision.
18.745.040 Street Trees
A. Street trees shall be required as part of the approval process for conditional use (Type III),
downtown design review (Type II and III), minor land partition (Type II), planned development
(Type III), site development review(Type II) and subdivision (Type II and III)permits.
B. The minimum number of required street trees shall be determined by dividing the linear amount of
street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the
minimum number of required street trees shall be determined by rounding to the nearest whole
number.
C. Street trees required by this section shall be planted according to the street tree planting standards
in the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the street
tree soil volume standards in the Urban Forestry Manual.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001//0N2017-00007/SUB2107-00002 CANYON COURT PAG1.220145
E. Street trees required by this section shall be planted within the right-of-way whenever practicable
according to the street tree planting standards in the Urban Forestry Manual. Street trees may be
planted no more than six feet from the right-of-way according to the street tree planting standards
in the Urban Forestry Manual when planting within the right-of-way is not practicable.
F. An existing tree may be used to meet the street tree standards provided that:
1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses
is either within the subject site or within the right-of-way immediately adjacent to the
subject site;
2. The tree would be permitted as a street tree according to the street tree planting and soil
volume standards in the Urban Forestry Manual if it were newly planted; and
3. The tree is shown as preserved in the tree preservation and removal site plan (per
18.790.030.A.2),tree canopy cover site plan (per 18.790.030.A.3) and supplemental report (per
18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the
effective tree canopy cover of the site.
G. In cases where it is not practicable to provide the minimum number of required street trees, the
director may allow the applicant to remit payment into the urban forestry fund for tree planting and
early establishment in an amount equivalent to the city's cost to plant and maintain a street tree for
three years (per the street tree planting standards in the Urban Forestry Manual) for each tree below
the minimum required. (Ord. 12-09 §1;Ord.09-13)
The linear amount of street frontage adjacent to this site is 454 feet; therefore, the site is required to have a
minimum of 11 street trees (454 feet divided by 40 feet, rounded to the nearest whole number). The
applicant provided a tree canopy site plan that shows 12 new street trees will be planted at this site.
Furthermore, the project arborist (Morgan Holen & Associates, LLC) submitted an Urban Forestry Plan
Supplemental Report, which describes how the street trees will be maintained according to the Street Tree
Planting Standards and Street Tree Soil Volume Standards that are outlined in the Urban Forestry Manual.
These standards are met.
18.765 Off-Street Parking and Loading Requirements
18.765.030 General Provisions
A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans
are presented and approved as provided by this chapter that show how access, egress and
circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall
provide the applicant with detailed information about this submission requirement.
B. Location of vehicle parking.The location of off-street parking will be as follows:
1. Off-street parking spaces for single-family and duplex dwellings and single-family attached
dwellings shall be located on the same lot with the dwelling(s).
The applicant has not provided a parking plan, although this application is for a single-family detached
dwelling subdivision and the plans do show on-site driveways on each lot that could accommodate the off
street parking requirement. Compliance with these standards will be confirmed during the building permit
submittal process for all future development. This standard is met.
18.765.070 Minimum and Maximum Off-Street Parking Requirements
H. Specific requirements. See Table 18.765.2.
TDC Table 18.765.2 requires a minimum of one (1) parking space per dwelling unit. The applicant has not
provided a detailed site plan or parking plan. The requirement for one off-street vehicle parking space will
be met through the on-site driveway which will be a minimum of 15 feet wide,with at least 10 feet of that
width being paved. Compliance with this standard will be confirmed during the building permit submittal
process for all future development. This standard is met.
PLANNING COMMISSION RECOMMENDA'T'ION TO CITY COUNCIL
CPA 2017-00001/'ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 23 OF 45
18.790 Urban Forestry Plan
18.790.020 Applicability
The requirements of this chapter apply to the following situations:
A. The following land use reviews:
7. Subdivision(Type II and III).
This application is for a Type II Subdivision, processed concurrently with a Type III zone change
application;therefore the requirements of the Urban Forestry Plan are applicable to the project.
18.790.030 Urban Forestry Plan Requirements
A. Urban forestry plan requirements.An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a
person that is both a certified arborist and tree risk assessor (the project arborist),except for
minor land partitions that can demonstrate compliance with effective tree canopy cover and
soil volume requirements by planting street trees in open soil volumes only;
An Urban Forestry Plan that was coordinated and approved by a certified arborist and tree risk assessor (the
project arborist) has been submitted.This standard is met.
2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual
(UFM);
A tree preservation and removal site plan that meets the standards set forth in the Urban Forestry Manual
has been submitted.This standard is met.
3. Meet the tree canopy site plan standards in the Urban Forestry Manual;and
A tree canopy site plan that meets the standards set forth in the Urban Forestry Manual has been submitted.
In addition, the project arborist has included a signature of approval and statement attesting that the tree
canopy site plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual.
There is a requirement for 33percent effective tree canopy cover for the site,through a combination of tree
planting and/or preservation. With the exception of Tree 2597, all of the existing trees on the subject
property will be removed, either due to on-site construction or because they are not suitable for
preservation. There are eleven trees off-site, immediately adjacent to the subject property that will be
protected as they are not part of the subject property and can't be removed.There are four trees on the west
side of SW 98th Avenue that have been included in the arborist's report but will not be impacted by this
development as SW 98th Avenue separates them from the subject site. None of the off-site trees provide
canopy credit.
Sheet 7 shows the proposal to plant 11 Raywood Ash or a Hedge Maple as street trees adjacent to all lots.
Both of the proposed species options have a 30-foot canopy spread with 707 square feet of canopy area. In
addition, one native cascara is proposed as a street tree at the south side of Tract B. Cascara has a 25-foot
canopy spread with 491 square feet of canopy area and provides 1.25 times canopy credit for being native.
The proposed trees are on the City's approved tree list and will be 1.5-inch minimum caliper at the time of
planting.This standard is met.
4. Meet the supplemental report standards in the Urban Forestry Manual.
A supplemental report was prepared and submitted by the project arborist, Morgan Holen & Associates,
LLC. This report includes the required inventory data for existing open grown trees, as outlined in Section
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 24 OF 45
10, Part 3, Subsection D of the Urban Forestry Manual. The R-12 zone requires a minimum effective tree
canopy for the entire site is 33 percent, (Section 10, Part 3, Subsections N and 0 of the Urban Forestry
Manual). Through the supplemental report, the project arborist demonstrates how the effective tree canopy
for the entire site is 40 percent. This standard is met.
18.790.060 Urban Forestry Plan Implementation
C. Tree establishment. The establishment of all trees shown to be planted in the tree canopy site plan
(per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban
forestry plan shall be guaranteed and required according to the tree establishment requirements in
Section 11,part 2 of the Urban Forestry Manual.
The applicant's Urban Forestry Plan does not address tree establishment. Therefore,a condition of approval
is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban
Forestry Manual Section 11,Part 2. 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 Section 18.790.030.A.3) and supplemental report
(per Section 18.790.030.A.4) of a previously approved urban forestry plan.
Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any ground disturbance
work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data
for the entire Urban Forestry Plan. Therefore, a condition of approval is added to address this requirement.
This standard will be met.
18.795 Visual Clearance Areas
18.795.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including the
construction of new structures, the remodeling of existing structures and to a change of use which
increases the on-site parking or loading requirements or which changes the access requirements.
This application is for an eight-lot subdivision, which is considered development. Accordingly, the
provisions of 1DC 18.795 Visual Clearance Areas apply.
18.795.030 Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the
corners of all property adjacent to the intersection of two streets, a street and a railroad, or a
driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
structure or temporary or permanent obstruction (except for an occasional utility pole or tree),
exceeding three feet in height,measured from the top of the curb, or where no curb exists,from the
street center line grade,except that trees exceeding this height may be located in this area,provided
all branches below eight feet are removed.
The applicant's narrative states that visual clearance areas will be maintained on the corners of all properties
adjacent to the intersection of two streets, and driveways providing access to a private street. The
preliminary plat shows the visual clearance triangle at the corners of the intersection of the new private
street with SW 98th Avenue. Accordingly, compliance with visual clearance requirements will be confirmed
during the building permit submittal process for all future development. These standards are met.
18.810 Street and Utility Improvement Standards
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-0000]/SUB2107-00002 CANYON COURT PAGE 25 OF 45
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a
public street.
2. No development shall occur unless streets within the development meet the standards of
this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if the
adjacent street does not meet the standards but half-street improvements meeting the
standards of this title are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall meet
the standards of this chapter.
The Applicant's narrative and site plans indicate that the proposed subdivision is going to provide 29' right
of way dedication from the centerline and construct street improvement along the project frontage on SW
98th Ave. The street improvement is shown to include pavement widening, curb, 5-foot planter and 5-foot
sidewalk.
The 29' right of way dedication from the centerline is in accordance with the cross section of a
Neighborhood Route with bike lane. However,SW 98th Ave is not a bike route.
Prior to commencing of site improvements, the Applicant shall submit plans showing the following items to
Engineering for review and approval:
98th Ave shall include and shall be shown to have:
• 27'right of way dedication from center line
• 16'pavement improvement from center line for travel lane and on street parking
• Curb and gutter
• Storm drainage improvement including but not limited replacing the existing catch basin located
south of the proposed driveway approach of the private street with a shallow manhole and grate lid
meeting CleanWater Services Design and Construction Standards
• 5'planter
• 5'concrete sidewalk
• Fill in sidewalk gap between the proposed subdivision and tax lots: ISI35CD01700,
1S135CD01701, 1S135CD01702, 1S135CD01703
• Relocate exiting utility poles affected by sidewalk extension
• Reconstruct existing driveways affected by sidewalk extension
• Residential driveway approach per the City of Tigard Design Standards
• Commercial driveway approach for private street at SW 98th Ave per the City of Tigard Design
Standards
• Street trees in the planter strip spaced per TDC requirements
• Street light as approved by City Engineer
• Underground utilities
• Street signs,names and traffic control devices (not to be provided by the City)
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Neighborhood Route
• Street profile,extended a minimum of 300'beyond frontage in each direction
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 26 OF 45
• Pavement transition taper per the City of Tigard Design Standards
• Sidewalk barricade
• Mail boxes
Tract `A"Private Street shall include and shall be shown to have:
• 20' pavement,minimum
• Curb
• 5'sidewalk
• Residential driveway approaches
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Residential Local Street
• Street profile
• Storm drainage improvement including 12" main, manholes, and curb weep holes meeting
CleanWater Services Design and Construction Standards
• Channel and grate in the sidewalk meeting the City of Portland details SW-335A and SW-335B
• Street signs,names and traffic control devices
• Non access reserve along Lot 1 and Lot 2
Prior to Final Plat Approval, the Applicant shall construct, complete, and/or satisfy the required street
improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance
for said improvements. The Applicant shall also provide a proposed private street name for review and
approval.
5. If the city could and would otherwise require the applicant to provide street improvements,
the city engineer may accept a future improvements guarantee in lieu of street
improvements if one or more of the following conditions exist:
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorists or
pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that
street improvements would be extended in the foreseeable future and the
improvement associated with the project under review does not, by itself, provide a
significant improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and the proposed land partition does not create any new streets;or
f. Additional planning work is required to define the appropriate design standards for
the street and the application is for a project which would contribute only a minor
portion of the anticipated future traffic on the street.
The Applicant's narrative and site plans indicate that the street improvements will be provided. The
Applicant does not propose to pay a fee in lieu for street improvements.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through
the approval of a final subdivision plat or major partition; however, the council may approve the
creation of a street by acceptance of a deed, provided that such street is deemed essential by the
council for the purpose of general traffic circulation.
PLANNING COMMISSION RECOMMENDATION'1'0 CITY COUNCIL
CPA 2017-00001/%ON2017-00001/SUB2107-00002 CANYON COURT PAGE 27 OF 45
1. The council may approve the creation of a street by deed of dedication without full
compliance with the regulations applicable to subdivisions or major partitions if any one or
more of the following conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential for
the purpose of general traffic circulation, and partitioning or subdivision of land has
an incidental effect rather than being the primary objective in establishing the road
or street for public use;or
b. The tract in which the road or street is to be dedicated is an isolated ownership of
one acre or less and such dedication is recommended by the commission to the
council based on a finding that the proposal is not an attempt to evade the
provisions of this title governing the control of subdivisions or major partitions.
c. The street is located within the downtown mixed use central business district and
has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035
Transportation System Plan as a required,connectivity improvement.
2. With each application for approval of a road or street right-of-way not in full compliance
with the regulations applicable to the standards, the proposed dedication shall be made a
condition of subdivision and major partition approval.
a. The applicant shall submit such additional information and justification as may be
necessary to enable the commission in its review to determine whether or not a
recommendation for approval by the council shall be made.
b. The recommendation, if any, shall be based upon a finding that the proposal is not
in conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the council
may attach conditions which are necessary to preserve the standards of this title.
3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public"
as grantee.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave. The 29' right of way dedication from the
centerline is in accordance with the cross section of a Neighborhood Route with bike lanes. However, SW
98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated.
