BDS Conference Facilitator Summary Memo

Pre-Application Conference
Date: December 23, 2015
To: Danielle Pruett, KPFF, danielle.pruett@kpff.com
Jaime English, Portland Parks, Jaime.English@portlandoregon.gov
From: Sheila Frugoli, Conference Facilitator
Sheila.Frugoli@portlandoregon.gov, 503-823-7817
Case File: EA 15-189114
Location: Duniway Park SW Sheridan and SW Barbur
Property ID: R128926, R128934, R128951, R327717, R327869
Proposal: Pre-Application Conference to discuss a Type III Conditional Use Review
and Design Review for proposed improvements to Duniway Park which
include the replacement of the field surface with synthetic turf, adding new
bleachers, walkways and additional parking. Two development options, with
different access and parking configurations, were discussed at the
conference.
This conference summary report identifies the participants at the conference, provides an initial
response to the issues and requirements for the proposed project with separate response from key
bureau representatives. This memo identifies current land use review fee information and provides
related information that may be helpful as the project moves from concept to completion.
Pre-Application Conferences are required for all major (Type III and IV procedure) land use reviews.
The purpose of the conference is to inform the applicant of the substantive and procedural
requirements of the Land Use Review, to identify the submittal requirements and documents this
information for the applicant and all interested persons.
The information provided at the conference and included in this summary is based on the information
that was submitted prior to and at the meeting and reflects regulations in effect at the time of the
conference. The meeting is intended to convey information. It is not a public hearing and no land use
decision is rendered at the conference. Interested persons may attend the conference and obtain
copies of all the written information that is submitted and prepared for it.

You must submit your Land Use Review application within one year of the Conference.
Conference Date: December 3, 2015
Expiration of Conference: December 2, 2016

FolderNumber
A. Comments from Bureau Representatives: The chart below identifies the staff who participated
in the conference and/or who submitted written comments:
Response
attached

Bureau

Responsibilities

Yes

BDS Land Use

Services

Review of land use review

Yes

PBOT

Public Streets

Yes

BES

No

BDS Site
Development

Yes

Water Bureau

Connections to public water

Yes

Fire Bureau

Access grades, fire hydrants,

turnarounds

Yes

Urban Forestry

Street trees

Public sewer and stormwater

connections to the public rightof-way
On-site stormwater disposal,
septic systems, private rights-ofway, geotechnical requirements,
erosion control

Contact
Mark Walhood, Land
Use Planner
503-823-7806
Benjamin Nielsen,
Design Planner
503-823-7812
Robert Haley
503-823-5171
Jocelyn Tunnard
503-823-5780
Jason Butler-Brown
503-823-4936
Mari Moore
503-823-7364
Joe Thornton
503-823-4280
Rick Faber
503-823-1691

Please refer to the memo from Mark Walhood and Benjamin Nielsen for the list of application
submittal requirements for the required land use review(s). Also, the attached responses from the
City bureaus identify additional requirements that are pertinent to the land use review or a later
Building Permit submittal.
If you have questions about comments included in this Pre-Application Summary Report, please
contact the representative identified in the respective memo. Please note that staff comments are
based on the information submitted at the time of application. If you have questions regarding the
proposal beyond those covered in this summary report, or if your proposal changes in scope or
configuration, a new Pre-Application Conference may be required or an additional Early
Assistance application may be needed to provide responses to your follow-up questions.

B. Fees
Below is an estimate of land use fees that may apply to your proposal. Fees charged will be those
in effect when the Land Use Review application is submitted. When more than one Land Use
Review is requested, full fees are charged for each additional review. You may view the current
Land Use Review fees online.
Land Use Review Type

Type III Design Review

Estimated Fee
.032 of project valuation (min. fee $5,250 /max fee $27,000)
+$ 4,131 (combined service bureau fee)
+$ 945 (for each Design Modification)
+ $2,632 (for each Adjustment Review)
2

FolderNumber

Type III Conditional Use

Review
(Existing CU site)

$
10,398 (for each Adjustment Review, if
+ $2,632 needed)

During the building permit process, Permit Fees will be charged for review of your permits and
Systems Development Charges (SDCs) may be assessed for new development. An online fee
estimator is available on the BDS website at the following link:
http://www.portlandonline.com/bds/index.cfm?c=59194.
C. Other Information
1. Electric Service Requirements. Information on electric service requirements for properties
served by PGE can be found at the following link:
http://www.portlandgeneral.com/business/builders_developers/electrical_service_requirements
.aspx; and information on electric service requirements for properties served by Pacific Power
can be found at the following links:
https://www.pacificpower.net/content/dam/pacific_power/doc/Contractors_Suppliers/PP_Devel
oper_and_New_Service_Checklist.pdf; and http://www.pacificpower.net/con/esr.html.
Please note that the service requirements included in these links may not cover all
requirements associated with your project. Applicants should contact the PGE Service
Coordinator at 503-736-5450 or the Pacific Power Business Center at 888-221-7070 to identify
issues that are specific to your project and to coordinate electric service requirements.
2. PGE requires minimum clearances from electric wires, conductors and cables. Before
building, please be aware of these clearances by calling PGE at 503-736-5450. For more
information, go to the following link: PGE Minimum Clearance Requirements.
Attachments:
Zoning Map
Site Plans 2 Options
BDS Land Use Services Response
PBOT Response
BES Response
Water Bureau Response
Fire Bureau Response
Urban Forestry Response
Submitted Letter from Concerned Neighbors - Stephen Leflar, et.al
Sign-in Sheet

BDS Land Use Planner Response

Pre-Application Conference
Date: December 21, 2015
To: Sheila Frugoli, Conference Facilitator
503-823-7817, sheila.frugoli@portlandoregon.gov
From: (CU EN) Mark Walhood, 503-823-7806, Mark.Walhood@portlandoregon.gov
(DZ) Benjamin Nielsen, 503-823-7812, Benjamin.Nielsen@portlandoregon.gov
File No.: EA 15-189114 PC
Location: Duniway Park
Tax Accounts: R128926, R128934, R128951, R327717, R327869
State ID Numbers: 1S1E09AA 00100, 1S1E09AA 02600, 1S1E09AA 03600, 1S1E09AA 02200, 1S1E10
00600
Proposal: Pre-Application Conference to discuss a Type III Conditional Use Review, Design
Review and possible Environmental Review for proposed improvements to Duniway
Park which include the replacement of the field surface with synthetic turf, adding
new bleachers, walkways and a new 30- or 33-space parking lot with access off SW
Barbur Blvd or SW Sheridan, respectively. A secondary access with accessible
parking and emergency access will be provided off SW Barbur in Option 1.
NOTE: Parks Bureau indicated at the conference that the new parking lot west of
the current field, with a new driveway to SW Sheridan, was no longer proposed.
The information provided at the conference and included in this response is based on the information you
provided prior to and at the conference and reflects regulations in effect at the time of the conference.
This response provides information and guidance only. It is preliminary in nature and based on the
information the applicant provided to BDS staff. It is neither a land use review nor a final decision
regarding this project. References are to the Portland Zoning Code available online at
www.portlandonline.com/zoningcode.
A. Key Issues and Requirements
The following issues and requirements have been summarized for the applicant to pay special attention
to as they may impact the proposed project.
1.

Process/Concurrency. To address fundamental site planning and layout issues for the Design
Review, we strongly encourage you to consider applying for a Design Advice Request, which
would give the Design Commission and public an early opportunity to comment on the overall

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

Page 2

project and approvability. Once you are ready to submit for the land use reviews, if the
Conditional Use is still required, please submit the cases at approximately the same time, and
the planners will work with you on the hearing schedule. The idea is to make sure that the
Design Commission concerns can feed into the Hearings Officer deliberations, and probably
involves a first Design Review hearing followed closely by the Hearings Officer hearing. You
can facilitate this process running smoothly by signing a 120-day waiver in the first 21 days
from submitting the case, which also allows for an evidentiary appeal in the event it goes to
City Council on appeal. This is somewhat in contrast to what we described at the hearing, in
that we will try and coordinate the hearings more closely together, instead of having the
Hearings Officer decision done by the first Design Commission hearing. Apologies for any
confusion please contact Mark or Ben with any questions.
2.

