Report (144) ..
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Memorandum
PR r
To: City of Tigard
Community Development
From: Kyle Childers, PE
Copies: Skip Grodahl, DBG Properties
Project Files
Date: April 2, 2018
Subject: Otak, Inc. response to Conditions of Approval per Notice of Final Order dated February 5,
2018, for Fields Property Detailed Planned Development Review File No. PDR2017-00004;
Sensitive Land Review No. SLR2017-00005; Minor Land Partition No. MLP2017-00009
Project No.: 17052
This letter addresses and provides responses to the Conditions of Approval per the above-mentioned Notice of
Final Order. The referenced plans sheets are from the submitted Public Facilities Permit set labeled "Public
Facilities Improvements 2/26/2018—Not for Construction"
PRIOR TO SITE IMPROVEMENTS:
Community Development Department
1. Prior to 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 city manager or designee within one week of the site inspection.
Response: Prior to the start of construction the project arborist will perform a site inspection for tree
protection and provide written verification with signatures of approval to the city manager.
2. The project arborist shall perform semimonthly(twice monthly) site inspections for tree protection
measures during periods of active site development and construction, document compliance/non-
compliance with the urban forestry plan and send written verification with a signature of approval directly
to the project planner within one week of the site inspection.
Response: The project arborist will perform semimonthly site inspection for compliance with tree
protection measures during periods of active site development and construction. The project arborist will
provide signed written documentation verifying that tree protection has been provided in compliance with
the urban forestry plan.
3. Prior to site improvements, the applicant shall remit payment into the Urban Forestry Fund for tree
planting and early establishment in the amount of$566 for providing one less street tree than is otherwise
required.
Response: Payment into the Urban Forestry Fund for tree planting and early establishment will be paid
as necessary prior to construction. Fees will be provided at the time of permit approval.
4. Prior to site improvements, the applicant shall provide a tree establishment bond in the amount of
$126,015(271 planted trees x$465/tree).
Response: Prior to construction, the applicant will provide a tree establishment bond in the amount
required above. Bonds will be provided at the time of permit approval.
808 SW Third Avenue, Suite 300, Portland, OR 97204 - Phone (503)287-6825 Fax (503)415-2304 otak.com
City of Tigard-Community Development Dept. Page 2 of 7
Fields Property NOFO Conditions of Approval-Otak, Inc. Responses April 2, 2018
5. Prior to site improvements, the applicant shall provide a fee to cover the city's cost of collecting and
processing the inventory data for the entire urban forestry plan in the amount of$15,500 ($156 +$15,344
($28/tree x 548 trees)).
Response: Prior to site construction, the applicant will provide fees covering the city's cost of collecting
and processing the inventory data for the entire urban forestry plan in the amount of$15,500. Fees will
be provided at the time of permit approval.
6. Prior to site work, the applicant shall submit revised plans showing at minimum a five-foot walkway
connecting to Wall Street across Parcel 2.
Response: A five-foot walkway connecting to Wall Street across Parcel 2 has been provided. See sheet
C1.1 Overall Site Plan which shows the walkway.
7. Prior to site work, the applicant shall submit a service provider letter from Pride Disposal verifying the
proposed mixed solid waste and recyclable storage facilities meet applicable design and location criteria.
Response: A service provider letter from Pride Disposal will be provided with the site works permit
submittal. The site works permit submittal will be made once the applicant receives City of Tigard review
comments on the public facilities submittal package.
Engineering Department
8. Improvements associated with public infrastructures including street and right of way dedication, utilities,
grading, water quality and quantity facility, 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
• Clean Water Services (CWS) Design and Construction Standards
• Tigard Community Development Codes, Municipal Codes
• Fire Codes
• Other applicable County, State, and Federal Codes and Standard Guidelines
Response: Public improvements proposed with this project have been designed in accordance with the
applicable local jurisdiction standards, specifications, and codes. For public roadway improvements refer
to sheets C3.00 through C3.05. For public utility improvements refer to sheets C4.00 through C4.08.
Public improvements were submitted the City of Tigard on 2/26/2018 for a Public Facilities Permit(PFI).
9. Improvements associated with public infrastructures including street and right of way dedication, utilities,
grading, water quality and quantity facility, streetlights, easements, easement locations, and utility
connection for future utility extensions are subject to the City Engineer's review, modification, and
approval.
Response: Noted. Plans for public roadway/public utility improvements were submitted to the City of
Tigard for review and approval on 2/26/2018.