The right of way dedication on SW 98th Ave shall be recorded with the plat and in compliance with the
provision of this chapter.
The Applicant's narrative also indicates that a 23' wide tract (Tract"A") will be created for the purpose of a
private street and public and private utilities. The tract will be owned and maintained by the homeowners'
association.
C. Creation of access easement. The approval authority may approve an access easement established by
deed without full compliance with this title provided such an easement is the only reasonable method
by which a lot large enough to develop can be created.
1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code,
Section 10.207.
2. Access shall be in accordance with 18.705.030.H and I.
The Applicant's narrative and site plans indicate that one joint access easement across the northern portion of the Lot I
and Lot 2 for the benefit of Lot 2 is proposed.
Prior to commencing of site improvement, a common maintenance agreement for this joint access easement shall be
submitted to Engineering Division as part of the Public Facility Improvement(PFI)Permit for review and approval.
PLANNING COMMISSION RECOMMENDATION"1O CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 28 OF 45
Prior to Final Plat Approval, a common maintenance agreement for the joint access between Lot 1 and Lot 2 shall be
recorded.The Applicant's site plans indicate that a 20'Fire Department turnaround easement is proposed between Lot 4
and Lot 5.
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 emergency vehicular access and turn around.
The 20'Fire Department turnaround easement shall be recorded as part of the Subdivision Plat.
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 of this
section;and
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18' pavement, curb, 5'
planter, and 5' sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated.
The street location and grade along the project frontage on SW 98th Ave will remain unchanged.
The Applicant's narrative and site plans indicate that a 23' tract (Tract "A") will be created for the purposes
of a private street and public and utility easement. The tract is to accommodate 20'pavement, curb on both
sides, and 2' shoulder. Additionally, a 5' public sidewalk and utility easement along the north side of the
tract is proposed.
The grade of the proposed private street will be less than 3percent .
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 public
convenience and safety.
The Applicant's site plans show SW 98th Ave, the proposed private street and joint access between Lot 1
and Lot 2.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan,or
as needed to continue an existing improved street or within the downtown district, street right-of-
way and roadway widths shall not be less than the minimum width described below.Where a range
is indicated, the width shall be determined by the decision-making authority based upon
anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by
resolution, design standards for street construction and other public improvements. The design
standards will provide guidance for determining improvement requirements within the specified
ranges.) These are presented in Table 18.810.1.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL.
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 29 OF 45
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18' pavement, curb, 5'
planter, and 5' sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27' right of way from the centerline shall be dedicated to
accommodate 16'pavement, 5' planter, and 5' sidewalk.
The Applicant's narrative and site plans also indicate that a 23' tract (Tract "A") will be created for the
purposes of a private street and public utility easement. The tract is to accommodate 20' pavement, curb on
both sides, and 2'shoulder. A 5'public sidewalk and utility easement along the north side of the tract is also
proposed.
F. Future street plan and extension of streets.
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition. The plan shall show the pattern of existing and proposed future streets
from the boundaries of the proposed land division and shall include other parcels
within 530 feet surrounding and adjacent to the proposed land division. At the
applicant's request, the city may prepare a future streets proposal. Costs of the city
preparing a future streets proposal shall be reimbursed for the time involved.A street
proposal may be modified when subsequent subdivision proposals are submitted.
No future street extension is proposed or deemed necessary.
b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle
routes and pedestrian facilities on or within 530 feet of the site.
The proposed subdivision is adjacent to SW 98th Ave that is not a bus route. This standard is not
applicable.
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 in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub street in excess of 150 feet in length.
No future street extension is proposed or deemed necessary.
The Applicant's site plans show a dead end private street, Tract "A" with a hammerhead turnaround is
proposed. The hammerhead turnaround is subject to the review and approval the City of Tigard and the
Tualatin Valley Fire&Rescue (TVF&R).
Prior to commencing of the site improvements, the Applicant shall provide the Engineering Division as part
of the Public Facility Improvement (PFI) Permit the approval from Tualatin Valley Fire &Rescue (TVF&R)
for the City's record.
H. Street alignment and connections.
PLANNING COMMISSION RI:COMMENIATION TO CITY COUNCIL,
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PACE 30 OF 45
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography, railroads, freeways, pre-
existing developments, lease provisions, easements, covenants or other restrictions existing
prior to May 1, 1995 which preclude street connections. A full street connection may also be
exempted due to a regulated water feature if regulations would not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict
adherence to other standards in this code. A street connection or extension is considered
precluded when it is not possible to redesign or reconfigure the street pattern to provide
required extensions. Land is considered topographically constrained if the slope is greater
than 15% for a distance of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that a street
connection is not possible. The applicant must show why the constraint precludes some
reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing or
planned transit stops, commercial services, and other neighborhood facilities, such as
schools,shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide
short,direct travel routes and minimize travel distances within the development.
The Applicant's narrative and site plans indicate that the proposed subdivision will construct a private street
within Tract "A" to provide access for Lot 3 through Lot 8. The subject site does not have any adjoining
streets, which need to be connected. No local street, neighborhood route or collector street that abuts the
proposed subdivision.
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 75°unless there is special intersection design,and:
The Applicant's site plans show the proposed private street intersects with SW 98th,Ave at a right angle.
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless
topography requires a lesser distance;
The Applicant's narrative and site plans indicate that the proposed private street has at least 25' of tangent
adjacent to the right of way of SW 98th Ave.
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
The Applicant's site plans show the proposed private street intersects with SW 98th Ave at a right angle.
3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less
than 20 feet.
The proposed subdivision is adjacent to SW 98th Ave, a Neighborhood Route. This standard is not
applicable.
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.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 31 OE 45
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18' pavement, curb, 5'
planter, and 5' sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27' right of way from the centerline shall be dedicated to
accommodate 16'pavement, 5'planter,and 5' sidewalk.
K. Partial street improvements. Partial street improvements resulting in a pavement width of less than
20 feet,while generally not acceptable, may be approved where essential to reasonable development
when in conformity with the other requirements of these regulations,and when it will be practical to
require the improvement of the other half when the adjoining property developed.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18' pavement, curb, 5'
planter, and 5' sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27' right of way from the centerline shall be dedicated to
accommodate 16' pavement, 5' planter, and 5' sidewalk. The street improvement will also include street
trees and lights.
M. Street names. No street name shall be used which will duplicate or be confused with the names of
existing streets in Washington County, except for extensions of existing streets. Street names and
numbers shall conform to the established pattern in the surrounding area and as approved by the
city engineer.
The Applicant shall provide street name prior to final plat submittal.
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 street location and grade along the project frontage on SW 98th Ave will remain unchanged.
The grade of the proposed private street will be less than 3percent .
0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle
ramps and driveway approaches shall be constructed in accordance with standards specified in this
chapter and Section 15.04.080,and:
1. Concrete curbs and driveway approaches are required;except:
2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer
approval;and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
Curbs, curb cuts,ramps,and driveway approaches are shown on the submitted site plans.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city,it
shall be the responsibility of the developer's registered professional land surveyor to provide
certification to the city that all boundary and interior monuments shall be reestablished and
protected.
PLANNING COMMISSION RECOMMENDATION 1O CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 32 OF 45
The Applicant's narrative indicates that survey monuments will be set/reestablished during the final platting
and development process.
Prior to commencing of site improvements, the Applicant shall submit site plans showing location of the
street monuments to Engineering for review and approval.
Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22).
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.
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.
The Applicant's narrative and site plans indicate that the proposed subdivision will construct a private street
to provide access for Lot 3 through Lot 8.
A 23'tract(Tract"A")will be created for the purposes of a private street and public utility easement. The tract
is to accommodate 20' pavement, curb on both sides, and 2' shoulder. A 5' public sidewalk and utility
easement along the north side of the tract is also proposed. The tract will be owned and maintained by the
homeowners'association. The Applicant shall provide a non-access reserve easement along Lot 1 and Lot 2.
Prior to commencing of site improvement, a common maintenance agreement of the private street shall be
submitted to Engineering Division as part of the Public Facility Improvement (PFI) Permit for review and
approval.
Prior to Final Plat Approval,a common maintenance agreement of the private street shall be recorded.
U. Railroad Crossing.
The proposed site is not adjacent to any railroad crossing. This standard is not applicable.
V. Street signs. The city shall install all street signs, relative to traffic control and street names, as
specified by the city engineer for any development. The cost of signs shall be the responsibility of
the developer.
Prior to commencing of site improvements, the Applicants shall submit site plans showing location of street
signs,names,and traffic control devices to Engineering for review and approval.
Prior to final plat approval, all street signs, street names, and traffic control devices shall be constructed,
completed,and/or satisfied by the Applicant.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 33 OF 45
W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments,with each joint
mailbox serving at least two dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat
or development plan, and shall be approved by the city engineer/U.S. post office prior to
final plan approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city
engineer/U.S. post office prior to final approval.
No new mailboxes are shown on the site plans. Prior to commencing of site improvements, proposed
mailboxes shall be shown on the site plans for Engineering's review and approval.
Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the
city's direction.
Prior to commencing of site improvements, the Applicant shall provide Engineering Division a photometric
analysis for the review and approval. New LED streetlights are required based on the photometric analysis.
The Applicant shall submit plans showing the location of streetlights to Engineering for review and
approval. Type and color of pole and light fixture shall also be included on the plan for review and
approval.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and
other signs may be required.
Prior to commencing of site improvements, the Applicants shall submit site plans showing location of street
signs,names, and traffic control devices to Engineering for review and approval.
Prior to final plat approval, all street signs, street names, and traffic control devices shall be constructed,
completed, and/or satisfied by the Applicant.
AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new
constructed public roadways prior to final city acceptance of the roadway and within one year of the
conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift
shall also be placed no later than when 90%of the structures in the new development are completed
or three years from the commencement of initial construction of the development,whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new construction roadways prior to city final acceptance
of the roadway; however, not before 90% of the structures in the new development are
completed unless three years have elapsed since initiation of construction in the
development;
4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard
specifications;and
5. No lift shall be less than 1-1/2 inches in thickness.
The Applicant's site plans show the street cross section for both SW 98th Ave and the proposed private
street. The Applicant's narrative also indicates that the street cross section will be constructed in accordance
to the City of Tigard Standards.
Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI Permit
showing the asphalt concrete pavement, pavement's cross slope and rock section of SW 98th Ave and the
PLANNING COMMISSION RECOMMIINDAT1ON 1'O CITY COUNCIL,
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 34 OF 45
private street meeting the City's public street standard for the Neighborhood Route and a residential local
street respectively.
BB.Traffic calming. When, in the opinion of the city engineer, the proposed development will create
negative traffic condition on existing neighborhood streets, such as excessive speeding, the
developer may be required to provide traffic calming measures. These measures may be required
within the development and/or offsite as deemed appropriate. As an alternative,the developer may
be required to deposit funds with the city to help pay for traffic calming measures that become
necessary once the development is occupied and the city engineer will determine the amount of
funds required, and will collect said funds from the developer prior to the issuance of a certificate of
occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be
held by the city for a period of five years from the date of issuance of certificate of occupancy, or in
the case of a subdivision, the date of final plat approval. Any funds not used by the city within the
five-year time period will be refunded to the developer.
No traffic calming measures are proposed or deemed necessary. The standard is not applicable.
CC.Traffic Study.
1. A traffic study shall be required for all new or expanded uses or developments under any of the following
circumstances:
a. When they generate a 10%or greater increase in existing traffic to high collision intersections
identified by Washington County.
b. Trip generation from development onto the city street at the point of access and the existing ADT
fall within the following ranges:
Existing ADT ADT to be added by development
0-3000 vpd 2,000 vpd
3,001-6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
c. If any of the following issues become evident to the city engineer:
i. High traffic volumes on the adjacent roadway that may affect movement into or out of the
site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed access drive(s).
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or intersections is a potential
hazard.
v. The proposal requires a conditional use permit or involves a drive through operation.
vi. The proposed development may result in excessive traffic volumes on adjacent local streets.
2. In addition, a traffic study may be required for all new or expanded uses or developments under any of
the following circumstances:
a. When the site is within 500 feet of an ODOT facilities;and/or
b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility;
and/or
c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility.
Traffic Impact Study is not required.
18.810.050 Easements
A. Easements. Easements for sewers, drainage,water mains,electric lines or other public utilities shall
be either dedicated or provided for in the deed restrictions,and where a development is traversed by
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL,
CPA 2017-00001/ZON 2017-00001/SUB2107-00002 CANYON COURT' PAGE 35 OF 45
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.
The proposed subdivision is not traversed by a watercourse or drainage way.
The Applicant's site plans and narrative indicate that 8' Public Utility Easement (PUE) along the project
frontage on SW 98th Ave will be provided. Additionally, a 5' public sidewalk and utility easement is
proposed along the north side of Tract "A".
A public sanitary sewer and storm drainage easement will also be provided over the entirety of Tract"A".
8' PUE, 5' public sidewalk and utility easement, as well as the public sanitary sewer and storm drainage
easement over entirety of Tract"A" shall be recorded as part of the final plat.
