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Impact Study Westlake Consultants, Inc. IMPACT STUDY (pursuant to Section 18.390.040.B.2.e.) Application requirements include an Impact Study(study). The study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence, which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Discussion of Effects of the Development 1. General Statement The subject property is located within the R-3.5 Low-Density Residential zone of the City of Tigard Comprehensive Plan. The subject site has residential uses in close proximity. To the south of the site one finds many existing lots of 10,000 square feet or larger, as allowed by the existing zoning. To the north of the subject property zoning transitions to higher density R-12, which is reflected by an existing apartment complex and smaller residential lots. There are also a number of larger lots scattered through the area. The subject property is an infill development parcel constrained by surrounding development. 2. Transportation System, including Bikeways a. Effect on public facilities and services The proposal is for a 10-lot subdivision with a net increase of 9 detached single-family homes within the subject property. At 10 vehicle trips per day per residence, this will add an estimated 90 additional vehicle trips per day, which will be directed onto SW 103rd Avenue. The Tigard Transportation System Plan identifies SW 103rd Avenue as a neighborhood street, which intersects with SW McDonald Street approximately 700 feet north of the subject property. SW McDonald is designated as a Collector street. The proposed street, SW Jason Ln., is classified as a Local street. According to the City of Tigard Transportation System Plan, local streets are designed to encourage a reduction in trip length by providing connectivity and limiting out-of- direction travel, while neighborhood routes are for directing vehicles into and through a neighborhood. Collector streets provide city-wide connectivity. The proposed subdivision maintains this hierarchy. All of the homes are provided access onto SW Jason Ln. a local street, which then feeds into a neighborhood route, SW 103rd Ave. From here all traffic can disperse through the neighborhood to gain access onto SW McDonald, a nearby collector, for city-wide travel. The proposed public street, SW Jason Ln., will be dedicated to the city for public use and constructed to city standards. ERIKA COURT SUBDIVISION-PACIFIC EVERGREEN HOMES IMPACT STATEMENT WESTLAKE No 2511-007. 1 Westlake Consultants, Inc. 1/2 street improvements will be made to SW 100th Ave., including the construction of a sidewalk, curb and gutter. These improvements will have a positive impact on the City's transportation system and help to fulfill the goals outlined in the Tigard Comprehensive Plan. b. Improvements to meet City standards The proposal includes plans for the half street improvements along the subject property's frontage on of SW 100th Ave. to meet applicable development standards. The developer will also construct the local residential street within the proposed development consistent with applicable development standards. c. Impact minimization The proposed street improvements are consistent with the functional classifications of SW 100th and SW Jason Ln. By making improvements along SW 100th Ave. this development will benefit all users of this street. The proposed street design is aimed at improving traffic safety. Re-alignment and widening of the intersection, along with new signage to control intersection movements, will aid in slowing vehicles, improve sight lines, and improve drainage patterns to keep the street free of runoff, debris, or occasional ice. The construction of improvements according to applicable standards will mitigate any potential negative impacts on the public at large, public facilities systems and private property owners. 3. Drainage System a. Effect on public facilities and services The proposed development will replace some pervious areas (lawn, etc.) with impervious surface areas (road, driveways, roofs, etc.). The proposed development will include a stormwater quality treatment and detention facility consistent with Clean Water Services (CWS) requirements. This is consistent with the master planning for surface water management within this drainage sub-basin. b. Improvements to meet City standards Storm water runoff from the proposed lots and streets will be directed into a water quality and detention facility, designed to mimic pre-development conditions, located in the northeast corner of the subject property within a tract dedicated for this purpose. Stormwater quality and detention will be achieved through the use of a new water quality and detention facility (Extended Dry Basin). Runoff from the street as well as roof drains will be collected in system of catch basins and then piped to an existing system to the north, and ultimately to nearby Fanno Creek, mimicking the natural drainage flow (See Exhibit F— Preliminary Plans, Sheet P500— Preliminary Site Utility Plan). For a preliminary analysis of existing conditions, downstream conditions, and post-development conditions— including system capacity— please refer to Exhibit K— Preliminary Storm Report. ERIKA COURT SUBDIVISION-PACIFIC EVERGREEN HOMES IMPACT STATEMENT WESTLAKE No 2511-007. 2 Westlake Consultants, Inc. c. Impact minimization The proposed stormwater quality treatment and detention facility is designed to comply with CWS standards, which protect the public at large, public facilities systems, and effected private property users from potential harm due to concentrations of chemicals, turbidity, and high runoff flow volumes during storm events. Please refer to the Clean Water Services Pre-Screening Site Assessment from provided in Exhibit G. 4. Parks System a. Effect on public facilities and services The proposed net increase of 9 homes can be anticipated to produce a corresponding increase in utilization of park facilities and services, based on utilization rates characteristic of the local area. Some of this impact may be positive, such as higher participation rates in activities supported by user fees. b. Improvements to meet City standards No specific park improvement to meet a City or County standard is called for within the subject property. The site is not suitable for use as a park facility because of its limited size and the presence of existing homes. c. Impact minimization As future homes are constructed, all applicable Systems Development Charge (SDC) fees will be collected as building permits are issued. Consistent with the adopted SDC ordinance authorizing such fees, funds will be expended by the City to provide appropriate public facilities, including parks. This will minimize potential negative impacts on the public at large, and on the public parks system. 