Conditional Use Review & Plan Check Issues: A random summary of the issues and pointers
for your application as raised at the conference itself follows in bullet form. Please contact
Mark Walhood directly if you have any questions.
a)
Be sure to include the Environmental Zoning overlay zone lines on all site plans and any
enlarged subarea or detail plans.
b)
The development standards of the OS base zone (33.100) apply to the project, except
as superceded by the development standards of Chapter 33.279, Recreational Fields
for Organized Sports.
c)
The Tree Code applies to this site, which will require a tree inventory and
preservation/planting plan as necessary. All trees over 6 in size should be shown on a
tree inventory plan or other plan with species and size indicated for our analysis
against Title 11 (Trees) and Urban Forestry comments.
d)
The Conditional Use Review (CU) triggers for this project are contained in Chapter
33.279, Recreational Fields for Organized Sports, versus the usual location in the
Conditional Use Chapter (33.815). To avoid the CU altogether youd need to expand
exterior improvements (widened track, new shotput area, all paving, etc.) to less than
1,500 square feet, add no new lighting fixtures/poles, add or remove no more than one
parking space, and keep the amount of spectator seating to no more than 210 lineal
feet. Adding more than two new parking spaces or any new lighting fixtures/poles
triggers a Type III CU. Please see 33.279.030-035 for more information.
e)
The Parking and Loading regulations of Chapter 33.266 apply. Minimum and maximum
vehicle and bicycle parking ratios/amounts are determined through the Conditional
Use process in concert with staff from Portland Transportation. Note that
development standards for parking areas (33.266.130.D-G) require curbing along the
outer edges to protect landscaping, stormwater management, and paint striping to
show all stall and aisle dimensions are met (concept site plans showed unstriped
vehicle area with undefined stalls & aisles). Interior landscaping is required at a rate of
45 square feet per stall. A landscape plan is required showing all plants with their size,
location, and both scientific and common names. We encourage native plants as much
as possible as the CU criteria address protecting and enhancing the environmental
resource & habitat values of the site.
f)
The CU approval criteria are found at 33.815.100.A-D. Area Plans and Adopted Plans
mentioned in criteria A and D include the following: The Southwest Community Plan,
the Marquam Hill Plan, the Southwest Hills Resource Protection Plan (Resource Site
#113), and the Terwilliger Parkway Corridor Plan. These plans can be viewed at
http://www.portlandoregon.gov/bps/31611 (www.portlandoregon.gov/bps

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

g)

h)

i)

3.

Page 3

Planning Tab Document Library). Note that only those portions of the plans adopted
by Ordinance into the Comprehensive Plan are included in our consideration, per the
definition of desired character and the language in the criteria itself.
In preparing your application, pay special attention to the Character and Impacts
criterion (A), as well as the Livability (B) and Area Plans (D) criteria. These are the core
of the broad, discretionary criteria being used to evaluate the CU proposal, and the
applicant has the burden of proof to show they are satisfied. We encourage you to
pursue the option, consistent with your stated intent at the conference itself, to avoid
the new parking area on the open grassy area west of the current field, as this better
preserves the open and natural character of the park and adjacent Terwilliger Parkway.
Site Definition: The City of Portland ownership extends much further to the south of
the Park, capturing the entire Terwilliger corridor. Per the definition of site, you can
exclude vacant or unimproved areas of an ownership for your site. Please carefully
consider providing a hard physical boundary to the site area under consideration in
your application, keeping to the boundaries of Duniway Park itself as much as possible.
This will simplify the analysis and Tree Code review, focusing on the actual area of
change on-the-ground.
Land Use History: There are no pertinent conditions of approval from past land use
cases that impact your proposal. A pre-1981 condition of approval required
landscaping between the parking lot and Barbur, but this old condition no longer
applies due to age. Current code will require new and/or upgraded perimeter
landscaping between any vehicle areas and an abutting street.

Design Review Issues:

a)
A Type III design review is required since the proposal is visible from the Terwilliger
Parkway (from multiple points) and is not a single-dwelling development.
b)
The applicable approval criteria for the design review are the Terwilliger Parkway
Design Guidelines.
c)
The proposed relocation of parking on the west side of the park has a greater negative
impact on the park and the Terwilliger Parkway with respect to the Terwilliger Parkway
Design Guidelines. Location of parking in this area will require the removal of more
trees and pushes development closer to the parkwaydevelopment instead should be
located as distant from the parkway as is feasible to protect the existing landscaping
and the landscape character desired by the guidelines (Guidelines A Height and
Setback, B Landscaping, and C Style, Scale, Siting, Materials and Color). The
proposed relocation of parking to the west side of the park also impacts several
existing trails on the west side of the park which provide uninterrupted pedestrian
access through the park and to the Terwilliger Parkway (Guideline G Pedestrian
Access). Additionally, the proposal to locate parking on the western side of the park
results in a larger area of total development and paving, which impacts seasonal views
from the major viewpoint along Terwilliger Boulevard above the park, as identified in
Map 1 (D Views and Special Natural Features). Though perhaps of slightly lesser
importance since vehicle access isnt proposed directly off of SW Terwilliger Boulevard,
staff is nonetheless concerned that locating parking on the west side of Duniway Park
may result in increased traffic on Terwilliger Boulevard due to the difficult access
conditions created by the tangle of one-way streets between SW Barbur Blvd/SW 4th
Ave and SW Broadway and between SW Sheridan St and I-405 (Guideline F Vehicle
Access).

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

d)
e)

f)

g)
h)
4.

Page 4

Pedestrian connectivity should be provided from east to west across the parking to link
the track, SW Barbur Boulevard, and transit routes thereon to the Terwilliger Parkway,
trail, and SW Terwilliger Boulevard (Guideline G Pedestrian Access).
Considerable care will be needed in the design resolution of proposed landscaping,
lighting, and screening of parking for Options 1 and 2. Proposed materials, styling,
colors, and finishes on the built elementsincluding, but not limited to, the bleachers,
sports field lighting, walkways, parking lots, and drivewaysneed to be in keeping with
the character of the Terwilliger Parkway (Guideline C Style, Scale, Siting, Materials
and Color).
No signs are currently indicated, though signs greater than 32 square feet in size are
required to be approved through design review. Please note, as well, that the
Terwilliger Parkway Design Guidelines state that permanent private signs should not
be visible from Terwilliger Boulevard or Trail, except in commercial areas (Guideline E
Signs).
Please indicate all property lines on your site plan.
Please indicate all zone boundaries on your site plan.

Environmental Zoning/EN Review. A Type II environmental review (EN) may be required if the
portion of the proposal within the c Environmental Conservation overlay zone does not or
cannot meet the development standards in zoning code Section 33.430.140. We strongly
encourage you to avoid alterations that cannot meet the environmental development
standards, including any trail connections up the hillside, limiting the expansion and
grading/retaining walls necessary for the track widening and shotput area, etc. Please
review chapter 33.430 for more information on the specifics of the Environmental Zoning
regulations, which were not covered in extensive detail at the conference.

B. Land Use Reviews Required

The following table identifies land use reviews required for your project. Please refer to the identified
code citations for additional information. Information and handouts on land use reviews are available
on our website. For information on review procedures and timelines, see the Summary of Procedure
Types.