18.810.070 Sidewalks
A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards
along at least one side of the street. All other streets shall have sidewalks meeting city standards
along both sides of the street. A development may be approved if an adjoining street has sidewalks
on the side adjoining the development,even if no sidewalk exists on the other side of the street.
The Applicant's narrative and site plans indicate that a 5' sidewalk along the project frontage on SW 98th
Ave and along the north side of Tract "A"will be provided.
Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI Permit
showing the location of sidewalk to Engineering for review and approval.
Prior to Final Plat Approval, the sidewalk shall be constructed, completed,and/or satisfied.
B. Requirement of developers.
1. As part of any development proposal, or change in use resulting in an additional 1,000
vehicle trips or more per day, an applicant shall be required to identify direct,safe (1.25 x the
straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities
and neighborhood activity centers (schools,parks,libraries,etc.). In addition, the developer
may be required to participate in the removal of any gaps in the pedestrian system off-site if
justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development within 300
feet of a development site in either direction,the sidewalk shall be extended from the site to
meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not
serve a neighborhood activity center).
There is an existing curb tight sidewalk located approximately 105' to the south of the proposed subdivision.
Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI Permit
showing the sidewalk extension from the proposed subdivision connecting to the existing curb tight
sidewalk located in front of Tax Lot 1S135CD10200. Relocating existing utility pole(s) and reconstructing
existing driveway(s) that are affected by the sidewalk extension shall be the responsibility of the Applicant.
MANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 36 OF 45
Prior to Final Plat Approval, sidewalk extension from the proposed subdivision connecting to the existing
curb tight sidewalk located in front of Tax Lot 1S135CD10200 on SW 98th Ave shall be constructed,
completed, and/or satisfied.
C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the
sidewalk shall be required in the design of streets,except where the following conditions exist:there
is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the
street; it would conflict with the utilities; there are significant natural features (large trees, water
features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as
required; or where there are existing structures in close proximity to the street (15 feet or less) or
where the standards in Table 18.810.1 specify otherwise. Additional consideration for exempting the
planter strip requirement may be given on a case-by-case basis if a property abuts more than one
street frontage.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18' pavement, curb, 5'
planter, and 5' sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27' right of way from the centerline shall be dedicated to
accommodate 16' pavement, 5' planter, and 5' sidewalk. The street improvement will also include street
trees and lights.
Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI Permit
showing the location of street trees to Engineering for review and approval.
Prior to Final Plat Approval, the street trees shall be installed, completed,and/or satisfied.
D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of
the adjacent property owner.
The Applicant should understand it is their obligation to continue maintaining the adjacent sidewalks, curbs
and planter strips.
E. Application for permit and inspection. If the construction of a sidewalk is not included in a
performance bond of an approved subdivision or the performance bond has lapsed, then every
person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before
entering upon the work or improvement, apply for a street opening permit to the Engineering
Department to so build or construct:
1. An occupancy permit shall not be issued for a development until the provisions of this
section are satisfied.
2. The city engineer may issue a permit and certificate allowing temporary noncompliance
with the provisions of this section to the owner, builder or contractor when, in his or her
opinion, the construction of the sidewalk is impractical for one or more of the following
reasons:
a. Sidewalk grades have not and cannot be established for the property in question
within a reasonable length of time;
b. Forthcoming installation of public utilities or street paving would be likely to cause
severe damage to the new sidewalk;
c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of
the street;or
d. Topography or elevation of the sidewalk base area makes construction of a sidewalk
impractical or economically infeasible.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 37 OF 45
3. The city engineer shall inspect the construction of sidewalks for compliance with the
provision set forth in the standard specifications manual.
Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI Permit
showing the location of sidewalk to Engineering for review and approval.
Prior to Final Plat Approval, the sidewalk shall be constructed, completed,and/or satisfied.
Sidewalk in the public right of way or proposed public right of way will be inspected and approved by the
City of Tigard Engineering Division.
F. Council initiation of construction. In the event one or more of the following situations are found by
the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in
accordance with city ordinances:
1. A safety hazard exists for children walking to or from school and sidewalks are necessary to
eliminate the hazard;
2. A safety hazard exists for pedestrians walking to or from a public building,commercial area,
place of assembly or other general pedestrian traffic, and sidewalks are necessary to
eliminate the hazard;
3. Fifty percent or more of the area in a given block has been improved by the construction of
dwellings,multiple dwellings,commercial buildings or public buildings and/or parks;and
4. A criteria which allowed noncompliance under this section no longer exists and a sidewalk
could be constructed in conformance with city standards. (Ord. 12-13 §1; Ord. 06-20; Ord.
02-33;Ord. 99-22)
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18' pavement, curb, 5'
planter, and 5' sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27' right of way from the centerline shall be dedicated to
accommodate 16' pavement, 5' planter, and 5' sidewalk. The street improvement will also include street
trees and lights.
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.
D. Permits denied. Development permits may be restricted by the commission or hearings officer
where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified
within the development and which if not rectified will result in a threat to public health or safety,
surcharging of existing mains, or violations of state or federal standards pertaining to operation of
the sewage treatment system.
The Applicant's narrative and site plans indicate that all the lots in the proposed subdivision will be
connected to public sanitary sewer system. The site plans also show a new public sanitary sewer system
consisting of a manhole and 8" main is proposed along the private street tract to serve the proposed lots.
PLANNING COMMISSION RECOMMENDATION'1'0 CITY COUNCIl,
CPA 2017-00001/ZON2017-00001/SU132107-00002 CANYON COURT PAGE 38 OP 45
Prior to commencing of site improvements, the Applicant shall submit site plans as part of the PFI Permit
showing the location of the proposed sanitary sewer system consisting of two manholes, 8"main,associated
service laterals, and connection to the existing public system located on SW 98th Ave to Engineering for
review and approval. The proposed sanitary sewer system and associated facilities shall be designed and
constructed in accordance with the City of Tigard and CWS Design and Construction Standards.
Prior to Final Plat Approval, the proposed public sanitary sewer system and associated facilities shall be
constructed,completed,and/or satisfied.
A public sanitary sewer easement will also be provided over the entirety of Tract "A". The easement shall
be recorded prior to final plat.
No over-sizing sanitary sewer is proposed or deemed necessary.
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;
The Applicant's site plans show that a public storm drainage system and sanitary sewer main are proposed.
They are separate and independent from one another.
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street;and
The Applicant's site plans indicate that a public drainage system including a manhole and a 12" main are
proposed in Tract"A". A water quality facility is also proposed in Tract"B"located between Lot 2 and Lot
3. Run-off from Lot 1 and Lot 2 is going to be collected via a private system located in the common
driveway prior discharging to the water quality facility. Run-off from the sidewalk and street in Tract "A"
will be directed to a low point and conveyed through an open grated channel in the sidewalk to the water
quality facility.
The Applicant's site plans also indicate that a shallow manhole with grate lid is proposed to replace the
existing catch basin located at the proposed private street driveway on SW 98th Ave. However,the site plan
does not address improvement to the existing catch basin located north of the common driveway for Lot 1
and Lot 2.
The location of existing storm drainage system including the two existing basins along the proposed
subdivision on SW 98th Ave may not work efficiently with the proposed street improvement. Improvement
will need to be addressed and design of improvement shall be in accordance with CleanWater Services
Design and Construction Standards. The Applicant shall provide revised drawings with their Public Facility
Improvement Permit.
All the surface run-off generated by the development shall be collected, conveyed, treated, and detained
prior to discharging to the existing public system located on SW 98th Ave. Surface water will not be carried
across the intersection and allowed to flood the streets.
3. Surface water drainage patterns shall be shown on every development proposal plan.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 39 OF 45
A grading plan was submitted showing contours associated with the proposed street and lots. The
Applicant's site plans also included the proposed storm system and location of the catch basin, open grate
channel,and water quality facility indicating how surface water drainage patterns will be after development.
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.
The site is not traversed by a watercourse,drainageway,channel or stream.
The Applicant's site plans show that a public drainage system including a manhole and a 12" main are
proposed in Tract"A".
A public storm drainage easement will also be provided over the entirety of Tract "A". The easement shall
be recorded prior to final plat.
The Applicant's site plans show that Tract "B" is proposed for the purposes of storm water quality. Tract
"B" shall be dedicated to the City prior to final plat.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to
accommodate potential runoff from its entire upstream drainage area,whether inside or outside the
development, and the city engineer shall approve the necessary size of the facility, based on the
provisions of Design and Construction Standards for Sanitary and Surface Water Management (as
adopted by the Unified Sewerage Agency in 1996 and including any future revisions or
amendments).
There is no upstream basin that flows across the subject site.
D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional
runoff resulting from the development will overload an existing drainage facility, the director and
engineer shall withhold approval of the development until provisions have been made for
improvement of the potential condition or until provisions have been made for storage of additional
runoff caused by the development in accordance with the Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and
including any future revisions or amendments).
The Applicant's submittal included the preliminary storm water report that indicates the run-off generated
from the subdivision will be collected, conveyed, treated, and detained in the water quality and detention
facility located in Tract"B" prior to discharging to the existing public storm system located on SW 98t1'Ave.
Prior to commencing site improvements, submit a final storm drainage report for the streets and lots to
Engineering Division for review and approval. The storm drainage report shall be prepared in accordance
with CleanWater Services Design and Construction Standards.
Prior to commencing site improvements, the Applicant shall submit design plans for the stormwater water
quality and detention facilities meeting the CleanWater Services (CWS) Design and Construction Standards
and the City of Tigard. 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 facilities and must be
reviewed and approved by the city.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL,
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 40 OF 45
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.
Prior to Final Plat Approval, all public stormwater drainage system including water quality and detention
facilities shall be constructed, completed, and/or satisfied.
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and collector routes and where
identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike
lane requirements along collectors within the downtown urban renewal district shall be
determined by the city engineer unless specified in Table 18.810.1.
2. Developments adjoining proposed bikeways identified on the city's adopted
pedestrian/bikeway plan shall include provisions for the future extension of such bikeways
through the dedication of easements or rights-of-way, provided such dedication is directly
related to and roughly proportional to the impact of the development.
3. Any new street improvement project shall include bicycle lanes as required in this document
and on the adopted bicycle plan.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29' dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18' pavement, curb, 5'
planter, and 5' sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27' right of way from the centerline shall be dedicated to
accommodate 16'pavement for travel lane and on street parking, 5'planter, and 5' sidewalk.
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 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.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development is
proposed to take place on a street where existing utilities which are not underground will
serve the development and the approval authority determines that the cost and technical
difficulty of under grounding the utilities outweighs the benefit of undergrounding in
conjunction with the development. The determination shall be on a case-by-case basis. The
most common, but not the only, such situation is a short frontage development for which
PLANNING COMMISSION REECOMM NDATION TO CITY COUNCIL,
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 41 OF 45
undergrounding would result in the placement of additional poles, rather than the removal
of above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground and
which are located across a public right-of-way from the applicant's property shall pay the fee
in-lieu of undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing
utility lines.All new utility lines shall be placed underground.
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.
The Applicant's narrative indicates that the proposed subdivision will be designed with 8'PUE to enable all
franchised utilities placing underground. The narratives also indicate the Applicant is going to pay fee in
lieu for any overhead power that may front the property on SW 98th Ave or as required by the City
Engineer.
Prior to commencing of site improvement, the Applicant shall submit site plans as part of the Public Facility
Improvement Permit indicating that the existing overhead utilities along the project frontage on SW 98th
Ave being place underground. Alternatives shall be subject to review and approval of the City Engineer.
Prior to Final Plat Approval, the existing overhead utilities along the project frontage on SW 98th Ave shall
be placed underground, completed,and/or satisfied.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Traffic Study:
Traffic impact study is not required.
Fire and Life Safety:
Emergency vehicle turn around, location of fire hydrants, and fire flow must be reviewed and approved by
TVF&R prior to commencement site improvements.
The 20 foot Fire Department turnaround easement shall be recorded as part of the Subdivision Plat.
Public Water System:
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE.42 OF 45
The Applicant's site plans indicate that eight new water meters are going to be installed along the frontage
of the proposed subdivision. The meters are going to be tapped into the existing public 4"CI main located
on SW 98th Ave.
Prior to commencing site improvements, the Applicant shall submit site plans as part of the Public
Improvement Permit showing the existing 4" CI water along the project frontage on SW 98th Ave to be
replaced with 8" DI. The new 8"DI water main shall be extended to connect to the existing 8"DI stub out
located near the intersection between SW 98th Ave and SW Scott Court. Any services affected by the main
replacement shall be replaced and reconnected. The existing 4"CI main being replaced shall be removed.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities shall be designed to remove 65
percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly
created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency
and method to be used in keeping the facility maintained through the year.
Prior to commencing site improvements, submit a final storm drainage report for the streets and lots to
Engineering Division for review and approval.
Prior to commencing site improvements, the Applicant shall submit design plans for the stormwater water
quality and detention facilities within the subdivision meeting the Clean Water Services (CWS) Design and
Construction Standards and the City of Tigard. 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 facilities and must be reviewed and approved by the city.