10. Prior to commencing site improvements, a Public Facility Improvement(PFI) Permit is required for this
project to cover all infrastructure work including storm water Water Quality Facility and any other work in
the public right-of-way. Four(4) sets of detailed public improvement plans shall be submitted for review
to the Engineering Department. An Engineering cost estimate of improvements associated with public
infrastructures including but not limited to street, street grading, utilities, stormwater quality and water
quantity facilities, sanitary sewer, streetlights, and franchise utilities shall be required at the time of PFI
Permit submittal. Engineering cost estimate of water improvement shall be listed as a separate line item
from the total cost estimate. 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).
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City of Tigard-Community Development Dept. Page 3 of 7
Fields Property NOFO Conditions of Approval-Otak, Inc. Responses April 2, 2018
Response: Four sets of public improvement plans were submitted to the City of Tigard on 4/02/2018 for a
Public Facility Improvement(PFI) Permit. A cost estimate associated with the public improvements was
included in the PFI permit application. The PFI Permit will be obtained prior to the start of construction of
any site improvements.
11. 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.
Response: The exact legal name, address and telephone number of the "Permittee"will be provided to
the City of Tigard prior to construction. The legal name and address will be provided on the cover sheet
C0.0.
12. 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
Response: Note 17 on sheet C0.10 has been added to the City of Tigard general notes requiring the
contractor to provide a construction vehicle access and parking plan for approval by the City of Engineer.
The construction vehicle access and parking plan will be provided by the contractor prior to construction.
Note that a preliminary construction staging and parking area has been shown on sheet EC2.0. The
staging and construction areas are shown on-site and not within public rights-of-ways.
13. Prior to commencing of site improvements, the Applicant shall provide Engineering Division a photometric
analysis for Hunziker Rd and Wall St for the review and approval. If new 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.
Response: Street lighting for SW Hunziker and Wall Street has been provided. Refer to sheets IL.0.1
through IL.0.3 prepared by Kittleson and Associates. These sheets were included in the PFI Permit plans
on 02/26/2018.
14. Prior to commencing of site improvements, the Applicant shall submit plans as part of the PFI Permit
showing the following items along the proposed development frontages to Engineering Division for review
and approval:
Hunziker Rd(for the length of the subject property's frontage):
• 37-foot from centerline right of way dedication
• 8-foot PUE
• 24-foot from centerline pavement construction meeting the Collector St standard cross section
• Curb and gutter
• 5-foot planter
• 8-foot concrete sidewalk
• Street trees in planter strip spaced per TDC requirements
• Street lights per approved photometric analysis
• Driveway approach per City Standard Detail for Commercial Driveway
• Pavement and curb transition
• Storm drainage improvement including but not limited to reconstructing existing storm drainage
system meeting Clean Water Services Design and Construction Standards
• Water quality treatment for runoff from new roadway and sidewalk
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Fields Property NOFO Conditions of Approval-Otak, Inc. Responses April 2, 2018
• Street signs, names and traffic control devices, striping meeting the Manual of Uniform Traffic Control
Devices (MUTCD) and the City of Tigard Standards
• Mail boxes if applicable
Response: SW Hunziker St roadway widening improvements conforming to the requirements above have
been provided. See the public roadway improvements shown on sheets C3.00, C3.01, and C3.05.
These plan sheets were included in the PFI permit application submitted to the City of Tigard on
2/26/2018.
Wall St(for the length of the subject property's frontage):
• 52-foot right of way dedication
• 8-foot PUE on north side of Wall Street
• 34-foot curb to curb pavement construction meeting the Collector St standard cross section
• Curb and gutter on both sides of the street
• 5-foot planter
• 6-foot concrete sidewalk
• Street trees in planter strip spaced per TDC requirements
• Street lights per approved photometric analysis
• Driveway approaches
• Pavement and curb transition
• Storm drainage improvement including but not limited to reconstructing existing storm drainage
system meeting Clean Water Services Design and Construction Standards
• Water quality treatment for runoff from new roadway and sidewalk
• Street signs, names and traffic control devices, striping meeting the Manual of Uniform Traffic Control
Devices (MUTCD) and the City of Tigard Standards
• Mail boxes if applicable
Response: SW Wall Street roadway improvements conforming to the requirements above have been
provided. See the public roadway improvements shown on sheets C3.00, C3.02 and C3.03. These plan
sheets were included in the PFI permit application submitted to the City of Tigard on 2/26/2018.