Type III

Conditional Use (CU)

Approval
Criteria
33.815.100

Type III

Design Review (DZ)

33.825.055

Modifications (M) required for site-related development

Terwilliger
Parkway
Design
Guidelines
https://www.p
ortlandoregon.
gov/bps/article
/187200
M, 33.825.040

Review Procedure

Type II

Land Use Review

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

Review Procedure
(these would be a
component of the
Type III design
review)

Type II
(this would run
with the Type III
CU, if necessary.
EN planner would
likely be involved in
EN is required)

Land Use Review

standards not met (examples of site-related standards are:
setbacks, height, location of bike parking, size of loading
spaces)
Adjustments (AD) required for use-related development
standards not met (examples of use-related standards are:
number of loading spaces, number of parking spaces, FAR)
(Possible) Environmental Review (EN)

Page 5

Approval
Criteria

AD, 33.805.040
33.430.250

C. Development Standards

Base Zone Development Standards

Proposed development must meet development standards of the Open Space base zone. Existing
development may not go further out of conformance with standards.
Refer to Zoning Code Chapter 33.100 for standards applicable in this zone.

Overlay Zone Standards

This site is also located in the Design and Environmental Conservation overlay zones.
Refer to Zoning Code Chapter 33.420 for regulations applicable in the Design overlay zone.
Refer to Zoning Code Chapter 33.430 for regulations applicable in the Environmental
Conservation overlay zone.

Recreational Fields for Organized Sports

Proposed development must comply with the requirements of Zoning Code Chapter 33.279,
Recreational Fields for Organized Sports.

Parking and Loading

Proposed development must comply with the requirements of Zoning Code Chapter 33.266,
Parking and Loading.

Landscaping and Screening

Development must comply with landscaping and screening requirements in the following Zoning
Code chapters:
Chapter 33.100, Open Space Zone;
Chapter 33.248, Landscaping and Screening; and
Additional landscaping standards specific to parking and loading areas for uses other than houses
and duplexes are identified in Zoning Code Section 33.266.130.G.

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

D.

Page 6

Nonconforming Upgrades
Whenever a property owner or tenant makes interior or exterior improvements to a site totaling
more than $153,450, up to 10% of the project cost must be spent toward bringing the site into
conformance with identified zoning code standards. Refer to Zoning Code Chapter 33.258.070.D.2
for details.

New Tree Regulations

The new Portland City Tree Code (Title 11) and related amendments to the Zoning Code (Title 33)
went into effect January 1, 2015. A summary of the tree regulations, and the adopted Tree Code,
can be viewed at the following link: http://www.portlandonline.com/bds/index.cfm?c=61467.

Previous Land Use Reviews.

Below are the relevant land use case reviews that the City of Portland has on record for the subject
site. No narrative on these past applications or their conditions of approval is necessary with your
application, as existing and proposed development on the site plans can verify existing and proposed
site conditions. The conditions of approval prior to 1981 noted below no longer apply, but are
included for information only:
1.

LU 65-002451 CU (Ref. # CU 61-65) Conditional Use Review approval for a maintenance

addition.
2. LU 65-002582 CU & LU 65-002583 CU (Ref. # CU 065-55) Conditional Use Review approval for a
master plan for Duniway Park.
3. LU 65-004516 DZ (Ref. # DZ 21-65) Design Review approval for a jogging track with condition of
approval that screening be provided between the parking lot and Terwilliger Blvd and along SW
Barbur Blvd and SW Sheridan.
4. LU 75-000954 CU (Ref. # CU 016-75) Conditional Use Review approval for a horseshoe court and
lights at Duniway Park.
5. LU 86-001376 & LU 86-001377 CU (Ref. # CU 028-86) Conditional Use Review approval for six
lighting fixtures at Duniway Park for pedestrians and joggers.
6. LU 90-022755 (Ref. # PC 4528) No information available online.
7. LU 96-013009 DZM (Ref. # LUR 96-00122 DZM) Design Review approval for landscape
treatments including a new landscaped planter, signage, and paved entry at the intersection of
Terwilliger and Sheridan.
8. PR 12-121678 Approval for cobblestone deployment by the Landmarks Commission, City
Ordinance No. 139670.
9. IQ 12-123286 Terwilliger Boulevard Restoration Project. Request by Parks to limb and/or
remove trees within the Terwilliger Parkway to restore views in anticipation of the Terwilliger
Blvd Centennial Celebration planned for July 2012.
10. SG 12-138508 Sign permit for new 18 SF non-illuminated sign on rock wall.
E. Neighborhood Notification
When you apply for a Type III Land Use Review, all property owners within 400 feet, and all
neighborhood associations and recognized organizations within 1,000 feet of your site will receive
notification of your proposal.

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

Page 7

The site is located within the neighborhood association of South Portland NA., contact Jim Gardner
at 503-227-2096.
The site is located within 400/1,000 feet of Homestead Neighborhood Association, contact Anton
Vetterlein at 503-866-1667 & Southwest Hills Residential League, contact Nancy Seton at 503-2243840.
The site is located within the district neighborhood coalition of Southwest Neighborhoods Inc.,
contact Leonard Gard at 503-823-4592.
The site is located within the business association of South Portland Business Association, contact
Kevin Countryman at 503-750-2984.
Contact information for neighborhood associations, neighborhood district coalitions, and business
associations is available at www.portlandonline.com/oni/search/.

F. Submittal Requirements for Land Use

This list identifies the materials you must submit for your application to be considered complete. For
additional details, see Zoning Code Section 33.730.060.
FOR CONDITIONAL USE REVIEW (Including possible Environmental Review +/or Adjustments)
Item to submit
1. Application Form
2. Fee

Details
Complete application form
Land Use Review fees

3. Requirements for written

narrative, maps, plans, etc.

General Submittal Requirements

(Zoning Code Chapter 33.730.060)
Note that five copies of the written narrative addressing
the applicable approval criteria will be required. For
plans and drawings, please include at least four
large/scalable drawing sets, and at least one set legibly
reduced to no more than 8.5 x 11 that works in black
& white.
Specific plans necessary for the CU include, but are not
limited to:
Existing Conditions Site Plan
Proposed Site Plan
Landscape Plan (an existing tree plan with
size/species, and any trees to be removed)
Utility Plan
Building Elevations
Detail and/or cut sheets for proposed lighting
fixtures, signage, other above-grade structure,
etc.
Please note that for Environmental Review there are
extensive supplemental application requirements listed
in the code at 33.430.240.

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

Item to submit
4. Optional: Request for an
Evidentiary Hearing and
Waiver of Right to a
Decision within 120 Days

Page 8

Details
Allows new facts and evidence (an evidentiary
hearing) to be presented if your project is appealed to
City Council. You must submit the request form within
21 days of submitting your land use review application.

FOR DESIGN REVIEW (Including Modifications & Adjustments)

General Information Design Review
# of
Item to submit
copies
5.
6.
7.

Application Form
Fee
Optional: Request for an
Evidentiary Hearing and
Waiver of Right to a
Decision within 120 Days

8.

Requirements for written

narrative, maps, plans, etc.

Written Narrative
Item to submit
9.

Written Statement

(8 x 11)

1
1

# of
copies

(8 x 11)

10. LEED Narrative

11. Design Review Narrative

2
2

12. Design Modifications

Narrative
13. Previous Conditions of
Approval

2
2

Details
Complete application form.
Land Use Review fees
Allows new facts and evidence (an evidentiary
hearing) if your project is ultimately appealed. You
must submit this form within 21 days of submitting your
land use review application.
General Submittal Requirements
(Zoning Code Chapter 33.730.060)

Details
Provide a written statement that describes the project
and includes the following items:
A complete list of all land use reviews requested;
A complete description of the proposal including
existing and proposed use(s) and/or change(s) to the
site or building(s);
Additional information needed to understand the
proposal.
Written response to issues raised at prior PreApplication and/or Design Advice
Zoning Code analysis
Describe sustainable features, green technology, etc.
Address, in written form, the approval criteria in Section
33.825.055 and 33.825.065 and the applicable design
guidelines (noted above).
Address, in written form, the approval criteria in Section
33.825.040.
Address, in writing, conditions of approval from previous
land use reviews on the site and discuss the current

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

# of
copies

Item to submit

(8 x 11)

Materials and Photos

# of
copies

Item to submit
14. Manufacturers Cutsheets
15. Site Photos
Plans and Elevations
Item to submit

(8 x 11)

2
2

# of
copies

(1/2 size,
scalable)

# of
copies

Details
status of compliance.