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.
Prior to Final Plat Approval,all public stormwater water quality and detention facilities shall be constructed,
planted,completed,and/or satisfied.
Grading and Erosion Control:
The 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.
According to CWS regulations, the applicant is required to submit an erosion control plan for City review
and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control permit be issued for any development that will disturb one or more acre of land. Since this
site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail
the provisions for surface drainage of all lots, and show that they will be graded to insure that surface
drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 43 OF 45
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10
percent and 20 percent,as well as lots that will have natural slopes in excess of 20 percent. This information
will be necessary in determining if special grading inspections and/or permits will be necessary when the
lots develop.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An
addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior
to issuance of commencing of site improvements.
For this project, the addressing fee will be$500 (8 lots and 2 tracts X$50/address = $500).
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 VII. OTHER STAFF COMMENTS
The City Police Department reviewed the proposal and had no objections to it.
The City Development Review Engineer (Contact Khoi Le, 503-718-2440) has reviewed the proposal
and provided comments in a Memorandum dated July 25,2017,which can be found in the land use file and
as an attachment to this decision. The findings and conclusions in the Memorandum have been
incorporated into this land use decision.
SECTION VIII. AGENCY COMMENTS
Clean Water Services has reviewed this proposal and issued a Service Provider Letter (SPL #16-004344)
dated November 22, 2016 stating no sensitive areas appear to exist on site or within 200 feet of the site. A
memorandum dated July 24, 2017 was also received from Jackie Sue Humphreys including conditions
required prior to any site work.
Tualatin Valley Fire and Rescue (John Wolfe, 503-259-1504) has reviewed the proposal and offered
comments in a July 25,2017 letter, states requirements for fire access,sprinklers, fire hydrants, and premises
identification. The letter also states that hydrants need to be provided based on the fire flow. Therefore,
the applicant has been conditioned to provide approval from TVFR for a fire flow test of the nearest fire
hydrant demonstrating available flow at 20 PSI of residual pressure.
Attachments:
A. Zoning Map and Preliminary Plans
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA 2017-00001/ZON2017-00001/SUB2107-00002 CANYON COURT PAGE 44 OF 45
Zoning Map
Generalized Zoning Categories
t m r ___
GR
el
} en
f/yBURG RD Toning Description
R-4.5 R- 12`--- _- Residential
• IL Mixed Use Residential
•Mixed Use Central Business District
*Commercial;
Mixed Use Employment
_ lIndustrial
I
I IIIParks and Recreation
_., ',Washington County Zoning
!
! __ Overlay Zones
sc T I — -
C -- LEWISL N > Historic District Overlay
i ,
T — -7--- 1 -- _ Planned Development Overlay
,—
R- 2 1 R-4 5
___.-ri _ _._I $ub_iectSite
I
I
LLI.
— — 1-- — �._c. _ _
1- PIHAS CT PIHAS ST \ ; _
O ,
1
\ "7 1 { r !_._. PIHAS ST
NACIRA LN --
i,\ \ '/ \ — — -- i -.— - MeP printed et 09.04 AM on 21-Sep-17
f� 1 >
o R- .5 a �""��
ERIVEDFROM MUAnPLESOURCES THEgrUfa ARME;D
_ ' ES= rN; MEDAT PROW.FIENE
CMOE,N,RDEM,ELASSUMENONAM. ANYER.OREOM M.R
R
INACCURACIES IN THE INFORMATION PROSAISM REGARDLESS OF HOW CAU SD.
II R. in ____
-' COMMUNITY DEVELOPMENT DEPARTMENT
142 R-12 (PD) o oN cr
�° -__-. City of Tig tl
_ ___. _._._ ___ -_.- _ -- _ R 7 ,3,g25SWHII tiNd
i ..r 1 Toomes TIg03 6OR 97223 I
- - - 1'
0 Feet
v,wwtgerdor.gov ,ic. Rn
i
- .
CANYON COURT VICINITY NAP n
7, Lipsi'
1 -. —, 8-LOT SUBDIVISION f� --,, I'±. 1$
AM/MAW n.aANN,ay Sar IQ. Mai Ma SW 1/4 SECTION 35,T 1S,R 1W,W.M. ("a') •;� f`,'� _ c�''�: n o
C6MNNM..aI.NMNMNI TAXLOT01600 LJ "; 'L IgE°o
�NMNN TIGARD,OREGON c.;\_, "� Me, u c5 0-(
rf fl feu..OR OMAR RR RR
0.N ,._ I_=_ Ory►+ �4 n
A.
I AM NaNNNNmvN�N Ilhi>°\\ . OR 4,
I
i w.. ,., N.. „-I w-I: L80END O
I .1 LOTI.w WIND AmaM w al M Z
g M aN..Fnnan f
1 te
1 a- I II swot Ar�nM.N W 1
I 1—+iu - ��. Sir�tsz 'r .:.ax ar ii v9 s W<
I I — arc N Z
I Zi
""4.12"°A
,IS tel M W Zi
e ,l IIE .M V[ [AM'�en 9 W
I IC E6 xr— LJI1 NAe
j i
VM own ma
Id— — �N ..-{ zaaoria■'rvvs I �"" i �/i dr. - -M- @ I
1 E A tv ^F... A evsv as c.+snaz _x„...._,,„—_,m.,,,none
fj I -- n.UMW N.NMM -R. rt—ERSEsiEC>.,�
IIIT I.
4 ! .- NRS N4IS _—_ ® r
1 • / — \ t. NII Dam SMa:ME%mEXI 6 AANLI PAM M M 9k �z mob=ru our i
/n 0 I TRACT NOTES: Ml E ENnr,As PORI 6 nest .B^
L I=x BMct E A SAM MRAx v.No rAtzp MAx Moms umn. R i
z MAS turawns NN a WM"I.S.A.1.0 Aa —m��F �± i
2 M,C169WL EAf10W.AN 31011.11111.01.11 ANA A9¢LmIE IM I¢ou9A yAER]INILEILL LI[®'X116 NO
t f SatOGIC We A MCI.IBM6BdR 61t RIE VOW. w a
M ICA ate PROJECT CONTACTS \ a Nvo n No Ean®u�aac No c 91.x At^°� VVV $
9.MON OA A¢6 RoeII PINIIIIEA: ...VOA ASV..IO Amtran nols¢s slow. z •• P4 j
]MMI. p_¢ DX CU MGR Ile tEAt E9M LLC I NI rums wk.*I ar%a....-'.....,,,t.[.' l A. . 5
_ WR MA OE v Mut AE SR Ib m t.LEN Att sit m 01119AAMeW 6 M 101*SINNM6 IG 11)1 ail..
III NV: NOW Au.. N'WOKS TON BESET N IAM MALI NO.NMB LOUtytttt 1,M I:OM e ^I °'s""'
l�L NIN,LI:IOIO PMpPS 1 ML Ia.m'.YOK NO SO[mONE 1361/1.10 IR.01114.S/V INP EN SIN[1 VS IA (EIA(EIAIo-s Ism.uNnNAm1.®almil l(91.1146-..e7 MO H.V..6 nr Mt it 6 aum cart
P •••.•
.AM Me SR MOlIOL tat MEM RlMAN5.10.07 9NLCM
.O IDt£ I EOE.9-N6.. ..to 51-ft 100.. \ -. �J 1 P An tfascv l NO=vas SOL E mavenOrAAA.,.w 1
ADAM t
II veer RIM 6 M WI Atm Atm WY AC W... iI
.. BI MIME 59Qi AAT MYLEONFD NO S.W. nr
NW NB.Sox NW EareB _.. ��,
A' U.S. 11Ia1E anot
B WAG B9M/0UI AMC Al N.tY 5A MU. \ Y
3iu,tar W`t1VIr: MAX A IE M Id IDLE Mr.Wok 6 ratC.VCVO.M /6
MM.IASSD11& OR
\ q@-mW E
MEMORANDUM
CITY OF TIGARD,OREGON
DATE: July 206 2017
TO: Monica Bilodeau,Associate Planner
FROM: Khoi Le,Principal Engineer
PROJECT: SUB2017-00002
CANYON COURT SUBDIVISION
18705.030. General Provision
18.705.30.H Access Management
1.An access report shall be submitted with all new development proposals which verifies
design of driveways and streets are safe by meeting adequate stacking needs,sight distance
and deceleration standards as set by ODOT,Washington County,the City and AASHTO
(depending on jurisdiction of facility)
The proposed development is an 8-lot subdivision and a traffic impact study is not required. Two of
the lots will take access from a private driveway located on SW 98th Ave. The rest of the lots will
take access from a private street also located on SW 98th Ave. 124th Ave.
The Applicant shall record a non-access reserve strip along the south line of Lot 1 and Lot 2. No
access to the private street will be allowed by Lot 1 and Lot 2.
The Applicant included a Preliminary Intersection Sight Distance Certification prepared by Emerio
Design dated March 8,2017. The certification indicates that there is more than 250 feet of sight
distance in both north and south direction where the private street connects to 98th Ave.
Prior to final plat approval,the Applicant shall submit to the Engineering Division the Final Sight
Distance Certification for review and approval.
2. Driveways shall not be permitted to be placed in the influence area of collector or arterial
street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be 150 feet,measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be greater
depending upon the influence area,as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has
less than 150 feet of street frontage,the applicant must explore any option for shared access
with the adjacent parcel. If shared access is not possible or practical,the driveway shall be
placed as far from the intersection as possible.
The proposed subdivision is adjacent to SW 98th Ave,a Neighborhood Route. This standard is not
applicable.
3.The minimum spacing of driveways and streets along a collector shall be 200 feet. The
minimum spacing of driveways and streets along an arterial shall be 600 feet.
4.The minimum spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS PAGE 1
The proposed subdivision is adjacent to SW 98th Ave,a Neighborhood Route. This standard is not
applicable.
18.810.030 Streets
A.Improvements.
1. No development shall occur unless the development has frontage or approved access to a
public street.
2. No development shall occur unless streets within the development meet the standards of
this chapter.
3. No development shall occur unless the streets adjacent to the development meet the
standards of this chapter,provided,however,that a development may be approved if the
adjacent street does not meet the standards but half-street improvements meeting the
standards of this title are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing street shall meet
the standards of this chapter.
The Applicant's narrative and site plans indicate that the proposed subdivision is going to provide 29'
right of way dedication from the centerline and construct street improvement along the project
frontage on SW 98th Ave. The street improvement is shown to include pavement widening,curb, 5-
foot planter and 5-foot sidewalk.
The 29'right of way dedication from the centerline is in accordance with the cross section of a
Neighborhood Route with bike lane. However,SW 98th Ave is not a bike route.
Prior to commencing of site improvements,the Applicant shall submit plans showing the following
items to Engineering for review and approval:
98th Ave shall include and shall be shown to have:
• 27'right of way dedication from center line
• 16'pavement improvement from center line for travel lane and on street parking
• Curb and gutter
• Storm drainage improvement including but not limited replacing the existing catch basin
located south of the proposed driveway approach of the private street with a shallow
manhole and grate lid meeting CleanWater Services Design and Construction Standards
• 5'planter
• 5'concrete sidewalk
• Fill in sidewalk gap between the proposed subdivision and tax lots: 1S135CD01700,
1S135CD01701, 1S135CD01702, 1S135CD01703
• Relocate exiting utility poles affected by sidewalk extension
• Reconstruct existing driveways affected by sidewalk extension
• Residential driveway approach per the City of Tigard Design Standards
• Commercial driveway approach for private street at SW 98th Ave per the City of Tigard
Design Standards
• Street trees in the planter strip spaced per TDC requirements
• Street light as approved by City Engineer
• Underground utilities
• Street signs,names and traffic control devices (not to be provided by the City)
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Neighborhood Route
• Street profile,extended a minimum of 300'beyond frontage in each direction
• Pavement transition taper per the City of Tigard Design Standards
ENGINEERING COMMENTS PAGE 2
• Sidewalk barricade
• Mail boxes
Tract'A"Private Street shall include and shall be shown to have:
• 20'pavement,minimum
• Curb
• 5'sidewalk
• Residential driveway approaches
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Residential Local Street
• Street profile
• Storm drainage improvement including 12"main,manholes,and curb weep holes meeting
CleanWater Services Design and Construction Standards
• Channel and grate in the sidewalk meeting the City of Portland details SW-335A and SW-
335B
• Street signs,names and traffic control devices
• Non access reserve along Lot 1 and Lot 2
Prior to Final Plat Approval,the Applicant shall construct,complete,and/or satisfy the required
street improvements,obtain conditional acceptance from the City, and provide a one-year
maintenance assurance for said improvements.The Applicant shall also provide a proposed private
street name for review and approval.
5. If the city could and would otherwise require the applicant to provide street improvements,
the city engineer may accept a future improvements guarantee in lieu of street improvements if
one or more of the following condition exist:
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorist or pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that
street improvements would be extended in the foreseeable future and the improvement
associated with the project under review does not,by itself,provide a significant
improvement to street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and proposed land partition does not create any new streets;or
f. Additional planning work is required to define the appropriate design standards for the
street and the application is for a project which would contribute only a minor portion
of the anticipated future traffic on the street.