76th Ave:
• 25-foot from centerline right of way dedication
• 8-foot concrete pedestrian path including bollards with solar lighting
• Water quality treatment for runoff from new pedestrian path
Response: A 25-foot right-of-way dedication, an 8-foot sidewalk, and a vegetated filter strip have been
provided. See 76th Ave improvements shown on sheet C3.04 for reference. These plan sheets were
included in the PFI permit application submitted to the City of Tigard on 2/26/2018.
Along the property line northeast of the development:
• 25-foot transportation and utility easement connecting the dedicated 76th Ave right-of-way with
Hunziker St.
Response: A 25-foot transportation and utility easement connecting the dedicated 76th Ave right-of-way
with SW Hunziker St has been provided. See sheet C3.04 showing the pedestrian improvements and
easements. A final plat dedicating rights-of-way and easements will provided upon completion of public
improvements.
15. Prior to commencing of site improvements, the Applicant shall coordinate their street improvements plans
with those being prepared by the City and the adjacent developer for both Hunziker and Wall Streets.
Response: PFI permit plans were provided to the City of Tigard on 2/26/2018. The adjacent developer to
the east of the site is not currently moving forward and the proposed Fields Apartment improvements
have been designed to conform to the existing conditions of SW Hunziker Street. Coordination with City
staff to conform locations with the City of Tigard's Wall Street project at the southwest property line is
ongoing. The applicant will require modifications to the City's portion of the Wall Street improvements to
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City of Tigard-Community Development Dept. Page 5 of 7
Fields Property NOFO Conditions of Approval-Otak,Inc. Responses April 2, 2018
provide adequate storm drain depth to drain the Wall Street roadway improvements. The applicant has
already been in contact with Khoi Le and Andrew Newbury of the City of Tigard to start coordinating the
Wall Street designs.
16. Prior to commencing of site improvements, the Applicant shall coordinate with the City and Trimet to
provide a safe and direct pedestrian route to the Bus Line#78, existing bus stop located in front of the
apartment complex, TL 2S101DB00200, on Hunziker Rd. Relocating the bus stop and providing an
onsite pedestrian path connecting the existing neighborhood and the apartment complex northwest of the
site to Hunziker Rd are acceptable possibilities.
Response: The applicant held a meeting with the City of Tigard and Trimet to discuss alternatives to
relocate the existing bus facilities to the frontage of the Fields Apartments. The revised bus stop location
will be shown on updated PFI plan sheets for SW Hunziker.
17. Prior to commencing of site improvements, submit site plans as part of the PFI permit indicating that all
existing overhead utilities will be placed underground.
Response: Existing overhead utilities along the eastern property line adjacent to Crestview Parkway
have been indicated to be relocated underground by PGE. Refer to sheet C1.1 for reference.
18. Prior to commencing of site improvements, pay the fee in lieu of underground for the existing low voltage
utilities located across the right of way on Hunziker Rd. The fee shall be assessed in accordance with the
City Master Fees and Charges Schedule.
Response: As assessed in accordance with the City Master Fees and Charges Schedule, a fee in lieu of
undergrounding the existing low voltage utilities located across the right-of-way on SW Hunziker St will be
paid prior to site construction.
19. Prior to commencing of site improvements, the Applicant shall submit the final traffic mitigation
methodology and the construction estimates of the interim mitigation and the development cost sharing,
toward the future permanent improvement in accordance with the Transportation System Plan (TSP) at
Hall and Hunziker, and Hunziker and Scoffins intersections for review and approval.
Response: As stated in the TIA Addendum 1 prepared on November 1, 2017, by Kittelson &Associates,
and the comment submitted to the City by ODOT on January 9, 2018, all parties (the City, ODOT, and the
applicant) have agreed that the applicant will contribute $350,000 to mitigate the impact at the SW Hall
Blvd/SW Hunziker St/SW Scoffins St intersection with the proposed development. No revisions to the final
traffic methodology or agreed-upon payment have been made.
20. Prior to commencing of site improvements, the Applicant shall submit a final storm drainage report to
Engineering for review and approval. The report shall be prepared in accordance with Clean Water
Services Design and Construction Standards and shall include evidences on how storm water run-off from
the proposed development is going to be captured, conveyed, treated and detained. The report also
must address how abutting storm drainage on SW Hunziker Rd and Wall St, as well as the existing
neighborhood located upstream from the site is going to be handled. The report shall also include a
maintenance plan for all the stormwater treatment and detention facilities per the CWS Design and
Construction Standards.
Response: A storm water management plan and drainage study has been submitted with the permit
application for review. The report has been prepared in accordance with the Clean Water Services
Design and Construction Standards. The drainage study provides evidence on how storm water run-off
from the proposed project will be treated and detained.