5. Water System a. Effect on public facilities and services The proposed development will produce additional demand for water, consistent with projected service demands for the area. b. Improvements to meet City standards The proposed development will extend 8" public water lines in public streets. c. Impact minimization Construction of 8" public water line extensions will provide service at acceptable levels to the proposed development. As future homes are constructed, all applicable Systems Development Charge (SDC) fees will be collected at the time building permits are issued. Consistent with the adopted SDC ordinance authorizing such fees, funds will be expended by the City to provide appropriate public facilities, including water system improvements. These fees will minimize potential negative impacts on the public at large. There is an existing fire hydrant at the northwestern corner of the subject property. ERIKA COURT SUBDIVISION-PACIFIC EVERGREEN HOMES IMPACT STATEMENT WESTLAKE No 2511-007. 3 Westlake Consultants, Inc. 6. Sewer System a. Effect on public facilities and services The proposed development will produce additional demand for sanitary sewer service, consistent with projected service demands for the area. b. Improvements to meet City standards Clean Water Services provides public sanitary sewer in SW 100th Ave. The subject property slopes generally east/northeast. The preferred route for making a connection is to SW 100th Ave. A gravity line will be constructed by the developer along the length of the proposed Jason Lane, connecting into a manhole at the intersection with SW 100th, and continuing northward in SW 100th Ave. to an existing manhole in the SW 100th right-of-way approximately 400' north of the subject property. The sanitary sewer main line will consist of an eight-inch (8") pipe gravity system. The proposed sanitary sewer system is illustrated on Exhibit F— Preliminary Plans, Sheet P500— Preliminary Utility Plan. c. Impact minimization Construction of an 8" sanitary sewer line extension will provide service at acceptable levels to the proposed development. This is a positive impact on the area because it implements the City's Sanitary Sewer System Plan at the subject site. These improvements benefit the public at large by improving the public sanitary sewer system pursuant to City standards. The subdivision improvements also tie into a planned City extension of the sewer lines to service properties located to the south of the site, benefiting the public by reducing public expenditures for this planned improvement. 7. Noise Impacts a. Effect on public facilities and services Single-family residential use does not typically produce significant noise impacts. Rather, it is typically the object of noise protection measures applicable to commercial and industrial users of land. The proposed development cannot reasonably be expected to have any significant noise impact on the neighboring area. b. Improvements to meet City standards As no noise impacts are anticipated, no noise-related improvements are warranted. c. Impact minimization As no noise impacts are anticipated, no noise-related strategies are warranted. 8. Dedication of Real Property Interests a. Internal, Local Street Rights-of-Way The Developer will dedicate right-of-way and improve all local internal streets within the proposed development to meet applicable City design standards. ERIKA COURT SUBDIVISION-PACIFIC EVERGREEN HOMES IMPACT STATEMENT WESTLAKE No 2511-007. 4 Westlake Consultants, Inc. b. Stormwater Management Facilities (Easement) A new water quality and detention facility (Extended Dry Basin) in a tract at the northeastern corner of the subject property will provide for stormwater management. 9. School System The City of Tigard Comprehensive Plan contains objectives and policies for school facilities planning. Schools are considered Public Services and are discussed in Chapter 7, Public Facilities and Services, more particularly Section 7.8-Schools. That Section notes that both of the school districts that serve Tigard are separate taxing districts and are not the responsibility of the City of Tigard government. Currently, there is no specific school capacity formula in the City of Tigard's comprehensive plan or development code. Although Tigard-Tualatin School District 23J (TTSD) does not currently meet the state statutory definition of a "high growth" district, the District prepared a Facility Plan in 2004 for its own planning purposes. A facility plan helps a district inventory its current district facilities, assess historical and future enrollment trends, evaluate facility capacity, and plan accordingly for acquisition, re-use, or sale of property for district facilities. Based on information in that Plan, the Applicant believes that the development will not negatively impact the school system, because future development of the property was considered as a part of the school population forecasting component of the facility plan. Policy 7.8.1 of the Comprehensive Plan provides that the City shall monitor school capacity by requiring requests for development proposals and permits to be reviewed by the applicable school district for effects on school capacity as a pre-condition to development. In furtherance of that policy, when the City deems the subdivision application complete, it will submit notice to TTSD (as well as other affected service providers) for comments. Summary This Impact Study demonstrates that the impacts associated with the proposed development will be either positive - e.g. by furthering implementation of the Tigard Comprehensive Plan - or will be satisfactorily minimized —e.g. through compliance with applicable City or County standards or payment of SDC fees. Therefore, the proposed development will not cause any significant negative impacts on the public at large, public facilities systems or affected private property owners. ERIKA COURT SUBDIVISION-PACIFIC EVERGREEN HOMES IMPACT STATEMENT WESTLAKE No 2511-007. 5