Details
Show proposed exterior building skin, windows, doors,
light fixtures, rooftop equipment, exterior vents, etc.
Provide photos of site, immediate context and
neighborhood.

# of
copies

(11 x 17)

(8 x 11)

16. Vicinity Plan

17. Site Plan

18. Tree Plan

19. Landscape Plan

20. Floor Plan
Diagrams
21. Floor Plans and
Roof Plan
22. Building
Elevations
23. Enlarged
Elevations

2
2

2
2

1
1

24. Building Sections

25. Enlarged Typical

Sections and

Site Utility
Feasibility Plan

Page 9

Details
Show proposed and existing sewer
service connections, water service
connections, septic drainfields,
stormwater disposal methods, PGE/PPL
electrical vault locations, etc.
Submit plan that shows buildings, streets
and open space in a 3-block context.
Submit plan that shows adjacent street
frontages, relationship of existing curbcuts and building entrances, base points
for height and FAR measurements.
Show all existing trees on the site that
are 6 or larger in diameter.
Provide details, including plant species.
Show floor areas and FAR calculations at
each floor.

At the street level, windows, balconies,

garage/loading doors, railings, vents,
parapets and rooftop mechanical
enclosures, etc.
Showing building height and base point
height, showing key areas of the building,
etc.
Show walls, windows, balconies, railings,
canopies, garage/loading doors, exterior

BDS Pre-Application Conference Response EA 15-189114 PC - Duniway Park

10

Item to submit
Details

# of
copies

(1/2 size,
scalable)

# of
copies
(11 x 17)

# of
copies

Details

Page

(8 x 11)

26. Perspectives

vents, rooftop mechanical enclosure,

material joints, etc.
Show context, distinct sightlines.

27. Colored
Renderings
28. Sign Plans

Include nighttime renderings.

Provide elevations, details, sections and

mounting details.

You may submit your application in the Development Services Center, 1900 SW Fourth Avenue, First
Floor, from 8:00 am to 3:00 pm, Tuesday, Wednesday and 8 am to 12 pm on Thursday.

PBOT Development Review

Pre-Application Conference Response
Date: December 3, 2015
To: Sheila Frugoli, Conference Facilitator
503-823-7817, Sheila.Frugoli@portlandoregon.gov]
From: Robert Haley, PBOT Development Review
503-823-5171, Robert.Haley@portlandoregon.gov
Case File: EA 15-189114
Location:
R#: R128926, R128934, R128951, R327717, R327869
Proposal: Pre-Application Conference to discuss a Type III Conditional Use Review and
possible Design Review for proposed improvements to Duniway Park which include
the replacement of the field surface with synthetic turf, adding new bleachers,
walkways and a new 46-space parking lot with access off SW Sheridan. A
secondary access with accessible parking and emergency access will be provided
off SW Barbur.
Portland Bureau of Transportation/Development Review (PBOT) staff has reviewed the preapplication conference materials to identify potential issues and requirements.
A. KEY ISSUES AND REQUIREMENTS
Following is a brief summary of issues and requirements that may impact your
proposed project or are submittal requirements that will require time to prepare prior to
land use application.

A traffic and parking demand study prepared by an Oregon licensed traffic engineer
shall be required. A site distance analyses for any proposed driveways on SW Barbur
must be included. The on-street parking survey must document not only how many
spaces are available during various days and times, but must also include who is using
the on-street parking. A neighbor at the pre-app conference noted that downtown
commuters maybe parking on SW Terwilliger.

Dedications and frontage improvements identified below shall be conditions of building

permit approval.

In order to determine the potential traffic impacts, a detailed schedule of all events, both
planned and anticipated casual use must be provided. A separate Transportation
Demand Management plan (TDM) must be provided that identifies all the measures that
will be implemented to discourage single-occupant vehicle trips to the site.

The traffic study must also provide an analyses comparing access from the site from
either SW Sheridan or SW Barbur. Current PBOT policy to take vehicle access from the
lower traffic classification roadway. For this site, that would be the western section of
the SW Sheridan frontage.
1

EA 15-189114

The applicant has the opportunity to propose an alternative frontage improvement

solution. The applicant may enter into the Citys adopted Public Works Alternative
Review process. Additional information on this process can be found at the following
link: http://www.portlandoregon.gov/article/481371.

B. STREET CLASSIFICATION AND CONFIGURATION

At this location, SW Barbur Blvd is classified as a Major City Traffic Street, Transit
Access Street, City Bikeway, City Walkway, Major Truck Street, and a Major
Emergency Response Street in the Citys Transportation System Plan.
According to City database sources, the street is improved with 60-ft of paving in a 100ft right-of-way (r.o.w.). The sites frontage is improved with a 0-5-15 sidewalk
configuration. For a site located in the OS zone district along a City Walkway
(classification) street, the Pedestrian Design Guide recommends a 12-ft pedestrian
corridor (0.5-ft curb/4-ft wide furnishing zone/6-ft wide sidewalk/1.5-ft wide frontage
zone).
1. To accommodate the anticipated street improvements, no dedication of property for
right- of-way purposes will be required.
At this location, SW Sheridan Street has different classifications on the western
segment and eastern segment defined by the T intersection with SW 5th Ave. The
western segment is classified as a City Bikeway, City Walkway, Major Emergency
Response Street, and a Local Service Street for all other modes. The eastern segment
is classified as a Major City Traffic Street, Transit Access Street, City Bikeway, City
Walkway, Truck Access Street, and a Major Emergency Response Street in the Citys
Transportation System Plan.
According to City database sources, the western segment is improved with 35-ft of
paving in a 60- ft right-of-way (r.o.w.). The sites frontage is improved with a 4-6-2.8
sidewalk configuration. For a site located in the OS zone district along a City Walkway
(classification) street, the Pedestrian Design Guide recommends a 12-ft pedestrian
corridor (0.5-ft curb/4-ft wide furnishing zone/6-ft wide sidewalk/1.5-ft wide frontage
zone).
2. To accommodate the anticipated street improvements, no dedication of property for
right- of-way purposes will be required.
According to City database sources, the western segment of SW Sheridan Street
improved with 48-ft of paving in a 60- ft right-of-way (r.o.w.). The sites frontage is
improved with a curb at the property line sidewalk configuration. For a site located in
the OS zone district along a City Walkway (classification) street, the Pedestrian Design
Guide recommends a 12-ft pedestrian corridor (0.5-ft curb/4-ft wide furnishing zone/6-ft
wide sidewalk/1.5-ft wide frontage zone).
3. To accommodate the anticipated street improvements, a 12-ft dedication of
property for right- of-way purposes will be required.
At this location, SW Terwilliger Blvd is classified as a Neighborhood Collector, Transit
Access Street, City Bikeway, City Walkway, Truck Access Street, and a Major
Emergency Response Street in the Citys Transportation System Plan.
According to City database sources, the street is improved with varying pavement
widths (approx 34-ft) in a 60-ft right-of-way (r.o.w.). The sites frontage is improved with
2

EA 15-189114
a 0-8-1 sidewalk configuration. For a site located in the OS zone district along a City
Walkway (classification) street, the Pedestrian Design Guide recommends a 12-ft
pedestrian corridor (0.5-ft curb/4-ft wide furnishing zone/6-ft wide sidewalk/1.5-ft wide
frontage zone).
4. To accommodate the anticipated street improvements, a 3-4-ft dedication of
property for right- of-way purposes will be required.
The applicant will be required to provide a current survey in order to determine the final
amount of dedications needed along the site frontages.
It appears that portions of the existing parking lot drive aisles along SW Barbur Blvd are
located within the right-of-way in the 15-ft behind the existing sidewalk. With the exception
of driveway approaches, on-site parking and maneuvering areas must be located on the
site.
C. APPROVAL CRITERIA
The applicant shall submit a written narrative adequately addressing the applicable
zoning code approval criteria listed below for the required reviews:
Topic

Code and Comments

Code Citation &

Link

Conditional
Use Review
Uses in the
Open Space
Zone

Public services.

