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HomeMy WebLinkAboutPDR2016-00015 RTPARK_FinalOrder NOTICE OF FINAL ORDER Ir! PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = 5/18/2017 A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A 158-LOT PLANNED DEVELOPMENT, SUBDIVISION, SENSITIVE LANDS REVIEW, MINOR LAND PARTITION, FIVE TEMPORARY USES PERMITS, EARLY GRADING AUTHORIZATION AND MISCELLANEOUS PERMIT TO DEFER COMPLIANCE WITH SECTION 18.660.030.B. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS IN THE STAFF REPORT TO THE PLANNING COMMISSION, THE APPLICANT'S NARRATIVE AND PLAN SET, AND TESTIMONY AT THE MARCH 20, 2017 COMMISSION HEARING. SECTION I. APPLICATION SUMMARY FILE NAME: RIVER TERRACE PARK PLANNED DEVELOPMENT CASE NOS.: Planned Development Review (PDR) PDR2016-00015 Subdivision (SUB) SUB2016-00012 Sensitive Lands Review (SLR) SLR2016-00010 Minor Land Partition (MLP) MLP2016-00007 Temporary Use Permit (TUP) TUP2016-00024 thru 00028 Miscellaneous (MIS) MIS2017-00001 REQUEST: The applicant requests a 158-unit single family residential planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, minor land partition, five temporary use permits, a miscellaneous permit requesting an adequate public facilities exception and early grading authorization.The site is 28.5 acres and located south of Bull Mountain Road and east of Roy Rogers. APPLICANT: Polygon Northwest Company c/o Fred Gast 109 E 13th Street Vancouver,WA 98660 APPLICANT'S Pacific Community Design, Inc. c/o Stacy Connery AGENT: 12564 SW Main Street Tigard, OR 97223 OWNERS: Jean A. Stanley Trust 15025 SW 161s`Ave. Tigard, OR 97224 Daniel and Elizabeth Martin 15087 SW 161s`Ave. PDR201 6-0001 5/SOB2016-00012-RIVER TERRACE PARK PD PAGE 1 OF 61 Tigard, OR 97224 Tri-County Investments, LLC 17933 NW Evergreen Parkway#300 Beaverton, OR 97006 LOCATION: Directly south of Arbor Pointe and Meyers Farm subdivision;west of SW 161st Avenue; Washington County Tax Map 2S1080002900, 2901,and 3000. ZONE/ COMP PLAN DESIGNATION: R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. R-12: medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet.A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.410, 18.430, 18.510, 18.660, 18.705,18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that Planning Commission find that the proposed Planned Development Concept Plan, Detailed Plan, Subdivision, Sensitive Lands Review, Minor Land Partition, Temporary Use Permit, Miscellaneous Permit and early grading authorization will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends APPROVAL, subject to the following Conditions of Approval. 18.660.030.B to final plat approval be granted. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 2 OF 61 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Monica Bilodeau, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 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. 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. 3. Prior to any site work, the applicant shall provide a fee in the amount of $8,758 for the city's cost of collecting and processing the inventory data for the entire urban forestry plan of 301 planted trees, and one existing stand to be preserved ($204 stand of trees +$154 first tree + $8,400 ($28 x 300))= $8,758. 4. Prior to any site work, the applicant shall provide a tree establishment bond in the amount of$153,510 (301 planted trees x $510/tree) is required. 5. Prior to any site work, the applicant shall submit soil volume plan to demonstrate the soil volume standard is met for proposed street trees. 6. Prior to any site work, the applicant shall obtain annexation approval from Washington County and Metro for extension of the Clean Water Services District and Metro Service District boundaries, respectively, to include the subject property. 7. Prior to any site work, the applicant shall submit a written deferral agreement in a form satisfactory to the City that meets the requirements of 18.660.030.C.2.b. 8. Prior to commencing site work the final Tree Canopy Planting Plan shall remove Tree #9208. 9. Prior to commencing site improvements, the applicant shall submit a site work permit for all retaining walls to be constructed adjacent to the southern boundary of Parcel 2. Submit to the Engineering Department (Khoi Le, 503-718-2440) for review and approval: 10. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement 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). 11. Prior to commencing site improvements, the Applicant shall submit 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 PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 3 OF 61 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. 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 on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 13. Prior to commencing site improvements,the Applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width street improvements,including traffic control devices, mailbox clusters,concrete sidewalks,driveway aprons, curbs,asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights,and underground utilities shall be installed within the interior subdivision streets. Local streets shall be designed and constructed to local street standards. Requirements prior to commencing site improvements for specific streets are as follows: • SW Potomac Road,a City Neighborhood Route shall be shown to have: - Right-of-way dedication of 58 feet, minimum, additional 8 feet for section of roadway with bike lanes and parking - Pavement width of 36 feet,44 feet where parking is included - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - Underground utilities - 5-foot sidewalk with 5-foot planter strip - Street trees,lighting,striping,signs - Traffic control devices • SW 161st Avenue,a City Neighborhood Route shall be shown to have: - Right-of-way dedication of 58 feet,minimum - Pavement width of 36 feet,minimum 24 ft east property boundary - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - Underground utilities - 5-foot sidewalk with 5-foot planter strip - Street trees,lighting,striping,signs - Traffic control devices • Yukon Street, 164th Avenue, Swallow Terrace, 163rd Avenue, 162nd Avenue, 162nd Terrace, Maybelle Lane, Roslyn Lane, Blackstone Lane, and Hawk Ridge Road, local residential skinny streets, per TDC Figure 18.810.4.B,shall be shown to have: - Right-of-way dedication of 50 feet from centerline - Pavement width of 28 feet curb to curb - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - Underground utilities PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 4 OF 61 - 5-foot sidewalk with 5-foot planter strip - Street trees,lighting,striping,signs - Traffic control devices - Parking on both sides of the street • Private Alley - Shall not be less than 20 feet wide - Demonstrate adequate turning radius at each of alley 14. Prior to commencing site improvements,the Applicant shall submit profiles of all streets with their permit application(s). 15. Prior to commencing site improvements,the Applicant shall submit a preliminary certification of adequate sight distance for each public street intersection created with this development,prepared and stamped by a registered professional engineer,as well as a detailed list of improvements necessary to obtain adequate intersection sight distance. 16. Prior to commencing site improvements,the Applicant shall incorporate the recommendations outlined in the Kittelson&Associate's Traffic Impact Study,dated September 30,2016. 17. Prior to commencing site improvements,the Applicant shall provide a queueing plan for SW Hawk Ridge Road, showing NO PARKING areas to accommodate two-way traffic. 18. Prior to commencing site improvements,the Applicant's PFI plans shall also provide for future development by extending the proposed sewer main to the east property boundary. 19. Prior to commencing site improvements,the Applicant shall provide verification from Clean Water Services (CWS) that the proposed CWS south pump station will have sufficient capacity to serve this development. 20. Prior to commencing site improvements,the Applicant shall submit final design plans and calculations to show the water quality swale to be constructed within the permanent facility will satisfy the requirements of the River Terrace Stormwater Master Plan. 21. Prior to commencing site improvements,the Applicant shall submit final calculations for the detention facility using the TRUST model to meet the continuous flow duration requirements and ensure the amount of area set aside for the pond within the development is adequate. The calculations and any subsequent revisions to site layout shall be submitted with the Applicant's City of Tigard PFI Permit application. 22. Prior to commencing site improvements,the Applicant shall provide a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Depar.tiuent. For situations where the back portions of lots drain away from a street and toward adjacent lots,appropriate private storm drainage lines shall be provided to sufficiently contain,convey and treat runoff from each lot. 23. Prior to commencing site improvements,the Applicant shall incorporate the recommendations from the submitted geotechnical report by GeoDesign,dated October 24,2016,into the final grading plan. The geotechnical engineer shall be employed by the Applicant throughout the entire construction period to ensure that all grading,including cuts and fills,are constructed in accordance with the approved plan and Appendix J of the Oregon Structural Specialty Code. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 5 OF 61 24. Prior to commencing site improvements,the design engineer shall indicate on the grading plan which lots will have natural slopes between 10 percent and 20 percent,as well as lots that will have natural slopes in excess of 20 percent.This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 25. Prior to commencing site improvements,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. 26. Prior to commencing site improvements,the Applicant shall obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 27. Prior to commencing site improvements,the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the PFI permit drawings. 28. 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. 29. Prior to commencing site improvements, any extension of public water lines shall be shown on the proposed PFI permit construction and shall be reviewed and approved by the City as a part of the Engineering Department plan review. NOTE: An estimated 12 percent of the water system cost will be assessed prior to approval of the City of Tigard's PFI permit. 30. Prior to commencing site improvements, the Applicant's PFI drawing set shall show a 16-inch water main in SW 164th Avenue and SW Potomac Road east to SW 161st and south to the southern property boundary. The Applicant may apply for SDC water credits for the difference in cost between a 12-inch line and the 16-inch line for upsizing. 31. Prior to commencing site improvements, the Applicant's PFI drawing set shall show the extension of the 18- inch (410) water main from the River Terrace Edge subdivision to Parcel 2. The Applicant may apply for credit for upsizing the line. 32. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue (TVF&R) for fire flow,hydrant placement and access prior to issuance of the City of Tigard's site permit. THE FOLLOWING CONDITION SHALL BE MET PRIOR TO FINAL PLAT APPROVAL The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Monica Bilodeau, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval and permit issuance of the proposed sales office and model homes, the applicant shall demonstrate that the following measures are in place: a. Provision of adequate fire access and water supply,including fire hydrants, as determined by the TVF&R. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 6 OF 61 lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 34. The applicant shall record the minor land partition with Washington County prior to final plat approval and submit a copy of the recorded survey maps and deeds. Evidence the proposed plat has been recorded must be submitted to the city within 15 days of recording, which shall be completed prior to final plat of the subdivision. 35. Prior to final plat approval, the applicant shall provide authorization, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. 36. Prior to final plat approval, the applicant shall submit a determination in writing by the parks and facilities division manager regarding dedication of open space or other public uses. 37. Prior to final plat approval submit a revised parking plan to reflect any changes due to hydrant placement per Tualatin Valley Fire and Rescue. 38. Prior to final plat approval the final subdivision shall contain an express grant of an easement over the entire Tract H, for the benefit of Parcel 2, for access and all underground utilities installed in subdivision. 39. Prior to final plat approval revise final plans to show"No PUE on Parcel 2 of the partition plat.". 40. Prior to final plat, Polygon shall grant an access easement across Tract G to Parcel 2 of the partition,in the event that access cannot be obtained from the east end of SW Yukon Street, for purposes of accessing Parcel 2 with mowing equipment. Submit to the Engineering Department (Kim McMillan 503-718-2642) for review and approval: 41. Prior to Prior to final plat approval, the Applicant shall obtain Washington County facilities permit for construction work in count rights of way. The Applicant's Washington County Facilities Permit shall contain: • Construction drawings for work within the county right of way to extend SW 161"and SW 164th Avenues south to serve the development.The Applicant shall comply with the recommended conditions by Washington County LUT,dated February 14,2017. 42. Prior to Prior to final plat approval,the Applicant shall pay an addressing fee in the amount of$8,450.00. (STAFF CONTACT: Oscar Contreras, 503-718-2687). 43. Prior to Prior to final plat approval, the Applicant shall execute a Development Agreement with the City of Tigard. The Development Agreement shall include the following: • The Applicant's commitment to comply with applicable funding components of the River Terrace Funding Strategy,as listed in Section 18.660.030.B,when adopted by the city and in effect. • The Applicant's commitment to build the infrastructure improvements necessary to provide adequate public facilities to serve the project pursuant to Section 18.660.030.E. • The city's agreement to provide credits for infrastructure improvements. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 7 OF 61 • Special timing considerations for infrastructure improvements that are known to require additional time due to their review and approval being under control of Washington County not subject to the development agreement,which includes the Washington County Facilities Permit. 44. Prior to final plat approval,the Applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private streets,pathways and open space tracts. The street lights required for private streets and pathways shall be maintained and paid for by the HOA and metered separately from the public street light system. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s) and alleys. The Applicant shall submit a copy of the CC&R's to the Engineering Department(Oscar Contreras) prior to approval of the final plat. 45. Prior to final plat approval,the Applicant shall demonstrate that they have formed and incorporated a homeowner's association. 46. Prior to final plat approval,the Applicant shall prepare Conditions,Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed LIDA private water quality and detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. 47. Prior to final plat approval,the Applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary(per ORS 92.050). Along with the coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final plat application submission requirements are as follows A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050),Washington County,and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director. • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. After the City and County have reviewed the final plat,submit one Mylar of the final plat for City Engineer signature (for partitions),or City Engineer and Community Development Director signatures (for subdivisions). B. Submit a check in the amount of the current final plat review fee(Contact Planning/Engineering Permit Technicians, at 503-718-2421). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 8 OF 61 plans that address the following requirements to the Community Development Department Attn: Monica Bilodeau, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 48. Prior to issuance of building permits,the applicant shall provide the Planning Department with a paper copy of the recorded final plat. 49. Unless expressly provided otherwise in this approval, this proposed development is conditioned on the applicant fully complying with the plans, specifications and commitments set forth in the application dated and received by the city January 18, 2017 and all related submittals. Submit to the Engineering Department (Khoi Le, 503-718-2440) for review and approval: 50. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 51. Prior to issuance of building permits, the City Engineer shall deem the stormwater management facility completed,included all plantings and control structures. 52. Prior to issuance of building permits,the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. 53. Prior to issuance of building permits, the Applicant shall submit a final construction supervision report prepared by the project geotechnical engineer. 54. Prior to issuance of building permits within the subdivision,the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities,2) all local residential streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed,and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition and in accordance with the City's model home policy,may issue model home permits). 55. Prior to issuance of building permits,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) paper,2) an electronic copy,and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91).As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature";"Type";"XCOORD";"YCOORD";;"ZCOORD": "SSMH02"; "MH';"7456892.234';"6298769.879";"192.45" "WV03", "WV", "7456956.654", "6298723.587", "214.05 56. The Prior to issuance of building permits,the Applicant shall provide intersection sight distance certification meeting Washington County standards. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF OCCUPANCY: Submit to the Engineering Department (Khoi Le, 503-718-2440) for review and approval: 57. Prior to issuance of occupancy,the applicant must have approval from CWS to connect to an operable pump station. SR Prinr to issuance of nccupancy,the City Engineer shall deem the public improvements in Washingtnn County PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 9 OF 61 right-of-way substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities,2) all public streets shall be fully paved,3) any off-site street and utility improvements are substantially completed,and 4) all street lights are installed and ready to be energized. 59. Prior to issuance of occupancy, obtain a finaled Washington County Facility Permit. Contingent upon the following: A. The road improvements completed to County standards. B. Upon completion of necessary improvements, submit final certification of adequate sight distance in accordance with county code,prepared and stamped by a registered professional engineer. 