The Applicant's narrative and site plans indicate that the street improvements will be provided. The
Applicant does not propose to pay a fee in lieu for street improvements.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created
through the approval of a final subdivision plat or major partition;however,the council may
approve the creation of a street by acceptance of a deed,provided that such street is deemed
essential by the council for the purpose of general traffic condition.
1. The council may approve the creation of a street by deed of dedication without full
compliance with the regulations applicable to subdivisions or major partitions if any one or
more of the following conditions are found by the council to be present:
a. Establishment of a street is initiated by the council and is found to be essential for the
purpose of general traffic circulation,and partitioning or subdivision of land has an
ENGINEERING COMMENTS PAGE 3
incidental effect rather than being the primary objective in establishing the road or
street for public use;or
b. The tract in which the road or street is to be dedicated is an isolated ownership of one
acre or less and such dedication is recommended by the commission to the council
based on a finding that the proposal is not an attempt to evade the provisions of this
title governing the control of subdivisions or major partitions.
c. The street is located within the downtown mixed use central business district and has
been identified on Figure 5-14A through 5-14L of the City of Tigard 2035 Transportation
System Plan as a required connectivity improvement.
2. With each application for approval of a road or street right-of-way not in full compliance with
the regulations applicable to the standards,the proposed dedication shall be made a condition
of subdivision and major partition approval.
a. The applicant shall submit such additional and justification as may be necessary to
enable the commission in its review to determine whether or not a recommendation for
approval by the council shall be made.
b. The recommendation,if any,shall be based upon a finding that the proposal is not in
conflict with the purpose of this title.
c. The commission in submitting the proposal with a recommendation to the council may
attach conditions which area necessary to preserve the standards of this title.
3. All deeds of dedication shall be in a form prescribed by the city and shall name"the public"
as grantee.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave. The 29'right of way dedication from
the centerline is in accordance with the cross section of a Neighborhood Route with bike lanes.
However,SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated.
The right of way dedication on SW 98th Ave shall be recorded with the plat and in compliance with the
provision of this chapter.
The Applicant's narrative also indicates that a 23'wide tract(Tract"A")will be created for the purpose
of a private street and public and private utilities. The tract will be owned and maintained by the
homeowners'association.
C. Creation of access easement. The approval authority may approve an access easement
established by deed without full compliance with this title provided such an easement is the
only reasonable method by which a lot large enough to develop can be created.
1. Access easements shall be provided and maintained in accordance with the Uniform Fire
Code,Section 10.207.
2. Access shall be in accordance with 18.705.030.H and I.
The Applicant's narrative and site plans indicate that one joint access easement across the northern
portion of the Lot 1 and Lot 2 for the benefit of Lot 2 is proposed.
Prior to commencing of site improvement,a common maintenance agreement for this joint access
easement shall be submitted to Engineering Division as part of the Public Facility Improvement(PFI)
Permit for review and approval.
Prior to Final Plat Approval,a common maintenance agreement for the joint access between Lot 1 and
Lot 2 shall be recorded.
ENGINEERING COMMENTS PAGE 4
The Applicant's site plans indicate that a 20'Fire Department turnaround easement is proposed between
Lot 4 and Lot 5.
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 emergency vehicular access
and turn around.
The 20'Fire Department turnaround easement shall be recorded as part of the Subdivision Plat.
D. Street location,width and grade. Except as noted below,the location,width and grade of all
streets shall conform to an approved street plan and shall be considered in their relation to
existing and planned streets,to topographic conditions,to public convenience and safety,and
in their appropriate relation to the purposed use of the land to be served by such streets:
1. Street grades shall be approved by the city engineer in accordance with subsection N of this
section;and
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18'pavement,curb,5'
planter,and 5'sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However,SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated.
The street location and grade along the project frontage on SW 98th Ave will remain unchanged.
The Applicant's narrative and site plans indicate that a 23'tract(Tract"A")will be created for the
purposes of a private street and public and utility easement. The tract is to accommodate 20'pavement,
curb on both sides,and 2'shoulder. Additionally,a 5'public sidewalk and utility easement along the
north side of the tract is proposed.
The grade of the proposed private street will be less than 3%.
2. Where the location of a street is not shown in an approved street plan,the arrangement of
streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas,or
b. Conform to a plan adopted by the commission,if it is impractical to conform to existing
street pattern because of particular topographical or other existing conditions of the
land. Such a plan shall be based on the type of land use to be served,the volume of
traffic,the capacity of adjoining streets and the need for public convenience and safety.
The Applicant's site plans show SW 98th Ave,the proposed private street and joint access between Lot 1
and Lot 2.
E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved
street plan,or as needed to continue an existing improved street or within the Downtown
District, street right-of-way and roadway widths shall not be less than the minimum width
described below.Where a range is indicated,the width shall be determined by the decision-
making authority based upon anticipated average daily traffic (ADT) on the new street
segment. (The City Council may adopt by resolution,design standards for street
construction and other public improvements.The design standards will provide guidance for
determining improvement requirements within the specified ranges.)These are presented in
Table 18.810.1
ENGINEERING COMMENTS PAGE 5
1. The decision-making body shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or development after
consideration of the following:
a. The type of road as set forth in the comprehensive plan transportation chapter-
functional street classification.
b. Anticipated traffic generation.
c. On-street parking needs.
d. Sidewalk and bikeway requirements.
e. Requirements for placement of utilities.
f. Street lighting.
g. Drainage and slope impacts.
h. Street tree location.
i. Planting and landscape areas.
j. Safety and comfort for motorists,bicyclists,and pedestrians.
k. Access needs for emergency vehicles.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18'pavement,curb,5'
planter,and 5'sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However,SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated
to accommodate 16'pavement,5'planter,and 5'sidewalk.
The Applicant's narrative and site plans also indicate that a 23'tract(Tract"A")will be created for the
purposes of a private street and public utility easement. The tract is to accommodate 20'pavement,curb
on both sides,and 2'shoulder. A 5'public sidewalk and utility easement along the north side of the tract
is also proposed.
F. Future street plan and extension of streets.
1.A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or
partition.The plan shall show the pattern of existing and proposed future streets from
the boundaries of the proposed land division and shall include other parcels within 530
feet surrounding and adjacent to the proposed land division.At the applicant's request,
the city may prepare a future streets proposal.Costs of the city preparing a future streets
proposal shall be reimbursed for the time involved.A street proposal may be modified
when subsequent subdivision proposals are submitted.
No future street extension is proposed or deemed necessary.
b. b.Identify existing or proposed bus routes,pullouts or other transit facilities,bicycle
routes and pedestrian facilities on or within 530 feet of the site.
The proposed subdivision is adjacent to SW 98th Ave that is not a bus route. This standard is not
applicable.
2.Where necessary to give access or permit a satisfactory future division of adjoining land,
streets shall be extended to the boundary lines of the tract to be developed,and
a. These extended streets or street stubs to adjoining properties are not considered to be
cul-de-sac since they are intended to continue as through streets at such time as the
adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners which
shall not be removed until authorized by the city engineer,the cost of which shall be
included in the street construction cost.
ENGINEERING COMMENTS PAGE 6
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed
for stub street in excess of 150 feet in length.
No future street extension is proposed or deemed necessary.
The Applicant's site plans show a dead end private street,Tract"A"with a hammerhead turnaround
is proposed. The hammerhead turnaround is subject to the review and approval the City of Tigard
and the Tualatin Valley Fire&Rescue(TVF&R).
Prior to commencing of the site improvements,the Applicant shall provide the Engineering Division
as part of the Public Facility Improvement(PFI)Permit the approval from Tualatin Valley Fire&
Rescue (TVF&R) for the City's record.
H. Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography,railroads,freeways,pre-
existing developments,lease provisions,easements,covenants or other restrictions existing
prior to May 1,1995 which preclude street connections.A full street connection may also be
exempted due to a regulated water feature if regulations would not permit construction.
2.All local,neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circulation when not precluded by
environmental or topographical constraints,existing development patterns or strict
adherence to other standards in this code.A street connection or extension is considered
precluded when it is not possible to redesign or reconfigure the street pattern to provide
required extensions. Land is considered topographically constrained if the slope is greater
than 15%for a distance of 250 feet or more. In the case of environmental or topographical
constraints,the mere presence of a constraint is not sufficient to show that a street
connection is not possible. The applicant must show why the constraint precludes some
reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing or
planned transit stops,commercial services, and other neighborhood facilities,such as
schools,shopping areas and parks.
4.All developments should provide an internal network of connecting streets that provide
short,direct travel routes and minimize travel distances within the development.
The Applicant's narrative and site plans indicate that the proposed subdivision will construct a
private street within Tract"A"to provide access for Lot 3 through Lot 8. The subject site does not
have any adjoining streets,which need to be connected. No local street,neighborhood route or
collector street that abuts the proposed subdivision.
I. Intersection angles. Street shall be laid out so as to intersect at an angle as near to a right
angle as practical,except where topography requires a lesser angle,but in no case shall the
angle be less than 75°unless there is special intersection design,and:
The Applicant's site plans show the proposed private street intersects with SW 98th Ave at a right angle.
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless
topography requires a lesser distance;
ENGINEERING COMMENTS PAGE 7
The Applicant's narrative and site plans indicate that the proposed private street has at least 25'of
tangent adjacent to the right of way of SW 98th Ave.
2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet
along the right of way line of the acute angles;
The Applicant's site plans show the proposed private street intersects with SW 98th Ave at a right angle.
3. Right-of-way lines intersection with arterial streets shall have a corner radius of not less
than 20 feet.
The proposed subdivision is adjacent to SW 98th Ave,a Neighborhood Route. This standard is not
applicable.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are less
than standard width,additional rights-of-way shall be provided at the time of subdivision or
development.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18'pavement,curb,5'
planter,and 5'sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However, SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated
to accommodate 16'pavement,5'planter,and 5'sidewalk.
K. Partial street improvements. Partial street improvements resulting in a pavement width of
less than 20 feet,while generally not acceptable,may be approved where essential to reasonable
development when in conformity with the other requirements of these regulations,and when it
will be practical to require the improvement of the other half when adjoining property
developed.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18'pavement,curb, 5'
planter,and 5'sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However,SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated
to accommodate 16'pavement, 5'planter,and 5'sidewalk. The street improvement will also include
street trees and lights.
L. Cul-de-sac
No cul-de-sac is proposed. This standard is not applicable.
M. Street name. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County,except for extensions of existing streets. Street
names and numbers shall conform to the established pattern in the surrounding area and as
approved by the city engineer.
The Applicant shall provide street name prior to final plat submittal.
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.
ENGINEERING COMMENTS PAGE 8
The street location and grade along the project frontage on SW 98th Ave will remain unchanged.
The grade of the proposed private street will be less than 3%.
O. Curbs,curb cuts,ramps,and driveway approaches. Concrete curbs,curb cuts,wheelchair,
bicycle ramps and driveway approaches shall be constructed in accordance with standards
specified in this chapter and Section 15.04.080,and:
1. Concrete curbs and driveway approaches are required;except:
2. Where no sidewalk is planned,an asphalt approach may be constructed with city engineer
approval;and
3. Asphalt and concrete driveway approaches to the property line shall be built to city
configuration standards.
Curbs,curb cuts,and driveway approaches are shown on the submitted site plans.
P. Street adjacent to railroad right-of-way.
The proposed site is not adjacent to a railroad right-of-way. This standard is not applicable.
Q.Access to arterials and collectors.Where a development abuts or is traversed by an
existing or proposed arterial or collector street,the development design shall provide
adequate protection for residential properties and shall separate residential access and
through traffic,or if separation is not feasible,the design shall minimize the traffic conflicts.
The design shall include any of the following:
1.A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with
frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess reservation
along the arterial or collector;or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to two streets with different classifications,primary access should be
from the lower classification street.
The proposed subdivision is not traversed by an Arterial or Collector Street. This standard is not
applicable.
R. Alleys,public or private.
The site does not propose any alleys,public or private. This standard is not applicable.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance
by the city,it shall be the responsibility of the developer's registered professional land
surveyor to provide certification to the city that all boundary and interior monuments shall
be reestablished and protected.
The Applicant's narrative indicates that survey monuments will be set/reestablished during the fmal
platting and development process.
Prior to commencing of site improvements,the Applicant shall submit site plans showing location of
the street monuments to Engineering for review and approval.
ENGINEERING COMMENTS PAGE 9
Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC
22). 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.
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.
The Applicant's narrative and site plans indicate that the proposed subdivision will construct a
private street to provide access for Lot 3 through Lot 8.
A 23'tract(Tract"A")will be created for the purposes of a private street and public utility easement.
The tract is to accommodate 20'pavement,curb on both sides,and 2'shoulder. A 5'public sidewalk
and utility easement along the north side of the tract is also proposed. The tract will be owned and
maintained by the homeowners'association. The Applicant shall provide a non-access reserve easement
along Lot 1 and Lot 2.