33.815.100.B

1.
The proposed use is in conformance with
the street designations of the Transportation
Element of the Comprehensive Plan;
2.
The transportation system is capable of
supporting the proposed use in addition to the
existing uses in the area. Evaluation factors
include street capacity, level of service, and other
performance measures; access to arterials;
connectivity; transit availability; on-street parking
impacts; access restrictions; neighborhood
impacts; impacts on pedestrian, bicycle, and
transit circulation; safety for all modes; and
adequate transportation demand management
strategies;

Adjustments

A. Granting the Adjustment will equally or better

meet the purpose of the regulation to be modified.
Loading, Driveway locations, Parking Access
Restricted Street, Parking Spaces

33.805.040.A

EA 15-189114
D. TRANSPORTATION CODE REQUIREMENTS
The following information must be addressed by the applicant in order to receive
building permit approval from PBOT
Topic

Code and Comments

Encroachments in the
Public Rightof-Way

Any proposed encroachments (balconies, decks

and door swings) in the public right-of-way are
subject to the requirements of the International
Building Code (IBC). Per the IBC, doors may not
swing into the public right-of-way. All
encroachments will require a permit issued by
PBOT at time of building permit. Additional
information on the Citys Encroachment Permit
process can be found at the following link:
www.portlandoregon.gov/transportation/59332.
Further, please see the attached document at the
end of this response that includes general
information on other relevant Encroachment
Permit considerations.

Code Citation &

Link
International
Building Code

E. GENERAL COMMENTS
TIS Language:
A Transportation Impact Study (TIS) is also required to demonstrate that the applicable
criterion is met. An analysis of the nearby transportation network is needed to
determine whether the system is operating safely and at an acceptable capacity level,
currently and in the future.
Please note that many intersections in the City have limited capacity and may not be
able to accommodate area growth plus the proposed land use, especially in the future
without significant modifications to the intersection. Under some circumstances, lack of
adequate capacity (level-of-service) at an intersection can result in denial of a land use
proposal. Intersections of arterials are most likely to have capacity constraints but
other intersections may also. Your traffic engineer should investigate this issue well in
advance of application for the land use review.
The TIS must be prepared by a licensed traffic engineer. TISs are complex and almost
always require multiple engineering reviews to ensure that all issues are fully addressed
in a technically acceptable manner. The applicants traffic engineer should contact
PBOT to discuss the scope of work for the TIS prior to applying for the land use review.
The resulting TIS must be submitted with the land use application, but to ensure
it is complete, the traffic engineer should submit a draft at least one month in
advance to allow for review and revisions. TISs first provided to the City at the
time of formal application for the land use are rarely complete and often delay the
land use review or result in a recommendation of denial due to insufficient
information.

EA 15-189114
F. PERMIT INFORMATION
At the time of permit review (following the land use review) you should be aware of the
following:
1. System Development Charges (SDCs) may be assessed for this development. The
applicant can receive an estimate of the SDC amount prior to submission of building
permits by contacting Rich Eisenhauer at (503) 823-6108.
2. Curb cuts and driveway construction must meet the requirements in Title 17. The
Title 17 driveway requirements will be enforced during the review of building
permits.
3. The r.o.w. improvements will need to be designed by an Oregon licensed civil
engineer and constructed under a Public Works Permit, which is separate from the
Building Permit that will be necessary for construction of the proposed attached
homes. The applicant is therefore encouraged to contact Public Works at
publicworkspermit@portlandoregon.gov or at (503) 823-1987 to familiarize himself
with the process and initiate the appropriate meetings/process. Additional
information on the City's Public Works Permitting process can be found at the
following link: http://www.portlandonline.com/index.cfm?c=53147.
4. Plans, fees, a contract (called the application for permit) and a performance
guarantee for the estimated value of the improvement must be submitted prior to
(Final Plat approval). The performance guarantee may be in the form of a surety
bond, irrevocable letter of credit, set-aside account, or cash deposit. Applicant
should contact Mark Fischer at (503) 823-7072 for appropriate forms and additional
information.
5. The applicant has the opportunity to propose an alternative frontage improvement
solution. The applicant may enter into the Citys adopted Public Works Alternative
Review process. Additional information on this process can be found at the
following link: http://www.portlandoregon.gov/article/481371.

G. SUBMITTAL REQUIREMENTS FOR LAND USE

This list identifies PBOT submittal requirements. Please see the Conference Summary
Memo for all of the materials you must submit for your application to be considered
complete.
1. Written narrative adequately addressing all transportation related approval criteria.
2. Preliminary plans showing necessary dedication(s) and right-of-way improvements.
3. Transportation Impact Study
4. Transportation Demand Management Plan
All submittal requirements should be submitted with the application.

Pre-Application Conference Response

Date:
To:
From:

Case File:
Location:
R#:
Proposal:

December 22, 2015

Sheila Frugoli, Conference Facilitator
503-823-7817, Sheila.Frugoli@portlandoregon.gov
Jocelyn Tunnard, BES Systems Development
503-823-5780, Jocelyn.Tunnard@portlandoregon.gov
Lisa Moscinski, BES Watershed Services
EA 15-189114
SW SHERIDAN ST, DUNIWAY PARK
R128926, R128934, R128951, R327717, R327869
Pre-Application Conference to discuss a Type III Conditional Use Review and possible
Design Review for proposed improvements to Duniway Park which include the
replacement of the field surface with synthetic turf, adding new bleachers, walkways and a
new 46-space parking lot with access off SW Sheridan. A secondary access with
accessible parking and emergency access will be provided off SW Barbur.

The Bureau of Environmental Services (BES) has reviewed the Pre-Application Conference materials to
identify potential issues and requirements and provide the following comments. Some references to
Portland City Code (PCC) are included below; the applicant may also refer to the Auditors Office Online
Charter and Code page.
A. KEY ISSUES AND REQUIREMENTS
Following is a brief summary of issues and requirements that may impact your proposed project
or are submittal requirements that will require time to prepare prior to submittal of the application.
1.

The applicant must submit a utility plan and stormwater report, including the results of
infiltration testing, with the land use application.

B. SANITARY SERVICE
1.

Existing Sanitary Infrastructure: According to best available GIS data, the following public
sewer infrastructure is located in the vicinity of the project site:
a.

There is an 8-inch concrete combined sewer in SW Barbur Blvd, next to the curbline
(BES project #1360, 0716 and 2543).

b.

There is a 12-inch sanitary-only sewer of unspecified material that appears to originate

near the northwest corner of the building at 2815 SW Barbur Blvd and flows northwest
to a manhole on Portland Parks & Recreation (PP&R) property (manhole #ABY452).

c.

There is a 60-inch concrete combined sewer running west to east through Duniway
Park that is located approximately 90 feet north of the property line (BES project
#2543).

d.

A 10-foot wide private easement is located on the southeast corner of this site. This
easement was granted by the City in 1975 (Ordinance #140979) to the buildings owner
to construct and maintain a private sanitary service connection from the building to the
60-inch public combined sewer.

2.

Combined Sewer: The combined sewer system currently surcharges under certain
conditions. BES will allow sanitary connections, but stormwater discharges will be restricted
according to the Stormwater Management Manuals Infiltration and Discharge Hierarchy, as
well as flow and volume control standards. See the Stormwater Management section, below,
for more information.