60. Prior to issuance of occupancy, Polygon will install a 5-foot-high minimum chain link fence at the top of all retaining walls adjacent to the southern boundary of Parcel 2. IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 10 OF 61 The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights- of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including,but not limited to those required for electric, communication,lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface- mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements,including sanitary sewers, storm sewers, streets, sidewalks, curbs,lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 11 OF 61 THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR SEVEN YEARS FROM THE EFFECTIVE DATE OF THIS DECISION SECTION III. BACKGROUND INFORMATION Site History and Vicinity Information: The subject site consists of Tax Lots 3000, 2901, and 2900 on Tax Map 2S108,located west of SW 161st Avenue and directly south of Arbor Pointe and Meyers Farm (previously developed subdivisions in unincorporated Washington County),within the River Terrace Community Plan area. The site slopes steeply away from the northeast portion of the site toward the west and southwest. Residential buildings and driveways west of 161st Avenue (on Tax Lots 2901 and 3000) are to be demolished. Abutting land to the east,west, and south is within the River Terrace Plan District, and adjacent land to the west has been approved as "River Terrace Edge."The site includes zones R-7 and R-12. Proposal Description: The Applicant requests approval of a 158-unit single-family residential Planned Development/Subdivision on a site 28.5 acres in size. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned Development, and preliminary plat review for the subdivision, sensitive lands review,and early grading authorization for the development. This submittal includes a two (2) parcel partition of Tax Lot 2900,which will create a parcel (Parcel 2) for the existing residence on Tax Lot 2900 that is not part of the Planned Development/Subdivision "River Terrace Park."This submittal also includes requests for five (5) Temporary Use Permits for a sales office and four (4) model homes for"River Terrace Park." The proposed development includes 158 detached single-family homes, tracts for wetlands and vegetated corridors in the southwestern portion of the site, and a regional water quantity facility. Additionally, a neighborhood park is planned in association with this development on a portion of Tract"0" of"River Terrace Edge" directly adjacent to the SW corner of the site, and will include nature trails and nature play areas through proposed Tract"B." Preliminary Plans illustrating the proposed development are provided as Exhibit C. The proposed lot sizes and setbacks are modified through the Planned Development Standards, as further described in Table A,within Section II of this report. This application includes a sensitive lands permit for the proposed vegetated corridor impacts (drainage way),wetlands, and steep slopes. The project proposes the use of residential skinny street options, neighborhood routes, and a private alley. The site has two neighborhood routes—one running east-west through the site as an extension of SW Potomac Road from River Terrace Edge, and another running north-south as an extension of SW 161st Avenue along the eastern edge of the site. There are also proposed connections to existing SW 164th Avenue, and the previously approved SW Yukon Street extending from River Terrace Edge to the west. This proposal requests an exception to the visual clearance areas (per section 18.350.070.C7),provided adequate sight distance can be met (see Exhibit 11.1- Site Plan and Typical Lot Plan). SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The applicant held a formal neighborhood meeting on September 21, 2016 with eight people in attendance. Neighbor concerns focused on additional traffic on Bull Mountain, SW Roy Rogers, and surrounding areas, traffic signals, design and function of proposed neighborhood park, construction access, tree preservation on the southern boundary line, access to the future school site, construction dust and noise,HOA details, and timeline of completion. On February 2, 2017 and February 16, 2017 the city sent notice of a pending land use action to neighboring property owners within 500 feet of the subject site boundaries. The City did not receive any comments. SECTION V. SUMMARY OF APPLICABLE DEVELOPMENT CODE SECTIONS This section lists the Development Code Chapters that are applicable to this decision in the order in which they are PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 12 OF 61 addressed. 18.350 Planned Developments 18.420 Land Partitions 18.430 Subdivisions 18.510 Residential Zoning Districts 18.660 River Terrace Plan District 18.705 Access, Egress and Circulation 18.715 Density Computations 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.775 Sensitive Lands 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS This section addresses only the approval criteria that are relevant to the applicant's specific proposal. 18.350 PLANNED DEVELOPMENTS 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. The applicant proposes to develop the project as a planned development. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant is applying for a concurrent review of the planned development concept plan and the detailed development plan. Preliminary Plans depicting the PD Concept Plan, PD Concept Site Plan and Subdivision Preliminary Plat are included on Sheets 5.2 and 6.2 respectively. The applicant's narrative addresses the concept plan criteria on pages 7-28. The Commission shall take separate actions, first on the proposed concept plan, and second on the detailed plan and all other requested land use reviews. 18.350.030 Administrative Provisions D. Phased development. 1. The commission shall approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. 2. The criteria for approving a phased detail development plan proposal are that: a. The public facilities shall be constructed in conjunction with or prior to each phase; and b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities.A temporary public facility is any facility not constructed to the applicable city or district standard. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 13 OF 61 The proposed development will be developed in one phase. Site construction is expected to be initiated in 2020. Home construction is expected to begin in 2021. These provisions are met. 18.350.050 Concept Plan Approval Criteria 1. The concept plan may be approved by the commission only if all of the following criteria are met: The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. The Concept Plan Map in Exhibit C-5.2 shows specific designations for areas of open space. Open space area in the south west portion of the site allows for preservation of an existing wetland and the most valuable portion of the significant tree grove in the planned residential development. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection,preservation, and/or management. The Opportunities and Constraints Plan in Exhibit C-5.1 shows trees and existing natural resources and identifies methods for their preservation. The site has been designed to preserve existing trees where it is feasible. The site contains a significant tree grove and wetlands, most of which is concentrated along the southwestern site boundary. Impacts to these areas are necessary for the project to remain viable, but the proposal has identified a method to minimize impacts and maximize protection in the wetland and significant tree grove areas. The westernmost wetland is the largest on the site, and is also heavily forested within the significant tree grove. By placing the required regional water quantity facility outside of the significant tree grove and wetland area, the development is able to minimize tree removal and mass grading impacts to the larger, wooded wetland. As proposed, about 40 percent of the footprint needed for the detention facility will not be disturbed by vegetation removal or grading operations. The plan also identifies areas within the vegetated corridor to be enhanced from marginal or degraded to good condition, as determined by SWCA Environmental Consultants during a site visit on August 24, 2016. This criterion is met. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. As shown on the Circulation Plan in Exhibit C-9, the street system of the proposed planned development has been designed so as to provide adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site. No public or private school sites are located on this site. The site abuts land to the north not within the River Terrace Plan District. Land to the west, east, and south is within the River Terrace Plan District. The site to the west has been approved as "River Terrace Edge."The site to the north is unincorporated Washington County,previously developed as "Arbor Pointe" and "Meyers Farm." The attached Opportunities and Constraints Map (see Exhibit C- 5.1) shows existing uses on adjacent properties. The concept plan includes open space tracts to preserve existing trees and wetlands. The street layout included in the concept plan is designed to conform to the existing street system, connecting to existing neighborhood routes in "River Terrace Edge," as well as Arbor Pointe and Meyers Farm. This criterion is met. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes,linkages to or other provisions for bus stops, etc. The proposed development includes methods for promoting walkability such as pedestrian connections, trails, and through sidewalk improvements along the street frontage along all streets interior to the development. The proposed development also includes an alley that provides garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking. The pedestrian paths and transportation system are shown in the attached Concept Plan Map (see Exhibit C-5.2). This criterion is met. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 14 OF 61 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. The Concept Plan Map (see Exhibit C-5.2) shows locations of proposed uses, housing types, densities, and general lot size ranges. The concept plan proposes 158 single-family homes. At a gross density of 5.5 units per acre, the concept plan places proposed residential development at the north and southeastern portions of the site, providing open space tracts in the SW corner of the site for preservation of wetlands and portions of the significant tree grove. This criterion is met. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The concept plan provides development consistent with the general purpose of the R-7 and R-12 in which it is located. According to the density calculations shown in section 18.715 of this report, the density range specified for the site according to the site's zoning is 153-191 units. At 158 units, the concept plan is consistent with overall densities of the zones in which it is located. The concept plan includes protection of natural features to the extent feasible. The proposal achieves the River Terrace Community Plan goal for a regional detention facility, while minimizing tree removal and mass grading in wetland and significant tree grove areas. Preservation of these natural features allows the proposal to include recreational amenities, such as a neighborhood park with trails and nature play areas. The proposed development also includes an alleyway that provides garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking. These features enhance the development project and would not otherwise be available with the project as a standard development. This criterion is met. FINDING: As shown in the analysis above, staff finds that the proposed concept plan meets the concept plan approval criteria. RECOMMENDATION: Staff recommends the Planning Commission approve the proposed concept plan (Sheet 5.2). 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions,with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Section 18.660.070.B of the River Terrace Plan District code states that this section does not apply, except to defined perimeter lots. Section 18.660.070.B is addressed in subsequent sections of this report. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Site coverage for lots within the proposed development is included in the Table A below. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 15 OF 61 The proposed development does not include any increases in the building height above the maximum allowed in the base zone. This standard is met. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Setbacks for structures on the perimeter of the project will be the same as that required by the base zone as shown in Table A below and shown on the Typical Lot Plan (Sheet 11.1). This provision is met. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. The applicant states that all structures in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for attached single family homes is proposed to be 20 feet for garages from a public street. The garage setback for rear loaded garages from an alley will be three to six feet when no driveway parking is provided or at least 16 feet when driveway parking is allowed from a private alley, as shown on the table below and on the Site Plan/Typical Lot Plans (Sheets 11.1). The setback provisions are met. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Proposed setbacks and requested modification from the base zone setbacks are shown in the applicant's narrative in Table A, below, and on the Typical Lot Plan (Sheets 11.1). The applicant is seeking to modify only the rear yard setbacks of the interior lots. The proposed modification will reduce the rear yard setbacks from fifteen feet to ten feet for interior detached homes, and from ten feet to five feet for all attached row homes. This provision is met. 5. Other provisions of the base zone.All other provisions of the base zone shall apply except as modified by this chapter. As shown in the applicant's preliminary plans and narrative report the proposed development complies with all other provisions of the R-7 and R-12 base zone,with the modifications listed in the applicant's Table A and Typical Lot Plan (Sheet 11.1). This provision is met. FINDING: Based on the analysis above, the detailed development plan is consistent with the applicable base zone development provisions. These provisions are met. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 16 OF 61 Table A: Proposed Building Dimensions (See Typical Lot Plans on Sheets 11.1) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit 5,000 sq. ft. 3,050sq. ft. NA for PD Attached Unit [1] 5,000 sq. ft. 3,050 sq. ft. Average Minimum Lot Width, NA for PD Detached units lots 50 ft. N/A Duplex lots 50 ft. Attached unit 40 ft. Maximum Lot Coverage 80% [2] 80% [2] 80% Minimum Setbacks Front yard 20 ft. 20 ft. 12 ft. (8 ft. front porch) 8 ft. min public street side, 3 ft. Side facing street on corner Ft through lots 15 ft. 15 ft. alley/private street side 0 attached (RH) / 3 ft. detached Side yard 5 ft. [3] 5 ft. [3] 10 ft. detached / 10 ft. attached (RH)/ 15 ft. 15 ft. 0 ft. alley or private street Rear yard N/A Side or rear yard abutting more restrictive zoning 30 ft. 30 ft. district 20ft front garage on public street / _>16 ft. rear garage for detached on Distance between property line and front of garage 20 ft. 20 ft. alley with driveway parking space or 3-6' rear garage for detached on alley without driveway Maximum Height 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement 20% 20% 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. [3]Except this shall not apply to attached units on the lot line on which the units are attached. [4]Governed by the DBC and ensured at time of building permit review 18.350.70 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings,proposed streets,parking lots, landscaping or other site improvements. The detailed plan is generally consistent with the concept plan and none of the above changes are proposed. This criterion is met. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; All provisions of the subdivision provisions are met and demonstrated in Section 18.430 of this report. This criterion is met. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Compliance with the standards of Chapter 18.350.070.C.1-8 is addressed in subsequent sections of this report. The applicant's proposal is not seeking modification to the application of any of the standards listed in the section. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; The streets, buildings and other amenities in the proposed development have been designed so as to preserve existing trees, topography and natural drainages to the greatest degree possible. Trees will be preserved using tree protection fencing during construction and grading will be minimized near the tree. As described in the Urban Forestry Plan Supplemental Report, the 40 percent tree canopy standard will be met through tree preservation, street tree planting, and tree plantings in open spaces. Grading on the site will be limited in order to preserve existing topography, as shown on the Grading Plan in Exhibit C-7. As shown on the attached Opportunities and Constraints Map (see Exhibit C-5.1), the site slopes steeply away from the northeast portion of the site toward the west and southwest. The site includes slopes with grades ranging from 6.9-28.4 percent throughout the entirety of the site. The chosen grading approach is to have blocks step down from east to west and north to south in areas of steeper slopes, where some homes will be designed to be split level to minimize impacts to the site's natural topography.. This criterion is met. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 18 OF 61 b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Proposed structures located on the site are not in areas subject to ground slumping and sliding. This criterion is met. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions,where possible. The basic site analysis information from the concept plan shows the general orientation of the lots. The application does not include any wind force and direction information. A sun exposure diagram is included in the Opportunities and Constraints Map. The development has been designed so that structures are oriented north-south for best sun exposure,where possible. This criterion is met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. No specific buffering standards apply to this site, as no adjoining site has a differing use that would require buffering. The subject site is surrounded by similarly zoned property inside the UGB to the east, west, and south, and land in Washington County in the Arbor Pointe and Meyers Farm subdivisions to the north that is similarly zoned for single-family residential uses (Washington County R-6 Land Use District). Screening standards do not apply as the site contains no such activities as service areas, storage areas, parking lots and mechanical devices on roof tops. This criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; The site abuts Arbor Pointe and Meyers Farm— previously developed residential subdivisions in unincorporated Washington County— to the north. Land to the east, west, and south is within the River Terrace Plan District and zoned for residential uses. Land to the west has been approved for development as "River Terrace Edge." The attached Opportunities and Constraints map (see Exhibit 5.1) shows existing development on adjacent properties. No non-residential structures are proposed or exist on abutting properties. This criterion is met. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances, floor area, of a minimum depth of eight feet; PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 19 OF 61 b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Single-family attached units are not proposed with this project. This section is not applicable. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible,private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. Section 18.660.070.0 of the River Terrace Plan District code states that the private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Section 18.660.070.D of the River Terrace Plan District code states that the shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Compliance with the access and circulation standards are addressed in subsequent sections of this report. No adjustments are requested. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. As demonstrated in the attached Open Space Planting Plan in Exhibit C-L2.01, a minimum of 20 percent of the site will be landscaped in either improved open space tracts (11.4 percent) or on individual lots (each lot will have a minimum 20 percent area landscaped, 16.73 AC of lots x 20%= 3.3 AC = 11.7 percent of the 28.50 total site area), PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 20 OF 61 for a total of 23.1 percent. This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. This standard does not apply as the proposed development site does not abut and is not within a quarter mile of a public transit route. This criterion is met. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Compliance with parking standards are addressed in subsequent sections of this report. The proposed development will meet the specific parking standards of the River Terrace Plan District, as described in Section 18.660.100 of this report. This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for stormwater conveyance is proposed and no adjustment is requested. This criterion does not apply. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to a designated 100-year floodplain. This criterion does not apply. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes,wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by PDR201 6-0001 5/SOB2016-00012-RIVER TERRACE PARK PD PAGE 21 OF 61 providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The proposed development is located within the River Terrace Plan District. As identified in section 18.660.070.E, the shared open space facilities criteria of this section do not apply to developments within the River Terrace Plan District. These criteria do not apply. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; in. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. Dedication of open space or other public uses will be completed at the time of final plat submittal as determined in writing by the Parks and Facilities Division Manager prior to final plat approval.As conditioned below, these criteria are met. FINDING: Based on the analysis above, the applicable detailed development plan approval criteria are met, or have been conditioned to be met. To ensure these standards are met the following condition of approval shall be applied. CONDITION: Prior to final plat approval, the applicant shall submit a determination in writing by the Parks and Facilities Division Manager regarding dedication of open space or other public uses. 18.420 LAND PARTITIONS PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 22 OF 61 18.420.030 Approval Process A. Decision-making process. The director shall approve, approve with conditions or deny an application partition,which shall be reviewed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.420.050. B. Time limit on approval. The partition approval by the director shall be effective for a period of 1-1/2 years from the date of approval. C. Lapsing of approval. The partition approval by the director shall lapse if: 1. The partition has been improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval; or 2. The final recording is a departure from the approved plan. D. Extension. The director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: 1. No changes are made on the original plan as approved by the director; 2. The applicant can show intent of recording the approved partition or lot line adjustment within the one-year extension period; and 3. There have been no changes in the applicable comprehensive plan policies and ordinance provisions on which the approval was based. This submittal includes a two (2) parcel partition of Tax Lot 2900,which will create a parcel (Parcel 2) for the existing residence on Tax Lot 2900 that is not part of the Planned Development/Subdivision"River Terrace Park."The applicant understands the above steps for the approval process, and will file a partition plat within the specified time frame or request an extension. 18.420.040 Application Submission Requirements A. General submission requirements.All applications shall be made on forms provided by the director and shall include information required for a Type II application, as governed by Chapter 18.390. B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary data or narrative, detailed information for which shall be obtained from the director. The required application forms are located in Section A of the applicant's submittal, and the preliminary partition plat is located in Exhibits C-6.1. 18.420.050 Approval Criteria A. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition is a two-lot partition of Tax Lot 2900,whereas Parcel 1 would encompass the majority of the parcel (17.55 acres) and Parcel 2 (1.28 acres) would include the area around the existing home on the parcel. The proposed partition complies with ORS Chapter 92 and the requirements of this code section. This criterion is met. 2. There are adequate public facilities available to serve the proposal; Plans in Exhibit C-6.1 and C-8 of this notebook demonstrate that the site has adequate public facilities available to serve the two-lot partition proposal. This criterion is met. 3. All proposed improvements meet City and applicable agency standards; and This submittal includes a two (2) parcel partition of Tax Lot 2900,which will create a parcel (Parcel 2) for the existing residence on Tax Lot 2900 that is not part of the Planned Development/Subdivision"River Terrace Park."The parcel with the home will continue to have access to existing utilities and driveway until River Terrace Park development PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 23 OF 61 occurs and the home is connected to public utilities. However, no improvements are required to implement the partition as both parcels have access to public roads and the home is already served with existing utilities.This criterion is met. 4.All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. There is one existing residence on Parcel 2,which meets building envelope standards as shown on Exhibit C-6.1. Parcel 1 is planned to be redeveloped and replatted as the residential Planned Development"River Terrace Park."This criterion is met. b. A The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. Parcel 2 complies with the 5,000 square foot minimum lot sizes for the R-7 zone. Parcel 1 complies with both the 5,000 square foot and 3,050 square foot minimum lot sizes for R-7 and R-12 zones respectively. However, Parcel 1 is proposed to be replatted as "River Terrace Park."This criterion is met. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 will front a public right-of-way by at least 15 feet on two separate frontages—one at SW 164th Avenue,and the other at SW 161st Avenue. Parcel 2 has a temporary 25-foot access and utility easement for the benefit of the current residence. This criterion is met. d. Setbacks shall be as required by the applicable zoning district. The partition occurs in both the R-7 and R-12 zoning districts. Both the R-7 and R-12 zones have the same minimum setbacks: 15 foot front and rear yard, and five foot side yard. The existing home on Parcel 2 complies with these setbacks as demonstrated on Exhibit C-6.1. Parcel 1 does not include any existing structures. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither Parcel 1 or Parcel 2 are flag lots, therefore this section is not applicable. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. A screen will not be provided along the north property line next to the driveway access to Parcel 2 because the accessway has existed for some time already and will not exist once the River Terrace Park development occurs. Therefore, this section is not applicable. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire- fighting capabilities. No fire hydrant installation is required for the partition. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 24 OF 61 h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. There is not a common drive serving more than one lot, therefore this section is not applicable. 5.Any accessway shall comply with the standards set forth in Chapter 18.705,Access, Egress, and Circulation. Parcel 2 has a 25' access and utility easement for the benefit of the current residence on proposed Parcel 2. This easement meets criteria set forth in Chapter 18.705.This criterion is met. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. Neither landfill nor development is proposed to occur adjacent to the one-hundred-year floodplain, thus this subsection is not applicable. 7.An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s)will be processed concurrently. No variances are requested as part of this partition. This subsection is not applicable. FINDING: Based on the analysis above, the applicable partition approval criteria are met, or have been conditioned to be met. To ensure these standards are met the following condition of approval shall be applied. CONDITION: The applicant shall record the minor land partition with Washington County prior to final plat approval and submit a copy of the recorded survey maps and deeds. Evidence the proposed plat has been recorded must be submitted to the city within 15 days of recording,which shall be completed prior to final plat of the subdivision. 18.430 SUBDIVISIONS Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; The preliminary subdivision plat is in compliance with the specific regulations and standards of the zoning ordinance, which are addressed in greater detail in this staff report. The proposal either meets, or can be conditioned to meet, the applicable standards. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 25 OF 61 92; The applicant submitted a plat name reservation from the Washington County Surveyor dated September 1, 2016 certifying the proposed "River Terrace Park"plat name. This criterion is met. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and The Circulation Plan (see Exhibit C-9) demonstrates that streets internal to the proposed subdivision are laid out to conform with existing subdivision and partition plats and with the existing road pattern. This criterion is met. 4. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810. This criterion is met. FINDING: Based on the analysis above, the proposal meets all of the preliminary plat approval criteria for subdivisions. 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.050 Development Standards B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2. Compliance with specific development standards for the proposed planned development is shown in Table A under the findings for Section 18.350.060.0 of this report,which identifies the standards proposed to be modified through the planned development. FINDING: Based on the analysis above, base zone development standards in the R7 and R-12 residential zones have been met or can be modified as requested through the planned development process. Development standards will be verified at the time of building permit issuance. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.020 Applicability This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.660.A,which is located at the end of this chapter. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict. 18.660.030 Provision of Adequate Public Facilities A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure master plans, in light of the desire of property owners to commence preliminary development prior to full implementation of these plans and with the understanding that no development rights vest and no development approvals can be granted until the infrastructure systems are in place or assured. B. Approval Standard. Land use applications for subdivisions, partitions, planned developments, site development reviews, and conditional uses may be approved when the applicable standards in subsection E of this section are met by the applicant and when all of the following funding components of the River PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 26 OF 61 Terrace Funding Strategy have been adopted by the city and are in effect: 1. Transportation. A citywide transportation system development charge (SDC), a River Terrace transportation SDC, and a River Terrace transportation utility fee surcharge. 2. Sewer. A citywide utility fee surcharge. 3. Stormwater.A River Terrace stormwater utility fee surcharge. The applicant is requesting deferral of the requirement to demonstrate compliance with the transportation, sewer and stormwater approval standards of this section, as identified in subsection C. The applicant will establish a Development Agreement with the City to establish alternative schedules for meeting compliance with the criteria in this section. Compliance will be demonstrated prior to submission of applications for utility or building permits.Additionally, the Applicant is requesting approval of an Adequate Public Facilities Exception since utility fees for transportation, sewer, and stormwater have not yet been adopted by the City. The SDC funding components listed above were adopted in April 2015. C. Deferral of Compliance. 1. The applicant may request to defer demonstrating compliance with one or more of the standards in subsections B and E of this section as provided for below: a. Preliminary Plat. Deferral of compliance to final plat approval. b. Planned Development Concept Plan (Without a Land Division Proposal). Deferral of compliance to detailed development plan approval. c. All Other Development Applications. A condition of development approval requiring demonstration of compliance no later than 180 days after approval or prior to submission of applications for building or public facility improvement permits,whichever occurs first. 2. Deferral of compliance as provided for in paragraph 1 of this subsection C shall be granted only if: a. The applicant demonstrates that the approval standard will likely be met prior to filing an application for final plat or detailed development plan approval, or prior to expiration of the condition of approval described in subparagraph 1.c of this subsection C. A determination by the approval authority that it is likely that the standard will be met shall be for the purposes of deferral only and in no way constitutes an assurance, guarantee, or other representation that may in any way be relied upon by the applicant; and b. The applicant executes a written agreement prepared by the city acknowledging that the applicant has determined that deferral is to its benefit and that any and all actions taken pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk. The acknowledgement shall waive, hold harmless and release the city, its officers, employees and agents for any and all claims for damages, including attorney fees, in any way arising from a denial for failure to demonstrate compliance with the standards in subsection B of this section,without regard to fault. Nothing in this section shall preclude the applicant from seeking review of any land use decision in accordance with ORS Chapters 197, 215, 227, or equitable relief in a court of competent jurisdiction. The applicant is requesting deferral of the requirement to demonstrate compliance with the approval standards of subsection B, as identified in this section. The applicant will establish a Development Agreement with the City to establish alternative schedules for meeting compliance with the criteria in subsection C. Compliance will be demonstrated prior to submission of applications for utility or building permits. As conditioned these criterion are met. D. Exception. 1. An exception to one or more of the standards in subsection B of this section may be obtained through a Type II procedure as governed by Section 18.390.040. The applicant submitted the proper forms, fees, and materials for a Type II application. The city provided the proper public notice. 2. An exception shall be granted only if the applicant: a. Demonstrates that the exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 27 OF 61 Stormwater Master Plan,River Terrace Transportation System Plan Addendum, and River Terrace Funding Strategy;and The Applicant is requesting an exception to the standards in subsection B. The exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation Plan Addendum and River Terrace Funding Strategy. The project includes preliminary infrastructure plans that are consistent with the aforementioned plans and addendums. Polygon has agreed will disclose in writing to each purchaser of property for which a building permit has been obtained that the property may be subject to future utility fees as described in the River Terrace Funding Strategy. This criterion is met. b. Has proposed alternative(s) that ensures that the applicant will provide its proportional share of the funding and construction of the facilities in a timely manner as identified in the River Terrace Funding Strategy and related infrastructure master plans.This may include,but is not limited to, a development agreement or reimbursement district; and The applicant has proposed a development agreement as an alternative to providing their proportional share of funding and construction of facilities in a timely manner, as identified in the River Terrace Funding Strategy and related infrastructure master plans. This criterion is met. c. Agrees to disclose in writing to each purchaser of property for which a building permit has been obtained that the property may be subject to future utility fees or SDCs as described in the River Terrace Funding Strategy;and The applicant has agreed to disclose to each purchaser of property that it may be subject to future utility fees. As conditioned, this requirement is met. d. Executes an agreement prepared by the city agreeing that,if the new transportation SDCs described in paragraph B.1 of this section are not in effect at the time of building permit issuance,the applicant shall pay an amount equal to the SDC amount assumed in the River Terrace Funding Strategy. This requirement is not applicable since the new transportation SDCs have been adopted and are in effect. This criterion no longer applies. 3. An exception shall be granted only if the city finds that: a. There are adequate funding components in place for the infrastructure that is needed to serve the proposed development; and The city adopted all of the fees that will be paid by the applicant at the time of development. These fees are called system development charges or SDCs. The city prioritized the adoption of these fees over utility fees, which will be paid by residents, because development in River Terrace will naturally preced any influx of new residents. The city plans to adopt all of the utility fees required by its Adequate Public Facilities ordinance prior to any significant influx of new residents. In addition to paying all required SDCs,which will pay for needed infrastructure elsewhere in River Terrace and the city, the applicant has built or will build all of the infrastructure that is needed to serve the subdivision, as required by this land use decision (PDR2O16-00016). This standard is met. b. The exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation System Plan Addendum, and River Terrace Funding Strategy;and The future utility fees to be adopted by the city are to be charged to future River Terrace residents, not developers. The applicant, as the developer's representative, will contribute its proportionate share of the public facilities needed PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 28 OF 61 to serve River Terrace through payment of adopted SDCs and construction of on- and off-site public facilities as required by this land use decision. This standard is met. c. The proposed alternative(s) ensures that the applicant will provide its proportional share of the funding and construction of the facilities in a timely manner as identified in the River Terrace Funding Strategy and related infrastructure master plans. Pursuant to the River Terrace Stormwater Master Plan, the applicant has proposed construction of an alternative stormwater management facility. Upon evaluation of all available analysis and cost estimates, the city may determine, post-construction, that the cost per home for the alternative facility is comparable to the cost per home for the regional downstream conveyance pipe and that the alternative facility is projected to reduce stormwater flow rate from the site below pre-development discharge rates based on the preliminary drainage report. In summary, the city has determined that the applicant will be allowed to build an alternative facility, as proposed. This standard is met. E.Additional Standards. 1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including but not limited to pump stations and trunk lines, shall be located and designed to serve the proposed development and not unduly or unnecessarily restrict the ability of any other property to develop in accordance with the applicable River Terrace Infrastructure Master Plan. Infrastructure improvements shall be evaluated for conformance with this standard during the land use review process. The city shall take into account the topography, size, and shape of the development site; the impact of the improvement on the development site; and, the reasonableness of available options during its review. The applicant shall not be required to reduce otherwise permitted density or obtain a variance to demonstrate compliance, but this standard may be considered in reviewing a variance application. 