Prior to commencing of site improvement,a common maintenance agreement of the private street shall
be submitted to Engineering Division as part of the Public Facility Improvement(PFI)Permit for review
and approval.
Prior to Final Plat Approval,a common maintenance agreement of the private street shall be recorded.
U. Railroad Crossing.
The proposed site is not adjacent to any railroad crossing. This standard is not applicable.
V. Street Signs. The city shall install all street signs,relative to traffic control and street
names,as specified by the city engineer for any development. The cost of signs shall be the
responsibility of the developer.
Prior to commencing of site improvements,the Applicants shall submit site plans showing location
of street signs,names,and traffic control devices to Engineering for review and approval.
Prior to final plat approval,all street signs,street names,and traffic control devices shall be
constructed,completed,and/or satisfied by the Applicant.
W. Mail Boxes.Joint mailbox facilities shall be provided in all residential developments,
with each joint mailbox serving at least two dwelling units.
1. Joint mailbox structures shall be placed adjacent to road curbs;
2. Proposed locations of joint mailboxes shall be designed on a copy of the preliminary plat
or development plan, and shall be approved by the city engineer/U.S. post office prior to
final plan approval;and
ENGINEERING COMMENTS PAGE 10
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the
city engineer/U.S. post office prior to final approval.
No new mailboxes are shown on the site plans. Prior to commencing of site improvements,
proposed mailboxes shall be shown on the site plans for Engineering's review and approval.
X. Traffic Signal. The location of traffic signals shall be noted on approval street plans.
Where a proposed street intersection will result in an immediate need for a traffic signal, a
signal meeting approval specifications shall be installed. The cost shall be included as a
condition of development.
No traffic signal is required. This standard is not applicable.
Y. Streetlight standards. Streetlights shall be installed in accordance with regulations
adopted by the city's direction.
Prior to commencing of site improvements,the Applicant shall provide Engineering Division a
photometric analysis for the review and approval. New LED streetlights are required based on the
photometric analysis. The Applicant shall submit plans showing the location of streetlights to
Engineering for review and approval. Type and color of pole and light fixture shall also be included
on the plan for review and approval.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop
signs and other signs may be required.
Prior to commencing of site improvements,the Applicants shall submit site plans showing location
of street signs,names,and traffic control devices to Engineering for review and approval.
Prior to final plat approval,all street signs, street names,and traffic control devices shall be
constructed,completed,and/or satisfied by the Applicant.
AA. Street cross-section. The final lift of asphalt concrete pavement shall be placed on all
new constructed public roadways prior to final city acceptance of the roadway and within
one year of the conditional acceptance of the roadway unless otherwise approved by the city
engineer. The final lift shall also be placed no later than when 90%of the structures in the
new development are completed or three years from the commencement of initial
construction of the development,whichever is less.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphalt concrete;
3. The final lift shall be place on all new construction roadways prior to final city acceptance
of the roadway;however,no before 90%of the structures in the new development are
completed unless three years have elapsed since initiation of construction in the
development.;
4. The final lift shall be Class C asphalt concrete as defined by A.P.W.A. standards
specifications; and
5. No lift shall be less than 1-1/2 inches in thickness.
The Applicant's site plans show the street cross section for both SW 98th Ave and the proposed
private street. The Applicant's narrative also indicates that the street cross section will be
constructed in accordance to the City of Tigard Standards.
Prior to commencing of site improvements,the Applicant shall submit site plans as part of the PFI
Permit showing the asphalt concrete pavement,pavement's cross slope and rock section of SW 98th
ENGINEERING COMMENTS PAGE 11
Ave and the private street meeting the City's public street standard for the Neighborhood Route and
a residential local street respectively.
BB. Traffic calming. When,in the opinion of the city engineer,the proposed development
will create negative traffic condition on existing neighborhood streets,such as excessive
speeding,the developer may be required to provide traffic calming measures. These
measures may be required within the development and/or offsite as deemed appropriate. As
an alternative,the developer may be required to deposit funds with the city to help pay for
traffic calming measures that become necessary once the development is occupied and the
city engineer will determine the amount of funds required,and will collect said funds from
the developer prior to the issuance of a certificate of occupancy,or in the case of subdivision,
prior to the approval of the final plat. The funds will be held by the city for a period of five
years from the date of issuance of certificate of occupancy,or in the case of a subdivision,
the date of final plat approval. Any funds not used by the city within the five-year time
period will be refunded to the developer.
No traffic calming measures are proposed or deemed necessary. The standard is not applicable.
CC. Traffic Study.
1. A traffic study shall be required for all new or expanded uses or developments under any
of the following circumstances:
a. When they generate a 10%or greater increase in existing traffic to high collision
intersections identified by Washington County.
b. Trip generation from development onto the city street at the point of access and the
existing ADT fall within the following ranges:
Existing ADT ADT to be added by development
0-3000 vpd 2,000 vpd
3,001-6,000 vpd 1,000 vpd
>6,000 vpd 500 vpd or more
c. If any of the following issues become evident to the city engineer:
i. High traffic volumes on the adjacent roadway that may affect movement into or
out of the site.
ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed access
drive(s).
iii. Inadequate horizontal or vertical sight distance at access points.
iv. The proximity of the proposed access to other existing drives or intersections is a
potential hazard.
v. The proposal requires a conditional use permit or involves a drive through
operation.
vi. The proposed development may result in excessive traffic volumes on adjacent
local streets.
2. In addition,a traffic study may be required for all new or expanded uses or developments
under any of the following circumstances:
a. When the site is within 500 feet of an ODOT facilities; and/or
b. Trip generation from a development adds 300 or more vehicle trips per day to an
ODOT facility;and/or
c. Trip generation from a development adds 50 or more peak hour trips to an ODOT
facility.
ENGINEERING COMMENTS PAGE 12
Traffic Impact Study is not required.
18.810.050 Easements
A. Easements. Easements for sewers,drainage,water mains,electric lines or other public
utilities shall be either dedicated or provided for in the deed restrictions,and where a
development is traversed by a watercourse or drainage way,there shall be provided a
stormwater easement or drainage right-of-way conforming substantial with the lines of the
watercourse.
B. Utility Easements. A property owner proposing a development shall make arrangement
with the city,the applicable district,and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
city's standard width for public main line utility easements shall be 15 feet unless otherwise
specified by the utility company, applicable district,or city engineer.
The proposed subdivision is not traversed by a watercourse or drainage way.
The Applicant's site plans and narrative indicate that 8'Public Utility Easement (PUE) along the
project frontage on SW 98th Ave will be provided. Additionally,a 5'public sidewalk and utility
easement is proposed along the north side of Tract"A".
A public sanitary sewer and storm drainage easement will also be provided over the entirety of Tract
''A„
8'PUE,5'public sidewalk and utility easement, as well as the public sanitary sewer and storm
drainage easement over entirety of Tract"A" shall be recorded as part of the final plat.
18.810.70 Sidewalk.
A.All industrial streets and private streets shall have sidewalks meeting city standards along
at least one side of the street. All other streets shall have sidewalks meeting the city
standards along both sides of the street. A development may be approved if an adjoining
street has sidewalks on the side adjoining the development,even if no sidewalk exists on the
other side of the street.
The Applicant's narrative and site plans indicate that a 5'sidewalk along the project frontage on SW 98th
Ave and along the north side of Tract"A"will be provided.
Prior to commencing of site improvements,the Applicant shall submit site plans as part of the PFI
Permit showing the location of sidewalk to Engineering for review and approval.
Prior to Final Plat Approval,the sidewalk shall be constructed,completed,and/or satisfied.
B. Requirement of developers.
1. As part of any development proposal,or change in use resulting in an additional 1,000
vehicle trips or more per day,an applicant shall be required to identify direct,safe(1.25 x the
straight line distance) pedestrian route within 1/2 mile of their site to all transit facilities and
neighborhood activity centers (schools,parks,libraries,etc.). In addition,the developer may
be required to participate in the removal of any gaps in the pedestrian system off-site if
justified by the development.
2. If there is an existing sidewalk on the same side of the street as the development within
300 feet of a development site in either direction,the sidewalk shall be extended from the site
to meet the existing sidewalk,subject to rough proportionality(even if the sidewalk does not
serve a neighborhood activity center).
ENGINEERING COMMENTS PAGE 13
There is an existing curb tight sidewalk located approximately 105'to the south of the proposed
subdivision.
Prior to commencing of site improvements,the Applicant shall submit site plans as part of the PFI
Permit showing the sidewalk extension from the proposed subdivision connecting to the existing
curb tight sidewalk located in front of Tax Lot 1S135CD10200. Relocating existing utility pole(s)
and reconstructing existing driveway(s) that are affected by the sidewalk extension shall be the
responsibility of the Applicant.
Prior to Final Plat Approval,sidewalk extension from the proposed subdivision connecting to the
existing curb tight sidewalk located in front of Tax Lot 1S135CD10200 on SW 98th Ave shall be
constructed,completed,and/or satisfied.
C. Planter strip requirements. A planter strip separation of at least five feet between the
curb and the sidewalk shall be required in the design of streets,except where the following
conditions exist: There is inadequate right-of-way;the curbside sidewalks already exist on
predominant portions of the street;it would conflict with utilities;there are significant
natural features (large trees,water features, significant habitat areas,etc.)that would be
destroyed if the sidewalk were located as required;or where there are existing structures in
close proximity to the street(15 feet or less) or where the standards in Table 18.810.1 specify
otherwise. Additional consideration of exempting the planter strip requirement may be
given on a case-by-case basis if a property abuts more than one street frontage.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18'pavement,curb,5'
planter,and 5'sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However,SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated
to accommodate 16'pavement, 5'planter, and 5'sidewalk. The street improvement will also include
street trees and lights.
Prior to commencing of site improvements,the Applicant shall submit site plans as part of the PFI
Permit showing the location of street trees to Engineering for review and approval.
Prior to Final Plat Approval,the street trees shall be installed,completed,and/or satisfied.
D. Maintenance. Maintenance of sidewalks,curbs,and planter strips is the continuing
obligation of the adjacent property owner.
The Applicant should understand it is their obligation to continue maintaining the adjacent sidewalks,
curbs and planter strips.
E. Application for permit and inspection. If the construction of a sidewalk is not included
in the performance bond of an approved subdivision or the performance bond has lapsed,
then every person,firm or corporation desiring to construct sidewalks as provided by this
chapter, shall be before entering upon the work or improvement,apply for a street opening
permit to the Engineering Department to so build or construct:
1. An occupancy permit shall not be issued for a development until the provision of this
section is satisfied.
2. The city engineer may issue a permit and certificate allowing temporary noncompliance
with the provision of this section to the owner,builder or contractor when,in his or her
opinion,the construction of the sidewalk is impractical for one or more of the following
reasons:
ENGINEERING COMMENTS PAGE 14
a. Sidewalk grades have not and cannot be established for the property in question
within a reasonable length of time.
b. Forthcoming installation of public utilities or street paving would be likely to cause
severe damage to the new sidewalk.
c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of
the street;or,
d. Topography or elevation of the sidewalk base area makes construction of sidewalk
impractical or economically infeasible.
3. The city engineer shall inspect the construction of sidewalks for compliance with the
provision set forth in the standard specifications manual.
Prior to commencing of site improvements,the Applicant shall submit site plans as part of the PFI
Permit showing the location of sidewalk to Engineering for review and approval.
Prior to Final Plat Approval,the sidewalk shall be constructed,completed, and/or satisfied.
Sidewalk in the public right of way or proposed public right of way will be inspected and approved by
the City of Tigard Engineering Division.
F. Council initiation of construction. In the event one or more of the following situations
are found by the council to exist,the council may adopt a resolution to initiate construction
of a sidewalk in accordance with city ordinances:
1. A safety hazard exists for children walking to or from school and sidewalks are necessary
to eliminate the hazard;
2. A safety hazard exists for pedestrians walking to or form a public building,commercial
area,place of assembly or other general pedestrian traffic, and sidewalks are necessary to
eliminate the hazard;
3. Fifty percent or more of the area in a given block has been improved by the construction
of dwellings,multiple dwellings.
4. A criteria which allowed noncompliance under this section no longer exists and a
sidewalk could be constructed in conformance with city standards (Ord. 12-13 §1;Ord. 06-
20;Ord.02-33,Ord. 99-22)
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18'pavement,curb,5'
planter,and 5'sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However,SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated
to accommodate 16'pavement, 5'planter,and 5'sidewalk. The street improvement will also include
street trees and lights.
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 of
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.
ENGINEERING COMMENTS PAGE 15
D. Permit Denied. Development permits may be restricted by the commission or hearing
officer where a deficiency exists in the existing sewer system or portion thereof which cannot
be rectified within the development and which if not rectified will result in a threat to public
health or safety,surcharging of existing mains,or violations of state or federal standards
pertaining to operation of the sewage treatment system.