3.

Connection Requirements: Connection to public sewers must meet the standards of the City
of Portland's Sewer and Drainage Facilities Design Manual. New laterals required to serve
the project must be constructed to the public main at the developers expense during site
development.

C. STORMWATER M ANAGEMENT
1.

Existing Stormwater Infrastructure: According to best available GIS data, the following public
stormwater infrastructure is located in the vicinity of the project site:
a.

There is a 12-inch concrete storm-only pipe at the northwest corner of the building at
2815 SW Barbur Blvd that appears to terminate at manhole #ABY452 and discharge
into the public combined sewer. It appears this pipe is not owned or maintained by BES.

b.

There is a the drainage system for the Duniway Park field and 6-inch storm-only pipe
owned and maintained by PP&R that is adjacent to the northern property line of 2815
SW Barbur Blvd and appears to be associated with the drainage system for the field.
This pipe crosses the private utility easement noted above under Section B.

2.

General Stormwater Management Requirements: Development and redevelopment sites

that include any of the triggers listed in PCC 17.38.040 are subject to the policies and
standards of PCC 17.38.035 and Portlands Stormwater Management Manual (SWMM).
Projects must comply with the current adopted version of the SWMM as of the permit
application date. A fundamental evaluation factor in the SWMM is the Stormwater Infiltration
and Discharge Hierarchy (Section 1.3.1) which sets the framework that will be used to
determine when a projects stormwater runoff must be infiltrated onsite and when offsite
discharge will be permitted, and the parameters that must be met for either scenario.
Pollution reduction and flow control requirements must be met using vegetated facilities to
the maximum extent feasible, though roof runoff is exempt when it drains directly to a UIC.

3.

Onsite Stormwater Management: Stormwater runoff from this project must comply with all
applicable standards of the SWMM and be conveyed to a discharge point along a route of
service approved by the BES Director or the Directors designee. With the land use
application, the applicant must submit a Presumptive or Performance Approach stormwater
report and a preliminary utility plan showing stormwater management facilities sized
according to SWMM standards. The report must follow the outline included in Appendix D.4
of the SWMM and be stamped by an Oregon registered engineer. Required elements of the
report include:
a.

Results of infiltration test(s) on the subject site performed by a professional engineer

(PE), certified engineering geologist (CEG), or registered geologist (RG) in accordance
with Appendix F.2. Infiltration tests must be conducted as close as possible to proposed
infiltration facilities, and tests must be performed at the depth of the proposed facilities.
Indicate on a plan the approximate location of the test(s).

b.

Calculations prepared by an engineer using the Presumptive Approach Calculator

(PAC), which is found in Appendix C of the SWMM. If using other software under the
Performance Approach, the principles of Section 2.2.3 must be followed.

c.

If BES approves offsite discharge to the combined sewer, PCC 17.38 and the SWMM
require stormwater discharge to be controlled so that the post-development 25-year
peak flow rate is limited to the pre-development 10-year peak flow rate. The applicant
must show through the Presumptive or Performance Approach stormwater report how

flow and volume control standards that apply to the proposed discharge point will be
met.
d.

Note that infiltration facilities must be set back 5 feet from property lines and 10 feet
from structures, as measured to the low point of vegetated facilities or the middle of
UICs. Other required minimum setback distances that should be taken into account are
summarized in Exhibit 2-1 of the SWMM. BES will enforce these setbacks unless an
alternative is approved through the BDS plumbing code appeal process.

4.

City of Portland Green Building Policy: The City of Portland has implemented a Green
Building Policy that applies to City-owned facilities. Included in the policy is a requirement for
an ecoroof that covers at least 70% of roof area for new buildings (see the Green Building
Implementation Guide 2010 for more details). It is the responsibility of the applying Bureau to
comply with the policy, as appropriate. Though not BESs to enforce, staff encourages the
applicant to do due diligence toward meeting the policy.

5.

TMDL Requirements: The project site is located in the Marquam-Woods subwatershed of

the Willamette River Watershed, where Oregon DEQ Total Maximum Daily Load (TMDL)
water quality requirements apply. The SWMM requires that applicants use pollution
reduction facilities that are capable of reducing TMDL pollutants. Vegetated facilities sized
according to the Simplified or Presumptive Approaches meet these requirements.

D. DEVELOPMENT ENGINEERING (PUBLIC IMPROVEMENTS)

Contact Bret Winkler (503-823-6170, Bret.Winkler@portlandoregon.gov) with questions.
1.

Information on the Citys public works permit (PWP) process is available at

www.portlandoregon.gov/publicworks. Information about submittal requirements and review
timelines is available through the website.

2.

Public sanitary sewers are available to serve this property, and a public sewer extension is
not required. When sewer is available and a main extension is not required, the lateral
connection may be reviewed and permitted through the building permit. BES Development
Review (503-823-7761) reviews private lateral connections to the public sewer.

3.

A public storm sewer is not available to serve this property and/or public street
improvements, and a public sewer extension is not required.

4.

Public street improvements are required by PBOT. If these improvements develop or

redevelop more than 500 square feet (sf) of impervious area under the criteria described in
the SWMM, then BES will require public vegetated stormwater facilities. Additionally, utility
trenches that disturb greater than 500sf of impervious area and extend past the centerline of
the road will require conformance with SWMM requirements.

5.

Development projects are evaluated using the criteria described in Section 1.3 of the SWMM
for runoff from impervious area in the right-of-way, including the Stormwater Infiltration and
Discharge Hierarchy (Section 1.3.1). Vegetative stormwater facilities in the right-of-way must
be sized using the Presumptive Sizing Approach, which requires site-specific infiltration
testing in or near the right-of-way at the approximate depth of the proposed public facility.
For more information, see Section 2.2.2 Presumptive Approach and Appendix F.2 Infiltration
Testing for the Presumptive Approach infiltration testing criteria.

6.

The applicant should consider whether it is feasible to use street trees in the right-of-way as
an impervious area reduction technique; see the Tree Credits section on page 2-45 of the
SWMM.

7.

The plans must meet relevant manuals and submittal requirements including the Citys
Sewer and Drainage Facilities Design Manual (SDFDM), SWMM, and public works
permitting plan submittal requirements and drafting standards. See the PWP website for
technical resources and for plan preparation information.

8.

If a stormwater facility is being proposed within the right-of-way and there is soil and/or
groundwater contamination in the area, BES will require the applicant to demonstrate that
contaminants are not further mobilized or exacerbated by the centralized stormwater
infiltration area (PCC 17.38, Section 4.11).

9.

The Citys Hazardous Substances Code (PCC 17.24.067) requires the excavation and
removal of disturbed contaminated soils from right-of-way access areas and utility corridors.
The soils must be replaced with clean fill at a minimum depth of 5 feet. A
demarcation/contaminant barrier is also required when it has been determined the soils are
contaminated at depth. Erosion control measures for contaminated soils (Section 4.11) must
also be met. Soil stockpiles must be covered and contained with a barrier on all four sides,
with an impervious layer underneath the stockpile to inhibit contaminants from leaching back
into the soil.

E. SUBMITTAL REQUIREMENTS FOR LAND USE

1.

Full land use plan set, including preliminary utility plan.

2.

A Presumptive or Performance approach stormwater report as described in this memo.

F. PERMIT INFORMATION
At the time of permit review the applicant should be aware of the following:
1.

Connection Fees: Sewage system connection fees and system development charges are
st
assessed at the time of building plan review and change every fiscal year on July 1 . For
additional information on these fees, navigate here or call the BES Development Review
Team at 503-823-7761.

2.

Connection Requirements: Connection to public sewers must meet the standards of the City
of Portland's Sewer and Drainage Facilities Design Manual.