2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are located, wherever possible, within existing or future rights-of-way. Easements and rights-of-way shall extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way shall be evaluated for conformance with this standard during the land use review process. Dedications of easements and rights-of-way shall be required as a condition of land use approval, except where the approval is for a future phase of a planned development or land division approval. 3. Development in water pressure zone 550 shall either provide or demonstrate that there is sufficient water capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another water pressure zone that has sufficient capacity, to the satisfaction of the city engineer and Tualatin Valley Fire and Rescue during the land use review process. 4. Development in the north and south sewer sub-basins shall demonstrate, where applicable, that there is sufficient pump station capacity and associated force mains to serve the proposed development, or that it can be served by other system improvements, to the satisfaction of the city engineer and Clean Water Services during the land use review process. 5. If compliance with stormwater management standards is dependent upon an off-site conveyance system or an on- or off-site regional facility that has not yet been provided, the applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility shall include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on- or off-site regional system or facility may include a condition to form a reimbursement district. c.No stormwater management system or facility shall be approved if it would prevent or significantly impact the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 29 OF 61 6. If compliance with stormwater management standards is dependent upon an off-site conveyance system or an on- or off-site regional facility that has not yet been provided, the Applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility shall include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on- or off-site regional system or facility may include a condition to form a reimbursement district. c. No stormwater management system or facility shall be approved if it would prevent or significantly impact the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards. The applicant is proposing to construct appropriate facilities as anticipated by the Master Plan. The proposed development is located and designed so as not to unduly or unnecessarily restrict the ability of any other property to provide or access a public easement or facility required for the property to develop in accordance with this Code. The applicant is not requesting a variance that would necessitate consideration of this standard. This standard is met. F. Other Provisions. 1.Unless expressly authorized in a development approval, no person shall impose a private fee or any charge whatsoever that prohibits, restricts, or impairs adjacent or surrounding properties from accessing a public easement, facility, or service. 2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other charge to fund public facilities and/or services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. The Applicant does not intend to impose a private fee or any charge whatsoever that prohibits,restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The Applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. . This standard is met. FINDING: Based on the analysis above, the provision of adequate public facilities approval criteria are met, or have been conditioned to be met. To ensure these standards are met the following condition of approval shall be applied. CONDITION: Prior to any site work, the applicant shall submit a written deferral agreement in a form satisfactory to the City that meets the requirements of 18.660.030.C.2.b. 18.660.040 Approval Criteria A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Sections 18.420.050 and 18.430.040, the following approval criteria shall apply to all Partition and Subdivision Preliminary Plat applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design and construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b.The street spacing and connectivity standards of this chapter, the TCDC, and Washington County, where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 30 OF 61 2.The preliminary plat shall not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the preliminary plat. 3.Where future re-division is proposed pursuant to subsection 18.420.020.D or 18.430.020.C, a plan for future phases shall show the location of lot lines, rights-of-way, easements, and other details of layout that demonstrates that future division may readily occur without violating applicable zoning district requirements and development standards of the TCDC. B. Conditional Use, Planned Development, and Site Development Review Approval Criteria. In addition to the approval criteria in Sections 18.330.030, 18.350.050, 18.350.070, and 18.360.090, the following approval criterion shall apply to all conditional use,planned development, and site development review applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington County,where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. 2. The development shall not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the conditional use, planned development, multifamily, or commercial development. As demonstrated on the Circulation Plan (See Exhibit C-9), the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter, and the TCDC. In conformance with the River Terrace Transportation System Plan Addendum Figure 6,the proposed development will incorporate proposed local residential streets extending north and another extending west from "River Terrace Edge."Additional streets include incorporating the neighborhood route stub from "River Terrace Edge" extending east to connect with the extension of neighborhood route 161st Avenue along the eastern boundary of the site. No other streets, street extensions, and intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. The development conforms to approved plats of subdivisions and maps of partitions of abutting properties, as to width and general direction,where applicable. With the provision of the above mentioned street network, the preliminary plat does not impede the future use or development of adjacent property within River Terrace not under the control or ownership of the applicant proposing the preliminary plat. These criterion are met. C. Conditions of Approval. The approval authority may attach such conditions as are necessary to comply with the River Terrace Community Plan, related infrastructure master plans, this chapter, and other applicable provisions of the TCDC. Staff has recommended conditions of approval in this staff report for the Planning Commission's consideration. 18.660.060 River Terrace Boulevard Development Standards A. Applicability. The applicable development standards contained in the underlying base zone shall apply to all development in River Terrace, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 or subsection D of this section, and except as specified below. The development standards in this section shall apply to the types of development listed below on lots abutting the River Terrace Boulevard right-of-way (ROW). The subject site does not include River Terrace Boulevard, which is located west of the site within "River Terrace Edge."Therefore, these standards are not applicable. 18.660.070 Planned Developments The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 31 OF 61 modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way, including tracts for vehicle access, to 20% of gross site acreage for the purpose of calculating net development area and density as described in paragraphs 18.715.020.A.3 and 4. The proposed development utilizes the 20 percent deduction of land dedicated for public or private rights-of-way for the purpose of calculating net development area and density. As shown on the Density Calculation Maps &Tables (see Exhibit C-4), the proposed development meets minimum and maximum densities using the standards described in Subsections 18.715.020.A.3 and 4. B. Development Standards. The provisions of the underlying B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in subsection 18.350.060.0 shall not apply. The following specific development standards shall apply in their place. 1. Lot Dimensions. The minimum lot area and lot width standards of the underlying base zone shall not apply to any lots, including those lots abutting right-of-way,with the following exception: Lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the minimum lot area and lot width standards of the underlying base zone. 2. Building Height. The maximum building height standard of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, with the following exception: Buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall be set back one additional foot for every two feet of height above the maximum height allowed on the side of the lot abutting the perimeter. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b.All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to zero feet where proper clearances for turning and backing movements are provided. c. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not included in subparagraph a. of this paragraph 3, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. 4. Planning Commission Discretion. The Planning Commission may approve a smaller perimeter lot and/or a lesser perimeter setback where the applicant demonstrates that a smaller lot or lesser setback will have no greater impact on abutting development or land than the minimum standards for perimeter lots described above in paragraphs 1 through 3 of this subsection B. The proposed development contains lots on the northern perimeter of the River Terrace Plan District, and these lots are adjacent to residentially zoned land in Washington County R-6 Land Use District. Single family detached PDR2016-00015/S UB2016-00012-RIVER TERRACE PARK PD PAGE 32 OF 61 dwellings in the R-6 District have a minimum lot area of 4,000 square feet. In regard to yard setback requirements, the perimeter involves only side and rear yards.Within the R-6 District, the minimum yard requirements are five foot side yard and 15 foot rear yard. Compliance with these perimeter lot requirements is shown on the Typical Lot Plan (Exhibit C-11.1). Setback modifications proposed with the Planned Development are addressed in Section 18.350.060.0 of this report and listed within Table A. Proposed buildings will meet all requirements of the Uniform Building and Fire Code for detached single-family. A minimum garage setback of 20 feet will be provided where vehicle access is taken from a public right-of-way. Garage setbacks on the private alley are specified in Table A and on the Typical Lot Plan in Exhibit C-11.1. The criterion is met. C.Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development. The proposed development consists of single-family development. Therefore, the private outdoor area requirements of 18.350.070.D.5 do not apply. D. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development. Therefore, the shared outdoor recreation and open space requirements of 18.350.070.D.6 do not apply. E. Shared Open Space Facilities. The shared open space facility requirements of paragraph 18.350.070.D.13 shall not apply. In lieu of these requirements, the following open space requirements and development enhancements shall apply. These requirements are intended to provide the community with added benefits that are consistent with the overall development vision for River Terrace as described in the River Terrace Community Plan and River Terrace Park System Master Plan Addendum. 1. The development shall provide parks, trails, and/or open space that: a.Meets a need for neighborhood parks, linear parks, open space, and/or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan's level of service standard; and b. Will be dedicated to the public if the proposal is for a neighborhood park,linear park, or trail. The proposed development will provide parks, trails, and/or open space that meets a need for neighborhood or linear parks, open space, and/or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan's level of service standard. The site is within a 1/2 mile service area for one community park and partially within a 1/4 mile service area of a preliminary approved neighborhood park to the northwest in "River Terrace Edge" and will include a neighborhood park near its southwest corner, as identified on the River Terrace Park System Addendum. The neighborhood park will be partially located within River Terrace Park and partially within River Terrace Edge. A portion of the neighborhood park will be 0.14 acres of active play area within Tract 0 of River Terrace Edge,as shown on Plan Sheet L3.01 —Neighborhood Park Plan. This area is directly adjacent to Tract B in River Terrace Park,which is 0.5 acres in size and will include soft trails through the significant tree grove and next to the stormwater facility (Tract C),which will also be utilized as a community amenity. Due to onsite natural constraints (wetlands and significant tree grove areas), the proposed River Terrace Park neighborhood park is designed in conjunction with River Terrace Edge to provide park amenities such as grass lawn and play space,youth play areas, plaza space, and concrete pathways. These two areas combined are 0.64 acres in size. These two areas are located next to open space Tract A (forested wetland and vegetated corridor) and Tract C (storm detention and park with public trail),which are 2.09 acres and 1.67 acres in size,respectively. All tract areas combined, create 4.4 acres of natural resource areas and community and park amenities that can be enjoyed by residents through a series of soft surface and hard surface trails (which ultimately connect to the River Terrace Trail). This criterion is met. 2. The development shall include at least three of the following development enhancements: a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 33 OF 61 public access easement shall be maintained by a homeowner association. Nature trails along or through natural resource areas or open spaces. Trails through protected natural resource areas must obtain all necessary approvals and meet all applicable development standards. Trails shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails in a public access easement shall be maintained by a homeowner association. b.Trails, paths, or sidewalks that provide direct access to a public park or recreation area that is no further than one-quarter mile from the development site. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement shall be maintained by a homeowner association. c. Intersection treatments that are acceptable to the City Engineer and that elevate the pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other similar treatments. d.High-quality architectural features on attached and detached single-family dwelling units and duplexes that meet the building design standards in subsection I of this section. The proposed development will include development enhancements a,b,and c as identified above in this section. The project includes soft surface nature trails and hardscape trails that augment the public sidewalk system and facilities, providing access to the parks within the project and in areas adjacent to the project, as well as to the future school site to the south. The hard surface trails will meet ADA standards to the extent topographically feasible. All trails and paths will be within tracts that are either dedicated to the public or will have public access easements. Trails and paths within tracts that are retained by the HOA will also be maintained by the HOA. The proposed trails,paths, and sidewalks provide direct access to a proposed public neighborhood park northwest of the project in "River Terrace Edge," the River Terrace Trail along River Terrace Boulevard west of the project in River Terrace East, and a proposed public neighborhood park within the southwestern portion of the project. The site is within a '/4 mile service area of a preliminarily approved neighborhood park to the northwest in "River Terrace Edge," and will include a neighborhood park near its southwest corner, as identified on the River Terrace Park System Addendum. The neighborhood park will be partially located within River Terrace Park and partially within River Terrace Edge. A portion of the neighborhood park will be 0.14 acres of active play area within Tract 0 of River Terrace Edge,as shown on Plan Sheet L3.01 —Neighborhood Park Plan. This area is directly adjacent to Tract B in River Terrace Park,which is 0.5 acres in size and will include soft trails through the significant tree grove and next to the stormwater facility (Tract C),which will also be utilized as a community amenity. Due to onsite natural constraints (wetlands and significant tree grove areas), the proposed River Terrace Park neighborhood park is designed in conjunction with River Terrace Edge to provide park amenities such as grass lawn and play space,youth play areas, plaza space, and concrete pathways. These two areas combined are 0.64 acres in size. These two areas are located next to open space Tract A (forested wetland and vegetated corridor) and Tract C (storm detention and park with public trail),which are 2.09 acres and 1.67 acres in size,respectively. All tract areas combined, create 4.4 acres of natural resource areas and community and park amenities that can be enjoyed by residents through a series of soft surface and hard surface trails (which ultimately connect to the River Terrace Trail), as approved by Clean Water Services SPL #16-003867.This criterion is met. 3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more of the following enhancements may be provided in lieu of one or more of the enhancements listed in Subsection E.2 above: a. Long-term maintenance plan administered by a homeowner association that is acceptable to the applicable road authority for any proposed and/or required landscaping in or adjacent to the Roy Rogers Road or River Terrace Boulevard right-of-way that is not part of a stormwater management facility. b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative and solid barrier component outside of the public right-of-way. c. Park facilities in the River Terrace Trail corridor, including but not limited to benches, picnic tables, lighting, and/or small playground areas (i.e. tot lots or pocket parks). Provision of such facilities may allow the applicant to count the trail corridor as a linear park facility, thus contributing to meeting the city's level of service standards in the River Terrace Park System Master Plan Addendum for both linear parks and trails. The Public Works Director shall determine whether the proposed facilities elevate the trail corridor to a linear park facility. The proposed development does not abut Roy Rogers Road or River Terrace Boulevard. This section is not applicable. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 34 OF 61 F. Open Space Conveyance. The standards of paragraph 18.350.070.D.14 shall apply to the conveyance of open space in River Terrace. The standards of subsection 18.810.080.B shall not apply. Open space in the proposed development will comply with the standards of Subsection 18.350.070.D.14, as detailed in that section of this report. G. Street Design Standards. The standards of Chapter 18.810 shall apply in addition to the specific provisions for public skinny streets,private streets, and private alleys in subsections 18.660.080.D and E. As shown on the Circulation Plan in Exhibits C-9.1, streets in the proposed development meet the standards of Chapter 18.810 in addition to the specific provisions for public skinny streets in Subsections 18.660.080.D. This criterion is met. H. Phased Development. The provision for phased development allowed by Subsection 18.350.030.D.1 is modified as follows to clarify the total time period allowed for developing a site in phases: Any additional required land use approvals shall be obtained, e.g. partition or subdivision, and a complete building permit application(s) for the final proposed phase of development shall be submitted to the city within seven years of the Detailed Development Plan approval in order to be issued under the original approval. The proposed development will not be phased. The applicant will implement the Planned Development within the 7- year approval period or request and extension. I. Design Standards for Single-Family Dwelling Units and Duplexes. The following design standards apply only when the applicant chooses to provide them under Subsection 18.660.070.E.2.e or where otherwise specified in this chapter. These standards apply to attached and detached single-family dwelling units and duplexes. They are intended to promote architectural detail, human-scale design, street visibility, and privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. The graphics provided are intended to illustrate how development could comply with these standards and should not be interpreted as requiring a specific architectural style. An architectural feature may be used to comply with more than one standard. The applicant has not chosen to apply these standards from subsection 18.660.070.E.2.e. Therefore, the following standards are not applicable to "River Terrace Park." 18.660.080 Street Design A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as shown in Figure 18.660.7 below. The general location of River Terrace Boulevard is shown on Map 18.660.B,which is located at the end of this chapter. The proposed residential planned development property does not include the River Terrace Boulevard right-of-way. This section does not apply. B Street Design— Commercial Collector Section 18.660.080.B states that the following street design standards apply to the commercial collector as shown in Figure 18.660.8 below. These standards apply to the collector street located in the community commercial zone as shown on the city's zoning map. The general location of the commercial collector is shown on Map 18.660.B, The commercial collector is not located within the site. This section does not apply. C. Street Design—Arterial Streets. The following street design standards apply to the arterial streets in the River Terrace Plan District as shown on Map 18.660.B,which is located at the end of this chapter. PDR201 6-0001 5/SUB2016-00012-RIVER TERRACE PARK PD PAGE 35 OF 61 The project does not include an arterial street. This section does not apply. D.Public Skinny Streets and Private Streets. Development sites that have public street frontage on an arterial street upon which they cannot take vehicle access shall take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.810.6.B. Private street standards are established by the city engineer pursuant to subsection 18.810.030.T. Proposed residential lots along these roads will take access from internal public streets that meet the Neighborhood Route Street Standard (161st Avenue, SW Potomac Road) or the Local Skinny Street Standards (SW Yukon Street, SW 164th Avenue, SW Swallow Terrace, SW 163rd Avenue, SW 162nd Avenue, SW 162nd Terrace, SW Maybelle Lane, SW Roslyn Lane, SW Blackstone Lane, SW Hawk Ridge Road) in Figure 18.810.6. The proposed neighborhood routes are shown as A, A2, and A3 on the Circulation Plan in Exhibit C-9. The proposed skinny streets are shown as Street Sections B and B2 on the Circulation Plan in Exhibit C-9. The proposed private alley is shown as Street Section G on the Circulation Plan in Exhibit C-9. The alley will be managed by the HOA and will include a legal recorded document with a legal description, ownership, use rights and a maintenance agreement. As described throughout this report, the development is proposed through the Planned Development and on-street parking standards are met. This criterion is met. E. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in subsection 18.810.030.R. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9. The proposed planned development will provide vehicle access for some lots through an alley located in a tract for private access purposes and that is a minimum width of 20 feet and will be managed by a homeowner association into perpetuity. The proposed private alley is shown as street section G on the Circulation Plan in Exhibit C-9. This criterion is met. 18.660.090 Street Connectivity A. Street Alignment and Connections. In addition to the exceptions already allowed in subsection 18.810.030.H, the following exceptions shall also apply to development in River Terrace. 1. For development sites located on the side of the River Terrace Boulevard right-of-way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. The proposed residential planned development property does not include the River Terrace Boulevard right-of-way. This section does not apply. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. The subject property is not a public or private school site. This exception to street spacing does not apply. B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography,wetlands, significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. As shown on the Circulation Plan in Exhibit C-9, the street system of the proposed planned development has been PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 36 OF 61 designed so as to provide adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site. The presence of existing development along the north boundary of the site, a wetland to the southwest, as well as steep grades through the center of the site were factors in the design of the project. The perimeter of blocks formed by streets in the proposed development does not exceed 1,600 feet measured along the centerline of the streets, except where connection is restricted due to steep grades. Block perimeters are shown on the Preliminary Plat in Exhibit C-6.2. A u-shaped block through the center of the site—bordering SW Potomac Road to the south, 163rd Avenue to the west, and 162nd Terrace to the east—exceeds the 1,600 feet requirement because of steep grades. This same block borders existing development to the north in unincorporated Washington County (Arbor Pointe and Meyers Farm),which further constrains the ability for connections. This criterion is met. FINDING: Based on the analysis above, the River Terrace Plan District standards are met, or have been conditioned to be met. 18.660.100 On-Street Parking A. Applicability. In addition to the standards in Chapter 18.765 for off-street parking, the following onstreet parking standards shall also apply to all residential single-family attached, single-family detached, and duplex development in River Terrace with individual off-street parking and vehicle access on a local street, neighborhood route, or private street or alley. B. Quantity Standards. All single-family and duplex development described in subsection A of this section shall provide the following number of on-street parking spaces: 1. For a dwelling with one off-street parking space, a minimum of two on-street parking spaces shall be provided. 2. For a dwelling with two off-street parking spaces, a minimum of one on-street parking space shall be provided. 3. For dwellings with more than two off-street parking spaces, a minimum of one on-street parking space shall be provided for every two lots with more than two off-street parking spaces that are adjacent to each other. The proposed development will provide more than the required number of on-street parking spaces, as shown on the attached Parking Plan (See Exhibit C-10). 158 off-street parking spaces are required for the project. The development includes 126 detached single-family units with four off-street parking spaces, which requires one on- street parking space for every two of these units, totaling 63 required on-street parking spaces. The development includes 32 alley-load units with two off-street parking spaces that require one on-street parking space for every 1 of these units, totaling 32 required on-street spaces. Thus, a total of 95 on-street parking spaces are required for the project. A total of 242 on-street parking spaces are provided as shown on the attached Parking Plan (See Exhibit C- 10) which greatly exceeds the required 91 on-street parking spaces. Although this number may be reduced in order to comply with the Tualatin Valley Fire and Rescue requirement for hydrant spacing. The applicant will be conditioned to submit a revised parking plan to reflect any changes due to hydrant placement. As conditioned this standard is met. C. Dimensional Standards. Parking spaces shall be at least 20 feet in length. Parking spaces may not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. Parking spaces within the proposed development will be at least 20 feet in length and will not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard, as demonstrated on the attached Parking Plan in Exhibit C-10. This standard is met. D. Location Standards. Required on-street parking spaces shall be provided within the development site and along the affected lot's street frontage by parallel parking, except as provided below. 1. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be provided on a street frontage not associated with the affected lot provided that the required parking PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 37 OF 61 space(s) is located on the same block and within 200 feet of the affected lot. 2. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be provided in parking courts that are interspersed throughout the development when all of the following standards are met: a. A parking court shall contain no more than eight parking spaces. b.A parking court shall be located within 200 feet of the affected lots. c. Parking courts within the same block and on the same side of the street shall be separated by at least 200 feet of street frontage. d. A parking court shall be paved and comply with all applicable grading and drainage standards in the TCDC. e.A parking court shall have a landscape strip around its perimeter that is at least five feet wide and contains living ground cover and trees spaced every 15 to 40 feet on center. The ground cover shall include shrubs of an appropriate height to minimize headlight glare impacts on adjacent residential uses. f. A parking court shall be illuminated. All lighting shall be shielded and directed away from adjacent residential uses. g. A parking court that takes access on a public or private local street or alley may be designed to allow vehicle turning or backing movements within the street or alley. A parking court that takes access on a public neighborhood route may be designed to allow vehicle turning or backing movements within the public right-of-way with the approval of the city engineer. h.All parking spaces in a parking court shall be clearly marked. i.A parking court shall be privately owned and maintained by a homeowner association into perpetuity. For each parking court there shall be a legal recorded document that includes, at a minimum, the following: i. A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. j. No portion of a parking court, including landscaped areas, shall be used to satisfy any requirement for open space or recreation. Additionally, no paved portion of a parking court shall be used as a development's stormwater management facility where it would interfere with the use of the court for parking. k.A parking court shall be used solely for the parking of operable passenger vehicles. Parking spaces within the proposed development will meet the location standards of this section, as demonstrated on the attached Parking Plan (See Exhibits C-10). All on-street parking spaces required in Subsection B.1 — 3 above are either provided on a street frontage associated with the affected lot or on the same block. These standards are met. E.Adjustments. Adjustments to these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from subparagraph 18.370.020.C.6.a. The applicant does not propose any adjustments. This standard does not apply. FINDING: As shown in the analysis above, the on street parking standards are met with the addition of the following condition of approval. CONDITION: Prior to final plat approval submit a revised parking plan to reflect any changes due to hydrant placement per Tualatin Valley Fire and Rescue. 18.660.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed by the applicant in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in accordance with Section 18.785.030, PDR201 6-0001 5/SOB2016-00012-RIVER TERRACE PARK PD PAGE 38 OF 61 meet the approval criteria in subsection 18.785.040.C, and comply with the provisions in this section. If the applicant does not propose a temporary sales office or model home in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in accordance with Chapter 18.785. A. Temporary Sales Office. 1. No more than one temporary sales office, not including a sales office in a model home, per subdivision may be approved for placement on a lot intended for a dwelling unit as shown on the preliminary plat. 2. Conditions of approval for a temporary sales office shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. 3. Any improvements to the property shall be designed and constructed so as to not preclude future use of the property as zoned. The applicant proposes four (4) model homes and one (1) temporary sales office within the proposed development, as shown on the Model Home/Sales Office Plan in Exhibit 11.2. The temporary sales office will not be in one of the model homes requested above. Improvements for the temporary sales office will be designed and constructed so as to not preclude future construction of a dwelling. The sales office shall be conditioned to protect the public's health, safety, and welfare. B. Model Homes. 1. The number of model homes shall be limited to: a. Three, or one for every six acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a planned development application 2. Conditions of approval for a model home shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering and/or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, façade design, and access. Nothing in this section shall be construed as recognizing the lot on which the model home is located as a final approved PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 39 OF 61 lot for any purpose. Nor shall the model home approval be the basis for a variance, exception, vested right or nonconforming use. 5. No model home may be occupied except during established business hours and in no event shall be used as an overnight accommodation. One model home may be used as a temporary sales office in lieu of a temporary sales office approved in accordance with either subsection 18.660.110.A or subsection 17.785.020.C. The applicant proposes four (4) model homes on 28 acres with the proposed development, as shown on the Model Homes/Sales Office Plan in Exhibit 11.2. No model home will be occupied except during established business hours. The above code section allows for four (4) model homes for a preliminary plat that is proposed in conjunction with a Planned Development application. The model homes and sales office will include a temporary parking lot. Each model home will be sited and constructed on a separate preliminary lot intended for a dwelling unit as shown in the preliminary plat in Exhibit 6.2 and in conformance with all standards applicable to a dwelling unit,including but not limited to: setbacks,lot coverage,height, design, and access. The applicant is not proposing use of a model home as a temporary sales office in lieu of a temporary sales office approved under the section below. This standard is met. C. Owner Authorization and Performance Bond. The temporary use application for the sales office and/or model home(s) shall include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to paragraph D.2 of this section. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. As shown on the Model Home Site Plan in Exhibit 11.2, the applicant is not proposing use of one of the model homes as a temporary sales office in lieu of a temporary sales office approved under this section. A temporary sales office is proposed within a separate modular building. The property used for the temporary sales office will not be permanently improved so as to preclude future construction of a dwelling. As conditioned this standard is met. D. Removal of Model Home or Temporary Sales Office. 1. If final plat approval is not obtained prior to the lapse of the preliminary plat approval, each model home or temporary sales office shall be removed and the property restored and made safe by the applicant or owner. This shall occur no later than 60 days after the lapse of the preliminary plat approval in accordance with Section 18.430.030,including any approved extension. 2. A model home or temporary sales office not removed in accordance with paragraph 1 of this subsection D shall be declared a nuisance. The city shall enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s) in accordance with the owner authorization and performance bond required in subsection C of this section. Each model home and the temporary sales office will be removed, and the site restored and made safe,no later than 60 days after lapse of the preliminary plat as provided for in Section 18.430.030,including any approved extension. In the case that a model home or temporary sales office is not removed in accordance with paragraph 1 above,the applicant authorizes the City to enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s). The applicant will post a performance bond in favor of the city in an amount designated in the approval as a reasonable estimate of the cost of such sufficient to abate the nuisance, to be released upon final plat approval. As conditioned this standard is met. FINDING: Based on the analysis above, the proposed development meets, or has been conditioned to meet the applicable model home and temporary sales office standards. CONDITIONS: PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 40 OF 61 The applicant shall provide authorization, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. 18.705 ACCESS, EGRESS,AND CIRCULATION Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. A 180-unit subdivision for single-family residential detached dwellings is proposed with this application. The attached Circulation Plan in Exhibits C-9.1-9.2 shows the proposed access, egress, and circulation from and within the site as well as on-street parking. Compliance with Chapter 18.430 is addressed in preceding sections of this report. These standards apply. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the city. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. A 158-unit subdivision for single-family residential detached dwellings is proposed with this application. The attached Circulation Plan in Exhibit C-9 shows the proposed access, egress, and circulation from and within the site as well as on-street parking. Compliance with Chapter 18.430 is addressed in preceding sections of this report. These criterion are met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi- building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 41 OF 61 brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposed subdivision consists of single-family detached units. On-site pedestrian walkways are provided as needed to facilitate access to/from homes and to/from parking areas. This criterion is met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). 2. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 3. The minimum spacing of local streets along a local street shall be 125 feet. The Applicant has not addressed sight distance for the proposed street intersections created with this development. A preliminary sight distance certification shall be submitted prior to issuance of permits. The Applicant shall provide preliminary sight distance certification for the access points to SW 161st Avenue and SW 164th Avenue,in accordance with County Code, as well as a detailed list of improvements necessary to produce adequate intersection sight distance. A final sight distance certification shall be submitted to both city and county staff prior to issuance of building permits. The Applicant has submitted a Traffic Impact Study prepared by Kittelson&Associates, dated September 30, 2016. The analysis was done for River Terrace Park. The proposed development,located on the east side of River Terrace Edge (recently approved subdivision) will provide 158 single family homes. The city engineering staff and Washington County Engineer have reviewed the Kittelson study and concurs with the findings and recommendations on page 5 of the Transportation Analysis. The Applicant shall incorporate Kittelson's recommendations in the Traffic Impact Study into their City of Tigard PFI permit application for review and approval. As conditioned these standards are met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 or fewer Min. Number of Min.Access Width Min. Pavement units)Number Dwelling Unit/Lots Driveways Required Width 1 or 1 15' 10' 3-6 1 20' 20' As demonstrated on the Site Plan/Typical Lot Plans (see Exhibit C-11.1), a driveway will be provided for each of the proposed residential lots that has a minimum access width of 15 feet and a minimum paved width of ten feet. FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 42 OF 61 The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.20 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or "Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. FINDING: The portion of the project site within the R-7 district is approximately 17.84 acres in size. The minimum lot size is 5,000 square feet within the R-7 district. The portion of the project site within the R-12 district is approximately 10.66 acres. The minimum lot size is 3,050 square feet within the R-12 district. The following tables show the density calculations performed in accordance with Chapter 18.715. The proposed subdivision includes 158 single-family dwellings. The proposed unit count is within the permitted density range of 153-191 units. No adjustments or density transfers are requested. The density computations criteria are met. Table B: Density Calculation R-7 Zone R-12 Zone Total Total Project Area 17.25 11.24 28.50 Less Public ROW / Private Streets 3.45 2.25 5.70 Less Public Parks and Trails 0.0 1.67 1.67 Less Significant Resource area 0.0 2.35 2.35 Net Development Area 13.80 4.98 18.78 Total Maximum Units 120 71 191 Total Minimum Units (80%) 96 57 153 Proposed Lots 158 PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 43 OF 61 18.745 LANDSCAPING AND SCREENING General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. The proposed subdivision is subject to a Type III land use review procedure.Therefore, this chapter applies. The attached preliminary plans (see Exhibits C-L1.01 —C-L1.03, C-L2.01) depict plan information for an Urban Forestry Plan,including existing trees, proposed tree removal, and proposed street trees. Additionally, an Urban Forestry Plan Supplemental Report is attached as Exhibit F. Compliance with Chapter 18.790 is addressed in the subsequent sections of this report. 18.745.40 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.O3O.A.2), Tree Canopy Cover site plan (per 18.790.O3O.A.3) and Supplemental Report (per 18.790.O3O.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. PDR201 6-0001 5/SOB2016-00012-RIVER TERRACE PARK PD PAGE 44 OF 61 The preliminary landscape plans (Sheets C-L1.01 — C-L1.05)) and Supplemental UFP Report show 301 street trees are provide, based on linear feet of street frontage divided by 40 feet only 272 trees are required. The applicant shall submit a plan demonstrating that the soil volume standards are met for street trees and other planted trees in the Urban Forestry Plan. These criterion are met. 18.745.50 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. The subject property abuts properties to the north and west within the Tigard River Terrace Plan District that have a zoning designation of either R-7, or R-12. Each of these zones permit single family residential units. Adjacent properties to the east are within the unincorporated Washington County (Washington County R-6 Land Use District). The subject site is surrounded by future single-family residential properties and existing neighborhoods that meet perimeter standards. Therefore,buffering and screening is not required. FINDING: Based on the analysis above, the Landscaping and Screening standards are met with the addition of the following condition of approval. CONDITION: Prior to any site work, the applicant shall submit soil volume plan to demonstrate the soil volume standard is met for proposed street trees. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. A Parking Plan is provided in Exhibit C-10 that shows proposed parking, access, egress, and circulation. As previously described, off-street parking will be provided within the driveways and garages of future residential dwellings. On-street parking will be provided as depicted on the Parking Plan in Exhibit C-10. This standard is met. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 45 OF 61 No bicycle parking is required for single-family detached dwellings. As shown on the Circulation Plan in Exhibit C- 9, with the provision of parking in driveways and garages more than one off-street space will be provided per dwelling unit thus meeting the parking standard in table 18.765.2. The development includes 158 single-family detached units requiring one parking space per unit for a total of 158 required off-street spaces. The development includes 126 front-loaded detached single-family homes with two car garages and two spaces in the driveway for a total of 504 off-street parking spaces. It includes 32 single-family detached alley loaded units with two car garages for a total of 64 provided spaces. This comes to a total of 568 provided off-street parking spaces for all detached units which greatly exceeds the required 158 off-street parking spaces. This is summarized in the table on the Parking Plan in Exhibit C-10. FINDING: As shown in the analysis above, the applicable off street parking requirements are met. 18.775 SENSITIVE LANDS F. Sensitive lands permits issued by the director. 1. The director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25% or greater or unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." The proposed development site is not within the 100-year floodplain or 1996 flood inundation line. As shown on the Existing Conditions Plan in Exhibit C-2, the site contains a drainage way,vegetated corridor and wetlands which are not identified as significant on the City of Tigard'Wetland and Streams Corridors Map."The wetland areas on the site do meet the jurisdictional requirements of the U.S. Army Corps of Engineers,Division of State Lands, CWS, and/or other federal, state, or regional agencies. Copies of the Wetland Delineation Reports are included as Exhibit L. Concurrence Letters issued by the Department of State Lands are included in Exhibit L. A Service Provider Letter has been issued for the site by CWS and a copy is included as Exhibit E. The wetlands and drainageway on the site are proposed to be retained within open space tracts to the extent feasible. Impacts to wetlands are necessary for the proposed development to function while meeting the goals of the River Terrace Community Plan improvements such as a neighborhood route, a neighborhood park, and a regional water quality facility. These improvements will result in impacts such as filling multiple wetlands, encroaching into the north vegetated corridor buffers, and grading and tree removal in the south vegetated corridor buffer. The slopes are shown on Exhibit C-7.1 and C-7.2. The applicant is requesting a sensitive lands permit from the City for the drainage way (vegetated corridor),wetland areas, and steep slopes of 25 percent or greater on the site. 2. Sensitive lands permits shall be required for the areas in paragraph 1 of this subsection F when any of the following circumstances apply: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50% of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d.Accessory structures which are greater than 528 square feet in size, outside floodway areas. A sensitive lands permit is required for the proposed vegetated corridor and steep slope impacts,which will involve more than 50 cubic yards of material. The sensitive lands review requested with this application is subject to the Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070, but is submitted concurrent with the Type III Planned Development. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 46 OF 61 18.775.030 Administrative Provisions A. Interagency coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. As governed by CWS "Design and Construction Standards," the necessary permits for all "development," as defined in Section 18.775.O2O.A, shall include a CWS service provider letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the agency to issue a stormwater connection permit. The applicant has obtained a CWS service provider letter for the proposed development (see Exhibit E). The applicant acknowledges that the appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. Copies of all necessary permits will be submitted to the City. This provision is met. B. Alteration or relocation of water course. 1. The director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration; 2. The director shall require that maintenance is provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished. The proposed development does not alter the water course of the stream through the middle portion of the property. This standard does not apply. C. Apply standards. The appropriate approval authority shall apply the standards set forth in Sections 18.775.040 and 18.775.070 when reviewing an application for a sensitive lands permit. 18.775.070 Sensitive Land Permits A. Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in 18.775.O2O.F and G. The approval criteria for various kinds of sensitive areas, e.g., floodplain, are presented in subsections B through E of this section. C. With steep slopes. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; The narrative demonstrates that the project complies with the applicable code sections. 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The site is proposed to be graded so that blocks step down from east to west and north to south in areas of steeper slopes, where some homes will be designed to be split level to minimize impacts to the site's natural topography. This occurs through the center of the site with a u-shaped block that abuts SW 163rd Avenue to the west, SW Potomac Road to the south, and SW 162nd Terrace to the east. By conforming to the slope, the development will not create site disturbances to an extent greater than that required for the use. This criterion is met. 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The inclusion of plantings on areas of steep slopes stabilize the slopes and minimize erosion. The plantings will PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 47 OF 61 reduce stream sedimentation by reducing erosion. No impacts are proposed in high slope areas. Therefore, the project will not result in adverse effects on or off-site or hazards to life or property. This criterion is met. 4. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock; and All structures on site will be appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development; however, no structures are proposed within the steeply sloped areas. This criterion is met. 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. Areas where natural vegetation has been removed due to land form alteration or development will be replanted in an open space tract with trees and other plants to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. This criterion is met. D. Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; The applicant is requesting a Type II sensitive lands permit for the drainage way (vegetated corridor impacts) and steep slopes on the proposed development site. This narrative and compliance report demonstrates compliance with all of the applicable requirements of this title.. This criterion is met. 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The River Terrace Community Plan requires a neighborhood route connection in an area that contains the drainage way and wetlands. The previously approved development, River Terrace Edge, abuts the subject site and determines the location of the neighborhood route connection on the western boundary. In order to align with this required route, the proposed River Terrace Park development necessitates vegetated corridor impacts. The proposed design minimizes disruption to the drainage channel by constructing the regional detention facility east of Wetland B. This allows the development to minimize mass grading and tree removal in the vegetated corridor areas. The proposed development includes the provision of open space and neighborhood park tracts along the southwestern edge of the site to integrate the drainageways, wetlands, and vegetated corridors into the design of the open space area. Therefore, the extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use. This criterion is met. 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The proposed land form alteration and development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property because erosion control measures are proposed and revegetation will occur to stabilize slopes and minimize erosion as shown on the Mitigation Planting Plan Sheet L4.O1. Proposed vegetated corridor impacts have been approved by Clean Water Services and the vegetated corridor will be enhanced and mitigation areas will be planted as described in CWS SP #19-003867. Proposed impacts minimize disruption to the drainage channel by limiting impacts to the neighborhood route on the northern edge of the drainageway and the stormwater facility which will also serve to minimize impacts by regulating release of stormwater and providing treatment. The proposed development PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 48 OF 61 includes the provision of open space tracts and parks in the southwestern corner of the site to integrate the drainageway, wetlands and vegetated corridors into the design of the open space and park areas. Therefore, the proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. This criterion is met. 4. The water flow capacity of the drainageway is not decreased; The water flow capacity of the drainageway will not be decreased as a result of the proposed vegetated corridor impacts as they do not affect the identifiable channel of the 25-year storm flow. This criterion is met. 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; Where natural vegetation is removed for proposed impacts, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening, as shown on the Landscape Plans (Sheet C-L1.01 —L5.02.). This criterion is met. 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; A public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan, as documented in the Preliminary Storm Report Memo attached in Application Exhibit H, will be provided as part of the proposed development. This criterion is met. 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; The applicant has obtained a CWS Service Provider Letter for the proposed development (see Exhibit E). Wetland impacts are proposed in order to meet project goals and requirements such as a neighborhood route, a neighborhood park, and a regional water quantity facility. The impacts (Exhibit C-L4.01) involve filling Wetlands A and D, encroachments into the north buffer of Wetlands B and C, and grading/tree removal in the south buffer of Wetlands B and C. Copies of the permits will be provided to the city when available. This criterion is met. 8. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain. This subsection is not applicable. FINDING: As shown in the findings above, all of the criteria for the proposed development within the steep slopes and drainageways are met. 18.785 TEMPORARY USE C. Temporary sales office or model home. By means of a Type I procedure, as governed by Section 18.390.030, the director may approve, approve with conditions or deny the use of any real property within the city as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this city, but for no other purpose, provided the following criteria are satisfied: 1. Temporary sales office. a. The temporary sales office shall be located within the boundaries of the subdivision or tract of land in which the real property is to be sold; and PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 49 OF 61 b. The property to be used for a temporary sales office shall not be permanently improved for that purpose. As described in the applicant's narrative and shown in the plans (Plan Sheet 11.2), the proposed development includes one temporary sales office which is located within the boundaries of the subdivision and would not be permanently improved for that purpose. This criterion is met. 2. Model house. a. The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated; and b. The property to be used for a model house shall be a permanently designed dwelling structure. As described in the applicant's narrative and shown in the plans (Plan Sheet 11.2), the proposed development includes seven model homes,which are located within the boundaries of the subdivision and would be permanently improved for that purpose. This criterion is met. FINDING: The proposed development includes four model homes and one temporary sales office (Plan Sheet 11.2), as described in the Model Homes and Temporary Sales Office section of the River Terrace Plan District (18.660.110), above. Accordingly, the proposal and approval shall be processed in accordance with Section 18.785.030, meet the approval criteria in subsection 18.785.040.C, and comply with the provisions in section 18.660.110. As reviewed above, the proposed model homes and sales office have been conditioned to ensure that the public's health, safety, and welfare are protected.Thsi criterion is met. 18.790 URBAN FORESTRY PLAN Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. The Landscape plans (see Exhibits C-C-L1.01 — C-L1.05, C-L2.01) include sheets associated with the Urban Forestry Plan Supplemental Report (see Exhibit F), which has been prepared by a landscape architect, Karen Lankford in accordance with the Urban Forestry Manual. As conditioned the urban forestry plan requirements are met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The Urban Forestry Plan Supplemental Report (see Exhibit F) demonstrates that the project will comply with the required tree canopy cover through the proposed street tree planting. Thus, a tree canopy fee is not required. FINDING: Based on the analysis above, the urban forestry plan requirements are met or are conditioned to be met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 50 OF 61 (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. A condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. 510 new trees are proposed. Therefore, a bond in the amount of $153,510 (301 planted trees x $510/tree) is required. As conditioned, this requirement is met. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan of 301 planted trees, and one stand of trees to be preserved (301 planted trees, and one existing stand to be preserved ($204 stand of trees +$154 first tree + $8,400 ($28 x 300))= $8,758.As conditioned, this requirement is met. FINDING: Based on the analysis above, the applicable urban forestry plan implementation standards are met. 18.795 VISUAL CLEARANCE Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING: Sight distance is discussed on the applicant's Development Plan (Sheet 11.1).An exception to the vision clearance areas is requested for all the intersections onsite per 1 8.350.070.C.7. Adequate sight distance can be met as demonstrated in the Site Plan (see Exhibit C-11). Prior to final plat visual clearance areas will be meet. This standard is met as conditioned. CONDITION: Prior to commencing site improvements,the Applicant shall submit a preliminary certification of adequate sight distance for each public street intersection created with this development, prepared and stamped by a registered professional engineer,as well as a detailed list of improvements necessary to obtain adequate intersection sight distance. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: 18.810.030.A Improvements 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 51 OF 61 18.810.030.E Minimum Rights-of-Way and Street Widths Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the downtown district, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. The site is adjacent River Terrace Edge,which previously received land use approval. The River Terrace Transportation System Plan shows an east-west collector on the Edge development. This street is shown to extend east, across the proposed River Terrace Park development, as a Neighborhood Route with bike lanes. The applicant's plans show SW Potomac Road meeting the Neighborhood Route standards from the west property boundary to the proposed SW 162nd Avenue location. From this point to the east boundary, the applicant has proposed a larger Neighborhood Route right-of-way, accommodating bike lanes and parking on one side. This wider cross section is approved. A second Neighborhood Route, the extension of the existing SW 161"Avenue from the Meyers Farms development, is proposed. This section will provide for bike lanes,but no parking. The full section will be constructed from the north property boundary to a point south of SW Maybelle Lane. From this point to the south boundary line the applicant has proposed construction of a half-street section. The Applicant requests use of the residential local skinny street option for SW Yukon Street, SW 164th Avenue, SW Swallow Terrace, SW 163rd Avenue, SW 162nd Avenue, SW 162nd Terrace, SW Maybelle Lane, SW Roslyn Lane, SW Blackstone Lane, and SW Hawk Ridge Road. The Traffic Analysis anticipates less than 1000 vehicles per day (VPD) on the subject local streets. The Applicant proposes the skinny street option that provides a 50-foot ROW and 28 foot paved section,in accordance with 18.810.4.B, for streets with less than 1000 vehicle trips per day (vpd). This skinny street section allows for parking on both sides of the street. A traffic flow plan has been submitted. The skinny street criteria have been met. The applicant will construct the north half of SW Hawk Ridge Road, as a local residential street, as shown in TDC Figure 18.810.4.B. These criterion are met. 18.810.030.F Future Street Plan and Extension of Streets 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length The Applicant has provided a Future Street Plan,with profiles, showing the extension of SW Hawk Ridge Road, SW PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 52 OF 61 Yukon Street, SW Potomac (west) Street, SW Potomac (east), SW Blackstone Lane, SW Roslyn Lane, SW 163rd Avenue (north), SW 163rd Avenue (south), SW 162nd Avenue, SW 161st Avenue (south) and planned future streets adjacent to and around the development. This criterion is met. 18.810.030.H Street Alignment and Connections 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The proposed street plans in the development meet the spacing standard of no more than 530 feet between connections, except where connection is restricted due to steep grades and existing development patterns to the north in unincorporated Washington County (Arbor Pointe and Meyers Farm) and to the west in the approved River Terrace Edge subdivision. Applicant has shown that the constraints preclude additional street connections. This criterion for connection and through circulation is met. 18.810.030.N Grades and Curves 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. The Applicant states that the proposed local streets meet this standard. However, the applicant did not provide profiles for all of the streets for review. The applicant shall submit profiles of all streets with their PFI permit application. This criterion is met. 18.810.030.Q Access to Arterials and Major Collectors Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The site is not adjacent to and does not include any arterials or collector streets. This criterion is met. 18.810.030.R Alleys, Public or Private PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 53 OF 61 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. The proposed development includes an alley, 20 feet wide. The applicant states the development does not include intersections or sharp changes in alignment. However, the alley does intersect SW 161st Avenue on the east end and SW 162nd Avenue on the west end. The applicant shall revise their plans to provide adequate radius at the ends of the alleys or provide documentation that turning movements can be made. This criterion is met. Section 18.810.030.T Private Streets 1. Design standards for private streets shall be established by the city engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The subject site does not include private streets. This subsection is not applicable. 18.810.040 Blocks A. Block design The length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets,limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (Ord. 06-20; Ord. 02-33). The proposed development is located within the River Terrace Plan District area, and is thus subject to the minimum block perimeter standard of 1,600 feet identified in section 18.660.080. As discussed in section 18.660.080 of this report, the length, width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings and convenient access, circulation, and control and safety of street traffic. The existence of steep grades through the center and an existing wetland to the southwest were factors in the design of the project. The perimeter of blocks formed by streets in the proposed development does not exceed 1,600 feet measured along the centerline of the streets, except where connection is restricted due to natural area and grading restrictions and existing development patterns. One large block in the center of the site encounters grades greater than 25 percent and a 35-foot change in elevation. This u-shaped block—bordering SW Potomac Road to the south, 163rd Avenue to the west, and 162nd Terrace to the east— exceeds the 1,600 feet requirement because of steep grades. The applicant is proposing pedestrian stair connections in the southwest corner of the site, as shown in the Circulation Plan (see Exhibit C-9). One block in the southeastern portion of the site bordering SW Potomac Road to the north, and SW Hawk Ridge Road to the south— was designed to be 555 feet long on the south edge (which is above the required 530 feet maximum spacing between street connections), but 525 feet long on the north edge and still below the 1,600 minimum block perimeter standard as a whole. Exceeding the requirement on only one side of the block, the applicant is proposing a bicycle and pedestrian connection (see Exhibit C-9). These criterion are met. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 54 OF 61 18.810.060 Lots B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.O5O.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. As shown on the Preliminary Plat, each lot meets the minimum 25 feet of lot frontage requirement. This standard is met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees,water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.810.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. The Applicant's plans indicate they will be installing full sidewalk improvements with this development along both sides of the internal public streets. This criterion is met. 18.810.090 Sanitary Sewers A. Sewers Required Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. The Applicant's plans indicate the construction of an 8-inch sewer main throughout the proposed public street system, draining west to the proposed South Pump Station,which is tentatively shown in River Terrace Edge. The Applicant shall demonstrate that the CWS south pump station will have sufficient capacity for the development prior to PFI. The Applicant must connect to adequate and operational public sewer facilities prior to issuance of building permits. As conditioned this criterion is met. 18.810.100 Storm Drainage A. General Provisions The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 3. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 4. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 5. Surface water drainage patterns shall be shown on every development proposal plan. The River Terrace Community Plan addresses stormwater management and the need to protect the quality of the PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 55 OF 61 community's water supply, the built environment from flood damage during large storm events, and the health and function of stream corridors for habitat and recreation. A River Terrace Stormwater Master Plan was developed to address the following goals: • Restore/enhance vegetated corridors • Protect water quality • Preserve existing hydrology • Promote safe and long-lasting stormwater facilities • Balance the use of regional and on-site stormwater management • Preserve existing mature vegetation • Maximize use of multi-benefit facilities to create community amenities • Promote partnership with other public service providers Stormwater management infrastructure is needed to protect the water quality of downstream natural resource areas, the downstream receiving waters from increased rates of erosion caused by additional water quantity, and the built environment from flood damage during large storm events. River Terrace Stormwater Master Plan has identified Strategy Areas A,B and C,with varying water quality and water quantity treatment tools. The proposed 31-acre River Terrace Park development is located primarily in Strategy Area B and flows to Tributary 5, as identified in the River Terrace Stormwater Master Plan. The recommended strategy for developments located in Area B is street, site, and neighborhood scale low impact development approaches as shown in Table 2.1 of Section 2 the Stormwater Management Strategy of the River Terrace Stormwater Master Plan. The applicant has submitted a Preliminary Stormwater Report for this project,prepared by Pacific Community Design, dated December 5,2016. The applicant states that the northwest portion of the site cannot physically drain to the proposed pond and will therefore be piped to the pond being constructed with the River Terrace Edge development. Both water quality and quantity for the runoff from this portion of the site will be addressed on River Terrace Edge. The remainder of the site will be directed to an on-site pond that will provide both water quality and quantity for runoff. This criterion is met. C. Accommodation of Upstream Drainage A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of the current Clean Water Services Design and Construction Standards for Sanitary and Surface Water Management. The applicant states that the stormwater drainage system has been designed to accommodate potential runoff from the upstream drainage area. D. Effect on Downstream Drainage Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the current Clean Water Services Design and Construction Standards for Sanitary and Surface Water The Applicant has submitted a preliminary Water Quality & Detention Analysis, dated December 5, 2016. The proposed project is approximately 31 acres and will be developed to provide 158 single-family homes. The applicant PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 56 OF 61 has proposed an on-site facility for stormwater using the Tualatin River Urban Stormwater Tool (TRUST) to model both a flood flow frequency analysis and a flow duration analysis for this project. A final stormwater report shall be submitted with the Applicant's City of Tigard PFI Permit application. The quality/quantity facility shall be reviewed and approved by the city's design group prior to issuance of permits. 18.810.110 Bikeways and Pedestrian Pathways C. Minimum width. 1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to eight feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is three feet. 4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 12-13 §1; Ord. 11-04 §2; Ord. 09-09 §3; Ord. 02-33; Ord. 99-22) Two proposed neighborhood routes will run through the site, and are to include bike lanes as shown on the Circulation Plan in Exhibit C-9.1 and C-9.2. There are no additional adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan. This requirement is met. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 57 OF 61 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The city engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. 2. The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. The Applicant states that all utility lines, as stated in the above standard, shall be placed underground in the proposed development This criterion is met. SECTION VII. ADDITIONAL CITY AND/OR AGENCY COMMENTS STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Washington County Department of Land Use and Transportation (LUT) staff provided comments and conditions in a letter dated February 14, 2017. The Applicant shall comply with the recommended conditions by Washington County LUT, dated February 14, 2017. The Applicant has submitted a Traffic Impact Study prepared by Kittelson&Associates, dated September 30, 2016. The proposed River Terrace Park development,located on the east side of River Terrace Edge,will provide 158 single family homes. The Applicant shall comply with the recommendations of Kittelson's Traffic Impact Study,page 5. Preliminary Intersection sight distance shall be provided at all local street intersections created as part of the neighborhood prior to issuance of permits. Final Intersection sight distance shall be provided at all local street intersections created as part of the neighborhood prior to issuance of building permits. Public Water System: The City's Water System Hydraulic Study has indicated that this site falls within the 550-foot pressure zone. The Applicant shall connect to the proposed water system in SW 161St Avenue (8-inch) and SW 164 Avenue (16-inch). The Applicant shall extend the 16-inch line in SW 164th Avenue south to Potomac Road, then east and west, to the property boundaries. The Applicant shall further extend the 16-inch line south in SW 161St Avenue, from SW Potomac to the south property boundary. The Applicant may apply for credit for upsizing the line from 12-inch to 16- inch. The Applicant shall extend the 18-inch, 410 line from River Terrace Edge subdivision to Parcel 2, for future water reservoir. The Applicant may apply for credit for upsizing the line. The Applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 58 OF 61 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The River Terrace Stormwater Master Plan identifies the proposed development as primarily being located in Strategy Area B. The plan recommends street, site and neighborhood scale low impact development approaches for water quality. The Applicant has a preliminary Water Quality&Detention Analysis, dated December 5, 2016. The proposed project is approximately 31 acres and will be developed to provide 158 single-family lots. The water quality treatment for the site will be provided by constructing a water quality swale located in the pond. The swale is proposed to be constructed in the southerly portion of the proposed pond, outside of the existing wetland and buffer, at an elevation above the frequent storage elevation (10% duration). Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The Applicant will also be required to provide a geotechnical report,per Appendix J of the Oregon Specialty Structural Code, for the proposed grading slope construction. A Report of Geotechnical Engineering Services for Bull Mountain development was prepared by GeoDesign, dated December 2, 2016. Recommendations for site preparation, construction and inspection have been provided in the report. The recommendations in the December 2,2016 report prepared by GeoDesign shall be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The Applicant shall obtain a (CWS) Stormwater Connection Permit Authorization prior to issuance of the City of Tigard PFI permit. The site is over five acres in size, therefore an NPDES 1200-C permit is required. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 59 OF 61 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $8,450.00 (158 lots + 11 tracts) x($50/address) = $8,450.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Include Acrobat(***.pdf) file and one 11x17 copy of as-builts. The Developer's Engineer(or"Engineer"in a CIP doc) shall provide the City of Tigard with coordinates on the Critical Assets shown on the table below. The coordinates should be based on NAD 83(91) State Plane Coordinates Zone 3601 Oregon North. An electronic copy of an Excel spreadsheet or database file shall be provided with the following fields: "Feature";"Type";"XCOORD";"YCOORD";"ZCOORD". Example: "SSMH02";"MH";"7456892.234";"6298769.879";"192.45" "WV03","WV","7456956.654","6298723.587","214.05" SECTION VIII. OTHER STAFF COMMENTS The City Police Department Gim Wolf, 503-718-2561) reviewed the proposal and stated they have no objections to the proposed development. The City Development Review Engineer (Contact Kim McMillan, 503-718-2642) has reviewed the proposal and provided comment in a Memorandum dated February 22, 2017, included as attachments to this staff report. The findings and conclusions in the Memoranda have been incorporated into this land use decision. SECTION IX. AGENCY COMMENTS Washington County (Naomi Vogel, 503-846-7623) has reviewed the proposal and submitted a comment letter dated February 14, 2017 including required conditions of approval. These findings and conditions have been included as an attachment to the staff report and required conditions of approval. Clean Water Services has reviewed the proposal and issued a Service Provider Letter (CWS File No. 16-003867) dated December 5,2016 which describes on and off-site sensitive areas, encroachment into the vegetated corridor and mitigation requirements.A condition of approval will ensure CWS conditions of the SPL are met. CWS also submitted a stormwater connection permit review letter dated February 2, 2017 from Jackie Sue Humphreys with conditions of approval. Tualatin Valley Fire and Rescue (John Wolfe, 503-259-1504) has reviewed the proposal and submitted a comment letter dated February 6, 2017 with conditions of approval with respect to access, water supply, hydrant placement, and building access. A condition of approval of this staff report will implement the conditions of the TVF&R letter. PDR2016-00015/SUB2016-00012-RIVER TERRACE PARK PD PAGE 60 OF 61 Attachments: 1. Zoning Map 2. Concept Plan 3. City of Tigard Engineering Memorandum dated February 22,2017 4.Washington County Comments and Conditions dated February 14,2017 5. Clean Water Services Memorandum dated February 2,2017 6. TVF&R Letter dated February 6,2017 SECTION X. CONCLUSION The City of Tigard Planning Commission has APPROVED,RIVER TERRACE PARK PLANNED DEVELOPMENT,PDR2016-00015, SUB2016-00012, SLR 2016-00010,MLP2016-00007,MIS2017-00001, and T1JP2016-00024-00028. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 20th DAY OF MARCH,2017 BY THE CITY OF TIGARD PLANNING COMMISSION. CALISTA FITZGERALD,Planning Commission President Dated this on 114 day of March, 2017. PDR2016-00015 SUB2016-00012 RIVER TERRACE PARK PD PAGE 61 OF 61 Lu IW (PD) . DEKALB ST Zoning Map /itii/,/, Q W r r- ■ cC I— I - > o c r4 Generalized Zoning Categories ' a '' z La KESSLER LN ^' — r = Ilona: ev ■ LN ri W I ° a '9Y ' \. i- Zoning Description HAZELTINE LN R-7 ri —Residential ▪Mixed Use Residential ▪Mixed Use Central Business District R-4.5 ■Commercial R-1 2 •Mixed Use Employment ▪Industrial ▪Parks and Recreation ►r m R-4.5 •Washington County Zoning f y Overlay Zones R-7 ra7Historic District Overlay R-1 2 dPlanned Development Overlay ........„..,___ A Subject Site Map printed at 05:30 PM on 19-Jan-17 Information on this map is for geneal location only and should be verified with the Z Development Services Division. J R�7 DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE CONTENT,ACCURACY, TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS,OMISSIONS,OR Z INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. LL COMMUNITY DEVELOPMENT DEPARTMENT City of Tigard L aD 13125 SW Hall Blvd Feat ?iGn^ ^APS Tigard,OR 97223 ,� • 0 "I w.03 639-4or.g f $$4 1 www.tigard-or.gov TIGARD � APRIL LN I f ` V LEGEND �• lir 1 4 IP - li SMALL LOTS (32' - 35') sib ID I MEDIUM LOTS (40' - 42') . e 1 4.. QcveA, ievtace, i . e. 1141111U1',..is' - STANDARD LOTS (48' 50') F---fri - , ., ilk lo Ill lik Lik,.. ID!' r I il !:11:III !!1 1 ;, LARGE LOTS (60') 8 . POLYGON NW COMPANY ' ter.. ESTATE LOTS (70') T 60 6 - 00 F 60-6 - 2 :..si« ,� s� � ems,—k W �r 7■ sue: �r �ss,ras -us�ikt•nEr immri ��■esf [T] (3 ) 95 77 L ? 