The Applicant's narrative and site plans indicate that all the lots in the proposed subdivision will be
connected to public sanitary sewer system. The site plans also show a new public sanitary sewer
system consisting of a manhole and 8"main is proposed along the private street tract to serve the
proposed lots.
Prior to commencing of site improvements,the Applicant shall submit site plans as part of the PFI
Permit showing the location of the proposed sanitary sewer system consisting of two manholes,8"
main,associated service laterals,and connection to the existing public system located on SW 98th Ave
to Engineering for review and approval. The proposed sanitary sewer system and associated facilities
shall be designed and constructed in accordance with the City of Tigard and CWS Design and
Construction Standards.
Prior to Final Plat Approval,the proposed public sanitary sewer system and associated facilities shall
be constructed,completed,and/or satisfied.
A public sanitary sewer easement will also be provided over the entirety of Tract"A". The easement
shall be recorded prior to final plat.
No over-sizing sanitary sewer is proposed or deemed necessary.
A.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;
The Applicant's site plans show that a public storm drainage system and sanitary sewer main are
proposed. They are separate and independent from one another.
2. Where possible,inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street;and
The Applicant's site plans indicate that a public drainage system including a manhole and a 12"main
are proposed in Tract"A". A water quality facility is also proposed in Tract"B"located between Lot
2 and Lot 3. Run-off from Lot 1 and Lot 2 is going to be collected via a private system located in the
common driveway prior discharging to the water quality facility. Run-off from the sidewalk and
street in Tract"A"will be directed to a low point and conveyed through an open grated channel in
the sidewalk to the water quality facility.
The Applicant's site plans also indicates that a shallow manhole with grate lid is proposed to replace
the existing catch basin located at the proposed private street driveway on SW 98th Ave. However,
the site plan does not address improvement to the existing catch basin located north of the common
driveway for Lot 1 and Lot 2.
The location of existing storm drainage system including the two existing basins along the proposed
subdivision on SW 98th Ave may not work efficiently with the proposed street improvement.
Improvement will need to be addressed and design of improvement shall be in accordance with
CleanWater Services Design and Construction Standards. The Applicant shall provide revised
drawings with their Public Facility Improvement Permit.
ENGINEERING COMMENTS PAGE 16
All the surface run-off generated by the development shall be collected, conveyed,treated, and
detained prior to discharging to the existing public system located on SW 98th Ave. Surface water
will not be carried across the intersection and allowed to flood the streets.
3. Surface water drainage patterns shall be shown on every development proposal plan.
A grading plan was submitted showing contours associated with the proposed street and lots. The
Applicant's site plans also included the proposed storm system and location of the catch basin,open
grate channel, and water quality facility indicating how surface water drainage patterns will be after
development.
B. Easement. Where a development is traversed by a watercourse,drainageway,channel or
stream,there shall be provided a stormwater easement or drainage right-of-way conforming
substantially with the lines of such watercourse and such further width as will be adequate for
conveyance and maintenance.
The site is not traversed by a watercourse,drainageway,channel or stream.
The Applicant's site plans show that a public drainage system including a manhole and a 12"main
are proposed in Tract"A".
A public storm drainage easement will also be provided over the entirety of Tract"A". The
easement shall be recorded prior to final plat.
The Applicant's site plans show that Tract"B"is proposed for the purposes of storm water quality.
Tract"B"shall be dedicated to the City prior to final plat.
C.Accommodation of upstream drainage.A culvert or other drainage facility shall be large
enough to accommodate potential runoff from its entire upstream drainage area,whether
inside or outside the development,and the city engineer shall approve the necessary size of
the facility,based on the provisions of Design and Construction Standards for Sanitary and
Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and
including any future revisions or amendments).
There is no upstream basin that flows across the subject site.
D. Effect on downstream drainage.Where it is anticipated by the city engineer that the
additional runoff resulting from the development will overload an existing drainage facility,
the director and engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions have been made
for storage of additional runoff caused by the development in accordance with the Design
and Construction Standards for Sanitary and Surface Water Management(as adopted by the
Unified Sewerage Agency in 1996 and including any future revisions or amendments).
The Applicant's submittal included the preliminary storm water report that indicates the run-off
generated from the subdivision will be collected,conveyed,treated,and detained in the water quality
and detention facility located in Tract"B"prior to discharging to the existing public storm system
located on SW 98th Ave.
Prior to commencing site improvements,submit a final storm drainage report for the streets and lots
to Engineering Division for review and approval. The storm drainage report shall be prepared in
accordance with CleanWater Services Design and Construction Standards.
Prior to commencing site improvements,the Applicant shall submit design plans for the stormwater
water quality and detention facilities meeting the CleanWater Services (CWS)Design and
Construction Standards and the City of Tigard.This submittal shall include a maintenance plan in
ENGINEERING COMMENTS PAGE 17
accordance with the CWS Design and Construction Standards and the City of Tigard Design
Guidelines,for the facilities and must be reviewed and approved by the city.
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.
Prior to Final Plat Approval,all public stormwater drainage system including water quality and detention
facilities shall be constructed,completed,and/or satisfied.
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard,bike lanes shall be required along all arterial and collector routes and where
identified on the city's adopted bicycle plan in the transportation system plan(TSP). Bike lane
requirements along collectors within the downtown urban renewal district shall be determined
by the city engineer unless specified in Table 18.810.1.
2. Developments adjoining proposed bikeways identified on the city's adopted
pedestrian/bikeway plan shall include provisions for the future extension of such bikeways
through the dedication of easements or rights-of-way,provided such dedication is directly
related to and roughly proportional to the impact of the development.
3. Any new street improvement project shall include bicycle lanes as required in this document
and on the adopted bicycle plan.
The Applicant's narrative and site plans indicate that the proposed subdivision will include 29'dedication
from the centerline along the project's frontage on SW 98th Ave to accommodate 18'pavement,curb,5'
planter,and 5'sidewalk meeting the City of Tigard's Neighborhood Route cross section with bike lanes.
However,SW 98th Ave is not a bike route. A 27'right of way from the centerline shall be dedicated
to accommodate 16'pavement for travel lane and on street parking,5'planter,and 5'sidewalk.
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 facilities,
and:
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the city engineer for review and approval;
2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct
vision clearance areas for vehicular traffic.
C. Exception to undergrounding requirement.
ENGINEERING COMMENTS PAGE 18
1. The developer shall pay a fee in-lieu of undergrounding costs when the development is
proposed to take place on a street where existing utilities which are not underground will
serve the development and the approval authority determines that the cost and technical
difficulty of under-grounding the utilities outweighs the benefit of undergrounding in
conjunction with the development.The determination shall be on a case-by-case basis.The
most common,but not the only,such situation is a short frontage development for which
undergrounding would result in the placement of additional poles,rather than the removal of'
above-ground utilities facilities.
2.An applicant for a development which is served by utilities which are not underground and
which are located across a public right-of-way from the applicant's property shall pay the fee
in-lieu of undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4.The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing
utility lines.All new utility lines shall be placed underground.
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.
The Applicant's narrative indicates that the proposed subdivision will be designed with 8'PUE to
enable all franchised utilities placing underground. The narratives also indicate the Applicant is going
to pay fee in lieu for any overhead power that may front the property on SW 98th Ave or as required
by the City Engineer.
Prior to commencing of site improvement,the Applicant shall submit site plans as part of the Public
Facility Improvement Permit indicating that the existing overhead utilities along the project frontage
on SW 98th Ave being place underground. Alternatives shall be subject to review and approval of the
City Engineer.
Prior to Final Plat Approval,the existing overhead utilities along the project frontage on SW 98th Ave
shall be placed underground,completed,and/or satisfied.
ENGINEERING COMMENTS PAGE 19
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Traffic Study:
Traffic impact study is not required.
Fire and Life Safety:
Emergency vehicle turn around,location of fire hydrants,and fire flow must be reviewed and
approved by TVF&R prior to commencement site improvements.
The 20'Fire Department turnaround easement shall be recorded as part of the Subdivision Plat.
Public Water System:
The Applicant's site plans indicate that eight new water meters are going to be installed along the
frontage of the proposed subdivision. The meters are going to be tapped into the existing public 4"
CI main located on SW 98th Ave.
Prior to commencing site improvements,the Applicant shall submit site plans as part of the Public
Improvement Permit showing the existing 4"CI water along the project frontage on SW 98th Ave to
be replaced with 8"DI. The new 8"DI water main shall be extended to connect to the existing 8"
DI stub out located near the intersection between SW 98th Ave and SW Scott Court. Any services
affected by the main replacement shall be replaced and reconnected. The existing 4"CI main being
replaced shall be removed.
Storm Water Quality:
The City has agreed to enforce Surface Water Management(SWM)regulations established by Clean
Water Services (CWS)Design and Construction Standards (adopted by Resolution and Order No.
00-7)which require the construction of on-site water quality facilities. The facilities shall be designed
to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff
generated from newly created impervious surfaces. In addition,a maintenance plan shall be
submitted indicating the frequency and method to be used in keeping the facility maintained through
the year.
Prior to commencing site improvements,submit a final storm drainage report for the streets and lots
to Engineering Division for review and approval.
Prior to commencing site improvements,the Applicant shall submit design plans for the stormwater
water quality and detention facilities within the subdivision meeting the Clean Water Services (CWS)
Design and Construction Standards and the City of Tigard.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 facilities and must be reviewed and approved by the city.
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.
Prior to Final Plat Approval,all public stormwater water quality and detention facilities shall be
constructed,planted,completed,and/or satisfied.
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
ENGINEERING COMMENTS PAGE 20
development,construction,grading,excavating,clearing,and any other activity which accelerates
erosion. Per CWS regulations,the applicant is required to submit an erosion control plan for City
review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre of
land. Since this site is over five acres,the developer will be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with the site and/or building
permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to insure that
surface drainage is directed to the street or a public storm drainage system approved by the
Engineering Department. For situations where the back portions of lots drain away from a street
and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently
contain and convey runoff from each lot.
The 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.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An
addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the
City prior to issuance of commencing of site improvements.
For this project,the addressing fee will be$500(8 lots and 2 tracts X$50/address= $500).
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).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
COMMENCING ANY ONSITE IMPROVEMENTS INCLUDING GRADING,
EXCAVATION AND/OR FILL ACTIVITIES:
The applicant shall prepare a cover letter and submit it,along with any supporting documents and/or
plans that address the following requirements,to the ENGINEERING DEPARTMENT,
ENGINEERING COMMENTS PAGE 21
ATTN:KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal
the required information is found:
1. All public improvements including street,utilities,grading,onsite and offsite stormwater
quality and detention facilities,streetlights,easements,easement locations,and utility
connection for future utility extensions shall be designed in accordance with the following
codes and standards:
• City of Tigard Public Improvement Design Standards
• CleanWater Services (CWS)Design and Construction Standards
• Tigard Community Development Codes,Municipal Codes
• Fire Codes
• Other applicable County,State,and Federal Codes and Standard Guidelines
2. All public improvements including street,utilities,grading,onsite and offsite stormwater
quality and detention facilities,streetlights,easements,easement locations,and utility
connection for future utility extensions are subject to the City Engineer's review,
modification,and approval.
3. Prior to commencing site improvements,a Public Facility Improvement(PFI)Permit is
required for this project to cover all infrastructure work including onsite and offsite
stormwater Water Quality and Detention Facilities 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 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).
4. 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.
5. Prior to commencing site improvements,the Applicant shall provide a construction vehicle
access and parking plan for approval by the City Engineer. The purpose of this plan is for
parking and traffic control during the public improvement construction phase. All
construction vehicle parking shall be provided onsite. No construction vehicles or
equipment will be permitted to park on the adjoining residential public streets. Construction
vehicles include the vehicles of any contractor or subcontractor involved in the construction
of site improvements or buildings proposed by this application,and shall include the vehicles
of all suppliers and employees associated with the project.
6. Prior to commencing of site improvements,the Applicant shall provide Engineering
Division a photometric analysis for the review and approval. New LED streetlights are
required based on the photometric analysis;the Applicant shall submit plans showing the
location of streetlights to Engineering Division for review and approval. Type and color of
pole and light fixture shall also be included on the plan for review and approval.