Water Bureau
Early Assistance Appointment Response
Date: December 2, 2015
From: Mari Moore, 503-823-7364, Mari.Moore@portlandoregon.gov
Case File: EA 15-189114
Location: Duniway Park
Property ID: R128926, R128934, R128951, R327717, R327869
Proposal: Pre-Application Conference to discuss a Type III Conditional Use Review and
possible Design Review for proposed improvements to Duniway Park which
include the replacement of the field surface with synthetic turf, adding new
bleachers, walkways and a new 46-space parking lot with access off SW
Sheridan. A secondary access with accessible parking and emergency access
will be provided off SW Barbur.
The Water Bureau has reviewed the pre-application conference materials to identify potential issues
and requirements.
A. WATER AVAILABILITY
1.

Adequate water is available to this site from the 8 main in SW Barbur Blvd and SW
Sheridan Street. The static water pressure is estimated as 44 56 psi.

2.

The site currently served by 3 2 water services.

B. OTHER CATEGORY
1. Per Title 21 water lines may not cross property lines. All tax lots must be consolidated into
one tax account through the Multnomah County Tax Assessors Office. See Water Code
Requirements below for more information.
2. To obtain fire flow information fill out a Fire Flow Request Form found at our website,
http://www.portlandonline.com/water/index.cfm?c=55128& or by calling 503-823-1408.
C. WATER CODE REQUIREMENTS
Topic

Code and Comments

Title 21

City Water Code

Lot
Consolidation

Prior to purchasing new services the project lots

must be consolidated into one tax lot. Tax
account consolidation is a simple process and can
be done at Multnomah County Records

Code Citation &

Link
Title 21 Water
21.12.070
Separate
Service.

FolderNumber

Topic

Code and Comments

Code Citation &

Link

Management Division. For more information,

please call 503-988-3326 or visit the below
website
http://web.multco.us/node/2667/#consolidations
D. PERMIT INFORMATION
At the time of permit review (following the land use review) you should be aware of the
following:
1.

All new domestic service taps will be assessed a System Development Charge (SDC).
Fee is based on meter size. Meters will be sized during the building permit process.
Sizing is based on total fixture unit count for the structure, there will be no reduction in
meter size based on grey water usage or the installation of low-flow fixtures. Fire lines are
excluded from the SDC fee. SDC credit will be given for services that are permanently
removed. SDC credit is applied towards services within the same lot and is not
transferrable.

CITY OF

PORTLAND, OREGON
FIRE PREVENTION DIVISION

Charlie Hales, Mayor, City of Portland

Steve Novick, Commissioner
Nate Takara, Fire Marshal
Prevention Division
1300 SE Gideon Street
Portland, OR 97202
(503) 823-3700
Fax (503) 823-3969

Fire Bureau
Pre-Application Conference Response
Date: December 9, 2015
To: Sheila Frugoli, Conference Facilitator
503-823-7817, Sheila.Frugoli@portlandoregon.gov
From: Joe Thornton, 503-823-4280
Joe.Thornton@portlandoregon.gov
Case File: EA 15-189114
Location:
Property ID: R128926, R128934, R128951, R327717, R327869
Proposal: Pre-Application Conference to discuss a Type III Conditional Use Review
and possible Design Review for proposed improvements to Duniway Park
which include the replacement of the field surface with synthetic turf, adding
new bleachers, walkways and a new 46-space parking lot with access off SW
Sheridan. A secondary access with accessible parking and emergency
access will be provided off SW Barbur.
The Fire Bureau has reviewed the pre-application conference materials to identify potential issues and
requirements.
A. KEY ISSUES AND REQUIREMENTS
Following is a brief summary of issues and requirements that may impact your proposed
project or are submittal requirements that will require time to prepare prior to submittal of the
application.
Fire department access and water supply are primary concerns. I do believe Fire would have any
issues for either options. Feel free to contact me if I can be of any further assistance.

City Nature Urban Forestry

th
1900 SW 4 Ave. Suite 5000
Portland, OR 97201
Tel: (503) 823-8733
Email: trees@portlandoregon.gov

Urban Forestry

Early Assistance Response

Date:
From:

December 2, 2015
Rick Faber
503-823-1691, rick.faber@portlandoregon.gov
Case File:
EA 15-189114
Location:
SW SHERIDAN ST, DUNIWAY PARK
Proposal:
Pre-Application Conference to discuss a Type III Conditional Use Review and possible Design
Review for proposed improvements to Duniway Park which include the replacement of the field surface with
synthetic turf, adding new bleachers, walkways and a new 46-space parking lot with access off SW Sheridan. A
secondary access with accessible parking and emergency access will be provided off SW Barbur.

Portland Parks, Urban Forestry staff has reviewed the Early Assistance materials to identify potential issues
and requirements in accordance with Title 11, Trees. This response identifies potential issues and/or impacts
on existing street and heritage trees, and trees on city-owned or managed sites, if applicable. Trees on private
property are subject to development standards from the Bureau of Development Services. See planner
requirements for private property trees.
A. KEY ISSUES AND REQUIREMENTS
1. Tree Plan (11.50.060)
A tree plan must be submitted with each phase of review including land use reviews, building permit
applications and public works permits. A tree plan was not submitted with the EA application
additional tree information is required. The plan must include the following information for street
trees and trees on city owned property:
The size and location of street trees adjacent to the subject property, and trees on site.
Trees proposed to be preserved including tree protection specifications in accordance with
11.60.030.
Tree(s) proposed for removal.
Tree planting plan (tree species and location(s)).
2. Proposed Street Tree Removal and Required Mitigation (11.50.040)
Based on the proposed development it appears that trees may be impacted. Development proposals
shall be configured to avoid trees. Each tree approved for removal must be replanted in accordance
with Administrative Rule PRK 2.04. Street tree planting standards must also be met in accordance
1|Page

with 11.50.060 C. A fee in lieu of planting may be approved if adequate planting space is not available.
The fee in lieu will be $450.00 for each tree not planted.
3. Tree Protection Specifications (11.60.030)
Tree protection is required in accordance with Title 11 Trees, Protection Methods (11.60.030). Tree
protection shall be shown on the tree plan and include the distance from the trunk of the tree to the
fence. A standard root protection zone is established as follows; a minimum of 1 foot radius
(measured horizontally away from the face of the tree trunk) for each inch of tree diameter.
Protection fencing shall be a minimum 6-foot high metal chain link construction fence, secured with 8foot metal posts shall be established at the edge of the root protection zone and permissible
encroachment area.
4. Street Tree Planting (11.50.060C)
Due to the existing condition of the right-of-way, street trees may not be required unless PBOT
requires frontage improvements.
5. City Managed Sites (11.50.040C2.a)

For development on City owned or managed sites, new public streets, or improvements to existing streets,
applicants are required to consult with the City Forester at the preliminary project design phase if City or Street
Tree removal is likely to occur to complete the project. The purpose of this consultation is to identify potential
impacts and opportunities to retain existing trees, as well as any measures required to protect trees on site, on
adjacent sites, or in the street. In order to meet this requirement you must go through a review with Urban
Forestry. A Preliminary Project Design Form must be submitted early in the design process (prior to 30% plan
completion). The form is attached to this response for your convenience and can be found at
www.portlandoregon.gov/trees.

Any proposed change in width in a public street right-of-way or any other proposed street improvement,
including the development of new public streets, shall include areas for tree and landscape planting where
practical. Utility connections and specifications for planting such areas shall be integrated into the site plan.
Specific locations and species will be determined by the Responsible Engineer and City Forester.