The drainage study incorporates an analysis of the storm water runoff from the adjacent neighborhood
east of Varnes St being conveyed through the Fields Apartment site.
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City of Tigard-Community Development Dept. Page 6 of 7
Fields Property NOFO Conditions of Approval-Otak, Inc. Responses April 2, 2018 •
21. Prior to commencing site improvements, the Applicant shall submit design plans for the onsite and offsite
stormwater facilities meeting the Clean Water Services Design and Construction Standards. Additionally,
the stormwater design must meet applicable Federal(SLOPS V) Standards as required by the wetlands
fill permit issued by the US Army Corps of Engineers.
Response: Onsite and offsite storm water facilities meeting Clean Water Services Design and
Construction Standards have been provided. See public utility plans sheets C4.00 through C4.08.
Please also reference the Fields Apartment-Storm Water Management Plan for the storm water facility
treatment and detention sizing calculations. Storm water treatment details for the private on-site facilities
have been included as part of this Site Works (SIT) permit application see plan sheets 4.10 through
sheets 4.14.
22. Prior to commencing site improvements, the Applicant shall obtain a CWS Stormwater Connection
Authorization. Prior to issuance of the Public Facility Improvement Permit, plans shall be submitted to the
City of Tigard for review. The city will forward plans to CWS after preliminary review.
Response: Noted. The applicant will work with the City of Tigard, and CWS to obtain the necessary
CWS Stormwater Connection Authorization permits.
23. Prior to commencing site improvements, the Applicant will be required to provide written approval from
Tualatin Valley Fire and Rescue for fire flow, hydrant placement and emergency vehicular access.
Response: The applicant will obtain written approval from the Tualatin Valley Fire and Rescue for fire
flow, hydrant placement and emergency vehicular prior to commencing site construction.
24. Prior to commencing of site improvements, the Applicant shall submit a plan showing the location of all
new mains, fire hydrants, services, meters, vaults, and associated water facilities to Engineering Division
for review and approval.
Response: All new mains, fire hydrants, meters, and vaults associated with water facilities are shown on
sheet C4.00, and sheets C4.10 through C4.14. A new 12"water main, extending the length of the Wall
Street frontage improvements, including services, meters, and vaults have been provided. See sheets
C4.04 and C4.05.
25. Prior to commencing of site improvements, the Applicant shall submit a plan showing the location and
connection of all new sanitary sewer mains, extensions, stub outs, and services to Engineering Division
for review and approval. All public sanitary sewer facilities and associated services shall be designed in
accordance with CWS Design and Construction Standards.
Response: Plans showing connections to the sanitary sewer mains and services have been provided.
See sheets C4.00 through C4.05. Sheets C4.00 through C4.05 were submitted to the City of Tigard on
2/26/2018 for review as part of the PFI permit application.
26. 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.
Response: Erosion control plans prepared in conformance with CWS 1200-C design requirements have
been provided with the PFI plans. See sheets EC0.0 through EC3.1.
27. Prior to commencing site improvements, the Applicant shall obtain a 1200-C General Permit issued
through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act.
Response: The Applicant will coordinate with the City of Tigard and CWS to obtain a 1200-C General
Permit prior to construction.
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City of Tigard-Community Development Dept. Page 7 of 7
Fields Property NOFO Conditions of Approval-Otak, Inc. Responses April 2, 2018
28. 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 ensure that surface drainage is directed to the street or a public storm drainage
system approved by the Engineering Division. The plan shall incorporate the recommendations of the
geotechnical engineer.
Response: A grading permit including proposed contours and drainage patterns has been included.
Grading has been provided to surface drain runoff to catch basins and LIDA facilities. See sheet C1.3-
Overall Grading Plan for reference. Precise grading plans as part of the SIT permit submittal are shown
on sheets C2.00 through C2.13.
29. 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.
Response: Condition is not applicable as it pertains to residential subdivisions with multiple lots that
could be permitted individually. Note that slopes can been determined based on contours.
30. 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.
Response: Final construction plans will be reviewed and signed by the geotechnical engineer prior to
construction to ensure that the grading design has been done in conformance with the geotechnical
recommendations.
31. Prior to commencing site improvements, a permit shall be obtained by the applicant from the US Army
Corps of Engineers and Division of State Lands, (Authority: Section 404, Clean Water Act, and ORS
541.605 to 641.695). A copy of the permit shall be provided to the City Engineering Department by the
applicant.
Response: The Applicant will obtain the necessary US Army Corps of Engineering (ACOE) and Division
of State Lands permits. Copies of applicable permits will be provided to the City of Tigard prior to
construction.
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