ENGINEERING COMMENTS PAGE 22
7. Prior to commencing of site improvements,the Applicant shall submit plans showing the
following items to Engineering for review and approval:
SW 98th Ave shall include and shall be shown to have:
• 27'right of way dedication from center line
• 16'pavement improvement from center line for travel lane and on street parking
• Curb and gutter
• Storm drainage improvement including but not limited replacing the existing catch basin
located south of the proposed driveway approach of the private street with a shallow
manhole and grate lid meeting CleanWater Services Design and Construction Standards
• 5'planter
• 5'concrete sidewalk
• Fill in sidewalk gap between the proposed subdivision and tax lots: 1S135CD01700,
1S135CD01701, 1S135CD01702, 1S135CD01703
• Relocate exiting utility poles affected by sidewalk extension
• Reconstruct existing driveways affected by sidewalk extension
• Residential driveway approach per the City of Tigard Design Standards
• Commercial driveway approach for private street at SW 98th Ave per the City of Tigard
Design Standards
• Street trees in the planter strip spaced per TDC requirements
• Street light as approved by City Engineer
• Underground utilities
• Street signs,names and traffic control devices(not to be provided by the City)
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Neighborhood Route
• Street profile,extended a minimum of 300'beyond frontage in each direction
• Pavement transition taper per the City of Tigard Design Standards
• Sidewalk barricade
• Mail boxes
Tract'A"Private Street shall include and shall be shown to have:
• 20'pavement,minimum
• Curb
• 5'sidewalk
• Residential driveway approaches
• Asphalt concrete pavement and rock section meeting the City's public street standard for a
Residential Local Street
• Street profile
• Storm drainage improvement including 12"main,manholes,and curb weep holes meeting
CleanWater Services Design and Construction Standards
• Channel and grate in the sidewalk meeting the City of Portland details SW-335A and SW-
335B
• Street signs,names and traffic control devices
• Non access reserve along Lot 1 and Lot 2
8. Prior to commencing of site improvement,the Applicant shall submit site plans as part of
the Public Facility Improvement Permit indicating that the existing overhead utilities along
the project frontage on SW 98th Ave being place underground. Alternatives shall be subject
to review and approval of the City Engineer.
9. Prior to commencing site improvements,submit a final storm drainage report for the streets
and lots to Engineering Division for review and approval. The storm drainage report shall
be prepared in accordance with CWS Design and Construction Standards.
ENGINEERING COMMENTS PAGE 23
10. Prior to commencing site improvements,the Applicant shall submit design plans for the
stormwater water quality and detention facilities within the subdivision meeting the CWS
Design and Construction Standards and the City of Tigard.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 facilities and must be reviewed and approved by
the city.
11. Prior to commencing of site improvements,the Applicant shall submit site plans as part of
the PFI Permit showing the location of the proposed storm drainage system and associated
service laterals to Engineering for review and approval. The storm drainage system and
service laterals shall be designed and constructed in accordance with the City of Tigard and
CWS Design and Construction Standards.
12. 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.
13. Prior to commencing of site improvements,the Applicant shall submit site plans as part of
the PFI Permit showing the location of the proposed sanitary sewer main and associated
service laterals to Engineering for review and approval. The sanitary sewer main and service
laterals shall be designed and constructed in accordance with the City of Tigard and CWS
Design and Construction Standards.
14. Prior to commencing site improvements,the Applicant shall submit site plans as part of the
Public Improvement Permit showing the existing 4"CI water along the project frontage on
SW 98th Ave to be replaced with 8"DI. The new 8"DI water main shall be extending to
connect to the existing 8"DI stub out located near the intersection between SW 98th Ave
and SW Scott Court. Any services affected by the main replacement shall be replaced and
reconnected. The existing 4"CI main being replaced shall be removed. NOTE: An
estimated 12 percent of the water system cost will be assessed prior to approval of the City
of Tigard's PFI permit.
15. 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
emergency vehicular access and turn around.
16. Prior to commencing of site improvement,a common maintenance agreement of the private
street serving Lot 3 to Lot 8 and the common driveway serving Lot 1 and Lot 2 shall be
submitted to Engineering Division as part of the Public Facility Improvement(PFI)Permit
for review and approval. A non-access reserve strip along the south line of Lot 1 and Lot 2
shall also be submitted for review and approval.
17. Prior to commencing site improvements,an erosion control plan shall be provided as part of
the Public Facility Improvement permit drawings. The plan shall conform to the "CWS
Erosion Prevention and Sediment Control Design and Planning Manual" (current edition)
and submitted to City of Tigard with the PFI plans.
18. Prior to commencing site improvements,a final grading plan shall be submitted showing the
existing and proposed contours. The plan shall detail the provisions for surface drainage of
all lots,and show that they will be graded to insure that surface drainage is directed to the
street or a public storm drainage system approved by the Engineering Division.
ENGINEERING COMMENTS PAGE 24
19. The design engineer shall indicate,on the grading plan,which lots will have natural slopes
between 10 percent and 20 percent,as well as lots that will have natural slopes in excess of
20 percent. This information will be necessary in determining if special grading inspections
and/or permits will be necessary when the lots develop.
20. The final construction plans shall be signed by the geotechnical engineer to ensure that they
have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built
grading plan at the end of the project.
21. Prior to commencing of site improvements,the Applicant shall submit site plans showing
location of the street monuments to Engineering for review and approval.
THE FOLLOWING CONDITIONS SHALL BE SATIFIED PRIOR TO APPROVAL
OF THE FINAL PLAT
22. Prior to final plat approval,the Applicant shall complete the required public improvements
including but not limited to street improvement and sidewalk extension,obtain conditional
acceptance from the City,and provide a one-year maintenance assurance for said
improvements.
23. Prior to final plat approval,the all public utility facilities including but not limited to storm
drainage,water quality,detention,sanitary sewer,water,gas,electrical,communication,and
wireless shall be constructed,completed,and/or satisfied.
24. Prior to final plat approval,submit private street name for review and approval.
25. The applicant shall cause a statement to be placed on the final plat to indicate that the
proposed private street will be jointly owned and maintained by the private property owners
who abut and take access from it.
26. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and
Restrictions (CC&R's)for this project,to be recorded with the final plat,that clearly lays out
a maintenance plan and agreement for the proposed private street(s). The CC&R's shall
obligate the private property owners within the subdivision to create a homeowner's
association to ensure regulation of maintenance for the street. The applicant shall submit a
copy of the CC&R's to the Engineering Division prior to approval of the final plat.
27. Prior to approval of the final plat,the applicant shall demonstrate that they have formed and
incorporated a homeowner's association.
28. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and
Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out
a maintenance plan and agreement for the proposed private water quality/detention facility.
The CC&R's shall obligate the private property owners within the subdivision to create a
homeowner's association to ensure regulation of maintenance for the facility. The applicant
shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to
approval of the final plat.
29. Prior to approval of the final plat,the applicant shall provide a public storm drainage and
sanitary sewer easement over the entirety of Tract"A".
ENGINEERING COMMENTS PAGE 25
30. Prior to final plat approval,the existing overhead utilities along the project frontage on SW
98th Ave shall be placed underground,completed,and/or satisfied.
31. Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates
on two monuments with a tie to the City's global positioning system(GPS)geodetic control
network(GC 22). 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:
o GPS tie networked to the City's GPS survey.
o By random traverse using conventional surveying methods.
32. 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.
33. 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.
34. Partition plat will include signature lines for the City Engineer and Community
Development Director. 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.
35. Prior to final plat approval,the Applicant shall pay an addressing fee in the amount of
$500.00. (8 lots and 2 tracts X$50/address).
36. After the City and County have reviewed the final plat,submit one of the final plat for City
Engineer and Community Development Director signatures.
37. Submit a check in the amount of the current final plat review fee(Contact Planner on Duty,
at 503718-2421)
38. Prior to final plat approval,the Applicant shall submit to Engineering Division the final sight
distance certification of both lots for review and approval.
39. Prior to final plat approval,a common maintenance agreement of the private street serving
Lot 3 to Lot 8 and the common driveway serving Lot 1 and Lot 2 shall be submitted to
Engineering Division as part of the Public Facility Improvement(PFI)Permit for review and
approval.
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:
• Execute and file an agreement with the City Engineer specifying the period within which all
required improvements and repairs shall be completed;and
ENGINEERING COMMENTS PAGE 26
• 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:
• An irrevocable letter of credit executed by a financial institution authorized to transact
business in the State of Oregon;
• A surety bond executed by a surety company authorized to transact business in the State of
Oregon which remains in force until the surety company is notified by the City in writing
that it may be terminated;or
• Cash.The 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. 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:
• All centerline-centerline intersection points;
• All cul-de-sac center points;and
• Curve points,beginning and ending points (PC's and PT's).
All centerline monuments shall be set during the first lift of pavement.
Monument Boxes Required
Monument boxes conforming to City standards will be required around all centerline intersection
points,culde-sac center points,and curve points.The tops of all monument boxes shall be set to
finished pavement grade.
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
ENGINEERING COMMENTS PAGE 27
above ground,temporary utility service facilities during construction,high capacity electric lines
operating at 50,000 volts or above.
18.810.130 Cash or Bond Required
All improvements installed by the subdivider shall be guaranteed as to workmanship and material for
a period of one year following acceptance by the City. Such guarantee shall be secured by cash
deposit or bond in the amount of the value of the improvements as set by the City Engineer.The
cash or bond shall comply with the terms and conditions of Section 18.810.180.
18.810.150 Installation Prerequisite
No land division improvements,including sanitary sewers,storm sewers,streets,sidewalks,curbs,
lighting or other requirements shall be undertaken except after the plans therefore have been
approved by the City,permit fee paid and permit issued.
18.810.180 Notice to City Required
Work shall not begin until the City has been notified in advance.If work is discontinued for any
reason,it shall not be resumed until the City is notified.
18.810.200 Engineer's Certification
The land divider's engineer shall provide written certification of a form provided by the City that all
improvements,workmanship and materials are in accord with current and standard engineering and
construction practices,and are of high grade,prior to the City acceptance of the subdivision's
improvements or any portion thereof for operation and maintenance.
ENGINEERING COMMENTS PAGE 28
ii ,
') �" www.tvfr.com
Tualatin Valley
Fire & Rescue
July 25, 2017
Monica Bilodeau
City of Tigard
13125 SW Hall Blvd
Tigard OR
97223
Re: Canyon Court Comp Plan 2017-00001 Sub 2017-00002
Tax Lot I.D: 1 S135CD01600
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. These notes are provided in regards to the plans received July 10, 2017. There may be more or less
requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse
this proposal predicated on the following criteria and conditions of approval.
FIRE APPARATUS ACCESS:
1. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have
an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an
unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1)
2. 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)
3. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width—no parking on either side of roadway
2. 26-32 feet road width—parking is allowed on one side
3. Greater than 32 feet road width—parking is not restricted
4. 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)
5. 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)
6. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3)
Command and Business Operations Center and South Operating Center Training Center
North Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road
11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon
Tigard,Oregon 97223-9196 97070-9641 97140-9734
503-649-8577 503-259-1500 503-259-1600
7. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point.(OFC 503.2.4&D103.3)Assure turning radius off SW 98th meets
this criteria.
8. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall
also be provided during construction. (OFC 3309 and 3310.1)
9. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC
503.4.1).
FIREFIGHTING WATER SUPPLIES:
10. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family
dwellings served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s)is(are)3,600 square
feet or larger, the required fire flow shall be determined according to OFC Appendix B. (OFC B105.2)
11. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor
area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or
600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no
adverse modifications have been made to the supply system. Water availability information may not be required to be
submitted for every project. (OFC Appendix B)
12. FIREFIGHTING WATER SUPPLY FOR RURAL ONE-AND TWO-FAMILY DWELLINGS: Rural one-and two-family
dwellings, where there is no fixed and reliable water supply and there is approved access, shall not be required to
provide a firefighting water supply.
13. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: in areas with fixed and reliable water supply,
approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage
of combustible materials on the site. (OFC 3312.1)
FIRE HYDRANTS:
14. FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS&ACCESSORY STRUCTURES: Where the most remote
portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved
route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1)
15. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a
building shall not be less than that listed in Table C 105.1. (OFC Appendix C)
16. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire
hydrants within the City of Tualatin shall be yellow in color. (OFC 507)
17. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from
an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1)
18. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective
markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant
Residential One-and Two-Family Development 3.2.1—Page 2
is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly.
(OFC 507)
19. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or
other approved means of protection shall be provided. (OFC 507.5.6 &OFC 312)
20. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
BUILDING ACCESS AND FIRE SERVICE FEATURES
21. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers
or approved building identification placed in a position that is plainly legible and visible from the street or road fronting
the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a
minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1)
Provide a physical address on the new home, as well as, near the intersection of the private drive and public road
visible from both approaches of[enter road intersections here]
If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please
feel free to contact me at 503-259-1504.
Sincerely,
/9'04•1. WO
John Wolff
Deputy Fire Marshal II
Email
John.wolff@tvir.com
Cc: TVF&R File
Residential One-and Two-Family Development 3.2.1—Page 3
CleanWater Services
MEMORANDUM
Date: July 24, 2017
To: Monica Bilodeau, Associate Planner, City of Tigard
From: Jackie Sue Humphreys .)Clean Water Services (CWS)
Subject: Canyon Court 8-Lot Subdivision, SUB 2017-00002, 1S135CD01600
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 (CWS) Storm Water Connection Permit Authorization must be obtained
prior to plat approval and recordation. Application for CWS Permit Authorization must be in
accordance with the requirements of the Design and Construction Standards,Resolution and
Order No. 17-5, (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.
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.
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 17-5, Section 4.05. Access shall be provided for maintenance of facility
per R&O 17-5, 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 CWS approval of storm or sanitary sewer compliance
to the NPDES permit held by CWS. CWS,prior to issuance of any connection permits,must
approve final construction plans and drainage calculations.