B. OTHER REQUIREMENTS
Species Requirements (11.60.020 D)
When planting between 8 and 24 trees no more than 40 percent can be of one species.
When planting more than 24 trees no more than 24 percent can be of the same species.
Trees listed in the Nuisance Plants list are prohibited for proposed planting or required replacement.
Any street trees planted in environmental, greenway, scenic corridors, or Pleasant Valley Natural Resource
overlay zones shall be native species unless the City Forester (US) makes an exception due to planting
constraints.
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 Street trees shall be selected from an approved planting list, contact Urban Forestry for planting alternate or
unlisted species.
PRK-2.04 - Replanting Requirements for Tree Removal on Private Property, City-Owned and Managed Sites and Public
Rights-of-Way

Development Projects
Title 11 creates a systematic approach to address trees during City capital improvement and public works
projects. On City owned or managed sites and when improvements are proposed to the right-of-way, applicants
are required to consult with the City Forester at the preliminary project design phase if trees are proposed for
removal. Per Section 11.50.040, the purpose of this consultation is to identify potential impacts and
opportunities to retain existing trees, as well as any measures required to protect trees on site, on adjacent sites
or in the street. Per Section 11.50.070 Tree Plan Requirements, applicants must show trees greater than or equal
to 6 inches in diameter within either a 15 foot or 25 foot buffer beyond the development impact area (depending
on the project type). When this buffer area extends onto private property the surveyed location and size of trees
is not required. However, applicants shall include tree size and location estimates for City Forester review.
Applicants are not required to install tree protection measures on private property unless the trees are located
within the development impact area. The City Forester will respond in a timely manner to these requests. This
rule standardizes tree replacement requirements when trees cannot be preserved on City owned or managed
sites and right-of-way improvements.
For projects on sites where City and Street trees will be impacted, the City Forester will apply tree replacement
requirements for trees 6 inches in diameter and greater that are healthy trees and not dangerous or a nuisance
species. For street improvement projects where the existing street is partially or completely unimproved, the
replacement requirements are reduced to acknowledge constraints of designing within restricted rights-of-way
widths, that these areas may include large numbers of trees, the relative lack of available planting spaces after a
street improvement is completed, and the potential cost of mitigation on top of the public improvement cost. In
these cases, replacement is only required for trees 12 inches in diameter and larger.
City Owned or Managed Sites
Any required replanting specified below shall occur on the site, in the street planting strip, or in the same
watershed either by planting in a location approved by the City Forester or via payment into the Tree Planting
and Preservation Fund. Trees shall be replanted in accordance with 11.60.020, Tree Planting Specifications.

No tree replacement is required for trees removed that are less than 6 inches in diameter or for trees
identified by the City Forester as dead, dying or dangerous.
The following table provides the maximum tree replacement requirement based on the size of the tree
removed. The City Forester shall take into account the overall value of the tree removed when
determining the number of trees to be planted.

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Payment in lieu of planting. Applicants may choose to pay a fee in lieu of planting replacement trees.
The fee in lieu of planting is based on the cost of planting and establishing a 1.5 inch caliper tree in
accordance with the adopted Tree Code fee schedule Fee in Lieu of Planting per Inch rate.
Tree Replacement for Development on City Owned or Managed Sites
Size of tree to be removed(inches No. of trees to be planted
in diameter)

6 and up to 12

up to 2

More than 12 and up to 20

up to 3

More than 20 and up to 25

up to 5

More than 25

up to 6

Right-of-way Improvements
Any required replanting specified by development type below shall occur on the site, in the street planting strip,
or in the same watershed either by planting in a location approved by the City Forester or via payment into the
Tree Planting and Preservation Fund.
Residential and Commercial Building Permits
For development projects taking place on a site that include Street Tree removal for right-of-way improvements
such as a new driveway or improvements to an existing sidewalk or planting strip, applicants shall replant a
maximum of two trees for every healthy, non-nuisance species tree allowed to be removed that is 6 DBH and
larger. Applicants shall also meet the Street Tree Planting Requirements in accordance with Section 11.50.060
C.1., in addition to this requirement.
Half and Full Street Improvements
For development projects taking place in the street, including street improvements requested under a capital
improvement project or when a public works permit includes improvements to a partially or fully unimproved
street, applicants shall replant a maximum of two trees for every healthy, non-nuisance species tree allowed to
be removed that is 12 inches in diameter or larger. Trees planted to meet Street Tree Planting Standards will be
credited toward meeting this requirement.

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Re: Pre-Application Conference, Duniway Park Proposal. File # EA 15-189114. December 2015

Neighborhood Concerns:

1.

2.

3.
4.

5.

Proposed plans and events to occur there are too ambitious for a park with severe land,
access and parking constraints. The South Portland Neighborhood Association is
acknowledged as being park deficient. The intensive use of this park for regional
activities will actually reduce usable parkland for neighbors.
Park land and green space will be lost to proposed paving for vehicle parking and its
connecting driveway. Portland is recognized for progressive transportation alternatives,
and with buses, light rail, trolleys, aerial tram, bikes and excellent trails nearby, the
paving over of public green space should be discouraged. The progressive new
neighbor's development proposal for this borrowed amenity should reflect these
interests. lnstead, will our city be known for letting developers build apartments
without parking and at the same time, pave green park land?
Does the installation of synthetic turf offer an ecological or economic advantage for
Portland Public Parks? The City that builds storm swales for paved streets shouldn't
pave over grass for more parking.
Proposed parking will require a driveway almost as long as the parking area itself. This
paved area will equal almost a third of the playing field itself. lt will also divide an
otherwise integrated trail system now serving Duniway Park, Terwilliger Parkway and
Terwilliger Plaza.
The driveway entrance and exit will impact a small street that encounters heavy
commuter traffic from OHSU and OR26.

6.

What is the corporate interest and purpose for these public park improvements by the
applicants who occupy the adjoining property? The Park is situated so that their
property overlooks it and seems to be jointly managed. At the bottom of the proposal
called Concept Plan- Option 5, there are two "signatures": 1: Cal Ripken Senior Youth
Development Park, and 2: Kpff FIELDS. How is the park bureau related to them? Does
this create a new relationship between Parks and corporate interests? This concern
springs from our loss of seven blocks of parkland to development. Please note that we
have lost 3 blocks of Terwilliger Playground ( this became the Red Cross, Wy'east,
Corbett Crescent and l-5), a 1 block Liberty Park (where William Johnson's cabin stood)
and 3 blocks of school playgrounds: Terwilliger (in Carp Flats), Holman (on Corbett) and
Failing School. The direct involvement of private companies and corporations tends to
compromise- and even usurp- the public commons and green space. This problem is
especially dangerous when private interests adjoin or share interests in public park real
estate.

7.

Certainly, there are other options that would serve developers and corporations, and
still maintain the current integrity of the Park Bureau, the park and its users. These
other options need to be presented at pre-application conferences.

Sioned:

Stephen Leflar
Mary Real
Carol Swanson
Bill Kessler
Mike Roach
Kim Osgood
Art Wright
Jeffrey D Sher
Sidonie Caron.
Gordon Caron
Ha ns Perenboom
Miles Tu rner
Mary Ellen Marmaduke
Sybilla A. Cook
Nona P. Lewis
Michael Klinglesmith
Kelly Klinglesmith
Darl Kleinbach
Anne McFall

3404 SW 1't Avenue

3404 SW 1't Avenue
3334 SW 1" Avenue
3334 SW 1't Avenue
0123 SW Curry Street
0123 SW Curry Street
4115 SW Hillsdale
6203 SW Virginia Ave
sidonie.caron@gmail.com
5O3/7O1-722r
3405 SW Naito Parkway
130 SW Whitaker Street
3501 SW River Parkway
3550 SW Bond Avenue
3425 SW 1st Ave.
3311 SW 1't Avenue
3311 SW 1't Avenue
105 SW Curry Street
33 L5 SW Kelly Avenue

Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97201
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239
Portland, OR 97239

Additional comments:
"Way too much going on for the size of the space!"
"The parking area would certainly eat into the available green space and change the way to
run/bike/crawl up to Terwilliger from the track."

"No need for soccer stands where they block other activities."
'Typical thinking involves parking for cars only! Plan an area for bicycle parking with racks
where cyclist can lock their bike. Finally, professional soccer games are always played on real
grass, not astro-turf."