3 93 444 WWW.POLYGONHOMES.COM 1 ilk DATE: 12/1/2016 ms m , ,al h. Mi. ii. MAL ML. il, MM. Wili MUM ' ii„ \`t 11E1 lig `id � REVISIONS III II liftill' ILII'd NO. DATE DESCRIPTION 1::} 117:111::]1LI III 11 il IN A II 0 111 1 Il 1::::::111:: 111 0 P Ejli 4=11=1 , Ig s .... . ..r .... _.. ,.s s. `Ir sr s 1 Eall :111171111:11 umllllululuullullImmmmmmIIIl lallllIlumII 1::10 I=i i Mi. MEi li i MI. Mi. i J! i II ir J MEL • 0 0 II Umill I.11 11 .11 IILll' iit:31:1:011:10101r:Iii I i ImiLk" -s- Ill•Er.ij III a J RIVER TERRACE i r411[1 :iHimirilLill Ell : iiilip ,m, I_ imm, it ,_.r 1_ 1_ 1=r 'W ..r.... PARK i . Mk : :. M. , AM AM -- ' � , .,;, �- f ��i as s, an. Mk ■M. ,��. a� WI.it .', ram,% :�`1� �� si�� ��'%►1` yj j,`� = ��`° SITE MAP „ . :jilt II �����., ti�� �• ����� � j;k.SIV Nk, r! \moo r 1 ro., /k���� „:,,,. fNtk • ie *:I1:::1C111C:11l1:1: :::14lb1 i 1141 0/11111101 J! 10M i0 i00 JE 10i 0i 0i 0i 0i 0! 0i -�,�I ,`"ram ' 1:1-44 „„,„,„i6..11... ,,,,,,,„,. 41111I4LI Itli w _ r o 1 ,,.tip,, r-��% i11, t� Pacific '!►1r , o Community 1 4111* co )V0„E_o0cT_,.L2L<,,-LaIEc0cc,7_,0UoiD,r,,7)), r .1,fr „i, r _ Design r ,',-‘'.,:\. :-:m.;,4 1 '� 17,11 U [T] 503 941 9484 [F] 503 941 9485 N a►n7. e,'a� n, ,1‘., ULIUU �,,,, i�/ wr�� w s w w PROJECT NO.: 395-049 0 4, . 1 / N TYPE: PLANNING C i REVIEWED BY: KCS 0) 6) 3 O o 0 o �• rn III, 4.001 • o SCALE 60 0 30 605 o — • 3 i 1 INCH = 60 FEET MEMORANDUM CITY OF TIGARD, OREGON DATE: 2/22/2017 TO: Monica Bilodeau, Associate Planner FROM: Kim McMillan, Asst. City Engineer RE: PDR 2016-00015 RIVER TERRACE PARK 18.660 RIVER TERRACE PLAN DISTRICT Applicability (18.660.020) This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.660.A, which is located at the end of this chapter. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict (Ord. 15- 03 §§1,2). The Applicant has acknowledged this development is within the River Terrace Plan District and the regulations of this chapter apply. Intent (Section 18.660.030.A) The intent of this section is to address the provision of the infrastructure systems necessary to benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure master plans, in light of the desire of property owners to commence preliminary development prior to full implementation of these plans and with the understanding that no development rights vest and no development approvals can be granted until the infrastructure systems are in place or assured. Approval Standards (Section 18.660.030.B) Land use applications for subdivisions, partitions, planned developments, site development reviews, and conditional uses may be approved when the applicable standards in subsection 18.660.030.E are met by the Applicant and when all of the following funding components of the River Terrace Funding Strategy have been adopted by the city and are in effect: ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 1 of 31 1. Transportation. A citywide transportation system development charge (SDC), a River Terrace transportation SDC, and a River Terrace transportation utility fee surcharge. 2. Sewer. A citywide utility fee surcharge. 3. Stormwater. A River Terrace stormwater utility fee surcharge. The city adopted all of the system development charges (SDCs) listed above in April 2015, but has yet to adopt any of the utility fees for transportation, sewer, and stormwater. Since utility fees will be paid by future River Terrace residents, not the applicant, the applicant submitted an Adequate Public Facilities Exception application. Deferral of Compliance (Section 18.660.030.C) 1. The Applicant may request to defer demonstrating compliance with one or more of the standards in subsections B and E of this section as provided for below: a. Preliminary Plat. Deferral of compliance to final plat approval. b. Planned Development Concept Plan (Without a Land Division Proposal). Deferral of compliance to detailed development plan approval. c. All Other Development Applications. A condition of development approval requiring demonstration of compliance no later than 180 days after approval or prior to submission of applications for building or public facility improvement permits, whichever occurs first. 2. Deferral of compliance as provided for in paragraph 1 of this subsection C shall be granted only if: a. The Applicant demonstrates that the approval standard will likely be met prior to filing an application for final plat or detailed development plan approval, or prior to expiration of the condition of approval described in subparagraph 1.c of this subsection C. A determination by the approval authority that it is likely that the standard will be met shall be for the purposes of deferral only and in no way constitutes an assurance, guarantee, or other representation that may in any way be relied upon by the Applicant; and b. The Applicant executes a written agreement prepared by the city acknowledging that the Applicant has determined that deferral is to its benefit and that any and all actions taken pursuant to or in furtherance of the approval are at the Applicant's sole and exclusive risk. The acknowledgement shall waive, hold harmless and release the city, its officers, employees and agents for any and all claims for damages, including attorney fees, in any way arising from a denial for failure to demonstrate compliance with the standards in subsection B of this section, without regard to fault. Nothing in this section shall preclude the Applicant from seeking review of any land use decision in accordance with ORS ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 2 of 31 Chapters 197, 215, 227, or equitable relief in a court of competent jurisdiction. The Applicant is requesting deferral of the requirement to demonstrate compliance with the approval standards of this section. Compliance will be demonstrated prior to submission of applications for permits. Exception (Section 18.660.030.D). 1. An exception to one or more of the standards in subsection B of this section may be obtained through a Type II procedure as governed by Section 18.390.040. 2. An exception shall be granted only if the Applicant: a. Demonstrates that the exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation System Plan Addendum, and River Terrace Funding Strategy; and The applicant has applied for an exception to the standards in the Stormwater Master Plan in order to construct a regional water quantity and quality facility on the subdivision site. The applicant states that the exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation Plan Addendum or the River Terrace Funding Strategy. Polygon will notify future home buys of the future utility fees in accordance with Subsection 18.660.030.D.2.c. b. Has proposed alternative(s) that ensures that the Applicant will provide its proportional share of the funding and construction of the facilities in a timely manner as identified in the River Terrace Funding Strategy and related infrastructure master plans. This may include, but is not limited to, a development agreement or reimbursement district; and The applicant has proposed a development agreement as an alternative to providing their proportional share of funding and construction of facilities in a timely manner, as identified in the River Terrace Funding Strategy and related infrastructure master plans. c. Agrees to disclose in writing to each purchaser of property for which a building permit has been obtained that the property may be subject to future utility fees or SDCs as described in the River Terrace Funding Strategy; and ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 3 of 31 The applicant has agreed to disclose to each purchaser of property that they may be subject to future utility fees as described in the River Terrace Funding Strategy, if these are not in place at the time of building permit issuance. d. Executes an agreement prepared by the city agreeing that, if the new transportation SDCs described in paragraph B.1 of this section is not in effect at the time of building permit issuance, the Applicant shall pay an amount equal to the SDC amount assumed in the River Terrace Funding Strategy. No credits shall be issued against this payment, but the city shall issue a refund if: i. The Applicant made improvements to a facility that is eligible for credit under an adopted SDC credit, up to the amount of the credit, or ii. An SDC is adopted and paid by the Applicant or its successor, up to the amount of such payment, or iii. The city has not adopted the SDCs within two years of the effective date of this ordinance. This requirement is not applicable since the new transportation SDCs have been adopted and are in effect. Additional Standards. (Section 18.660.030.E). Section 18.660.030.E states that: 1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including but not limited to pump stations and trunk lines, shall be located and designed to serve the proposed development and not unduly or unnecessarily restrict the ability of any other property to develop in accordance with the applicable River Terrace Infrastructure Master Plan. Infrastructure improvements shall be evaluated for conformance with this standard during the land use review process. The city shall take into account the topography, size, and shape of the development site; the impact of the improvement on the development site; and, the reasonableness of available options during its review. The Applicant shall not be required to reduce otherwise permitted density or obtain a variance to demonstrate compliance, but this standard may be considered in reviewing a variance application. 2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are located, wherever possible, within existing or future rights-of-way. Easements and rights-of way shall extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way shall be evaluated for ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 4 of 31 conformance with this standard during the land use review process. Dedications of easements and rights-of-way shall be required as a condition of land use approval, except where the approval is for a future phase of a planned development or land division approval. 3. Development in water pressure zone 550 shall either provide or demonstrate that there is sufficient water capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another water pressure zone that has sufficient capacity, to the satisfaction of the city engineer and Tualatin Valley Fire and Rescue during the land use review process. 4. Development in the north and south sewer sub-basins shall demonstrate, where applicable, that there is sufficient pump station capacity and associated force mains to serve the proposed development, or that it can be served by other system improvements, to the satisfaction of the city engineer and Clean Water Services during the land use review process. 6. If compliance with stormwater management standards is dependent upon an off-site conveyance system or an on- or off-site regional facility that has not yet been provided, the Applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility shall include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on- or off-site regional system or facility may include a condition to form a reimbursement district. c. No stormwater management system or facility shall be approved if it would prevent or significantly impact the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards The applicant is proposing to construct appropriate facilities as anticipated by the Master Plan. The proposed development is located and designed so as not to unduly or unnecessarily restrict the ability of any other property to provide or access a public easement or facility required for the property to develop in accordance with this Code. The applicant is not requesting a variance that would necessitate consideration of this standard. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 5 of 31 Other Provision. (Section 18.660.030.F) Section 18.660.030.F states that 1. Unless expressly authorized in a development approval, no person shall impose a private fee or any charge whatsoever that prohibits, restricts, or impairs adjacent or surrounding properties from accessing a public easement, facility, or service. 2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other charge to fund public facilities and/or services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. (Ord. 15-03 §§1, 2) The Applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The Applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. Street Design — River Terrace Boulevard (Section 18.660.080.A) Section 18.660.080.A. States the following street design standards apply to River Terrace Boulevard as shown in Figure 18.660.7 below. The general location of River Terrace Boulevard is shown on Map18. 660.B, which is located at the end of this chapter. 1. Design Standards for River Terrace Boulevard. Right-of-way width shall be 110 feet, plus additional right-of-way as needed for slopes, retaining walls, etc. Right-of-way and improvement widths may be reduced to lessen impacts on protected natural resource areas. Right- of-way and improvement widths may also be reduced where the city determines that on-street parking adjacent to the trail corridor is not feasible or necessary or where a reduction is otherwise in the public interest as described in the River Terrace Community Plan, River Terrace Transportation System Plan Addendum, or River Terrace Park System Master Plan Addendum. Given the unique nature of this street, the public works director, in consultation with the community development director, shall determine the final alignment, right-of- way width, and improvement widths using the following standards as guidelines unless the Applicant requests a formal adjustment through a Type II procedure, as governed by Section 18.390.040 and using approval criteria from paragraph 18.370.020.C.9. All landscaped areas shall meet the Public Improvement Design Standards for River Terrace Boulevard. a. Sidewalks. i. With or without on-street parking, and not adjacent to trail corridor: six-foot minimum width. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 6 of 31 ii. With on-street parking, and adjacent to trail corridor: five and one-half-foot minimum width (includes one-half-foot curb). iii. Without on-street parking, and adjacent to trail corridor: no sidewalk required. b. Landscape Strips. i. With or without on-street parking, and not adjacent to trail corridor: eight and one-half foot minimum width (includes one- half-foot curb). ii. With on-street parking, and adjacent to trail corridor: no landscape strip required. iii. Without on-street parking, and adjacent to trail corridor: eight and one-half-foot minimum width (includes one-half-foot curb) between travel lane and trail. This width may also be used to meet the trail corridor landscaping requirement in subparagraph f.ii of this paragraph 1. c. Bike Facilities. Accommodated within trail corridor described in subparagraph f of this paragraph 1. d. On-Street Parking. Eight-foot minimum width where provided, interspersed with six-foot minimum width landscape strip extensions. e. Travel Lanes. i. Through lanes: one 11-foot travel lane in each direction. ii. Median: fourteen feet between travel lanes to be used for landscaping, pedestrian crossing refuge, or left-turn lane (includes two-foot clearance from travel lanes and one half- foot curb on both sides) iii. Left-turn lane: eleven-foot minimum width where left turns are allowed, as determined by the city engineer. f. Trail Corridor. Thirty-eight feet minimum width on one side of the street. i. Trail: twelve feet minimum width of paving. ii. Trail corridor landscaping: twenty-six feet minimum width of landscaping unequally distributed on both sides of the trail to facilitate trail curvature. This width may be reduced if adjacent to a public park or other open space easement or tract and may be used for stormwater management purposes with the approval of the city engineer. g. Required Street Lighting. Intersection safety lighting and basic street lighting per Public Improvement Design Standards. h. Vehicle Access. See paragraph 18.660.060.B.4. No portion of River Terrace Boulevard is within the development. This section does not apply. Street Design — Commercial (Section 18.660.080.B) Section 18660.080.E states that the following street design standards apply to the commercial collector as shown in Figure 18.660.8 below. These ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 7 of 31 standards apply to the collector street located in the community commercial zone as shown on the city's zoning map. The general location of the commercial collector is shown on Map 18.660.B, which is located at the end of this chapter. The proposed development is not within the Community Commercial Zone. Therefore, this section does not apply. Street Design — Arterial Streets (Section 18.660.080.C) Section18.660.080.0 states that the following street design standards apply to the arterial streets in the River Terrace Plan District as shown on Map 18.660.B, which is located at the end of this chapter. The project does not include an arterial street. This section does not apply. Street Design — Public Skinny Streets and Private Streets (Section 18.660.080.D) Section 18.660.080.D states that development sites that have public street frontage on an arterial street upon which they cannot take vehicle access shall take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.810.6.B. Private street standards are established by the city engineer pursuant to subsection 18.810.030.T. 1. The skinny street option in Figure 18.810.6.B may be used: a. Regardless of the expected number of vehicles per day; and b. When the Applicant can demonstrate that the development fronting the proposed skinny street meets the on-street parking standards in Section 18.660.100; and c. When the proposed skinny street is located in a planned development. 2. A private street option may be used: a. When the Applicant can demonstrate that a public street option is not appropriate for the development being proposed and/or is not practicable due to topography or other natural constraints associated with the specific development site; and b. When the Applicant can demonstrate that the proposed private street design provides safe and convenient vehicle and pedestrian connections to the public street network; and c. When the Applicant can demonstrate that the development fronting the proposed private street meets the on-street parking standards in Section 18.660.100; and d. When the proposed private street is located in a planned development; and e. When the proposed private street will be managed by a homeowner association into perpetuity. For each private street ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 8 of 31 there shall be a legal recorded document that includes the following at a minimum: i. A legal description, and ii. Ownership, and iii. Use rights, including responsibility for enforcement, and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. 3. Private streets that are proposed in locations other than those described in paragraph 2 of this subsection D shall meet all of the standards in subsection 18.810.030.T. 4. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9. The development is proposed as a Planned Development. The proposed development includes public skinny streets. Public skinny streets will comply with 18.810.030. Street Design — Private Alleys (Section 18.660.080.E) Section 18.660.080.E. States that development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in subsection 18.810.030.R. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9 1. The proposed alley is located in a tract for private access purposes; and 2. The proposed alley is managed by a homeowner association into perpetuity. For each alley there shall be a legal recorded document that includes the following at a minimum: a. A legal description; and b. Ownership; and c. Use rights, including responsibility for enforcement; and d. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. (Ord. 15-03 §§1, 2) The proposed planned development will provide vehicle access for some lots through an alley located in a tract for private access purposes. The tract will be a minimum of 20-feet wide and managed by a homeowner associate into perpetuity. Street Connectivity— Street Alignment and Connections (Section 18.660.090.A) Section 18.660.090.A states that in addition to the exceptions already allowed in subsection 18.810.030.H, the following exceptions shall also apply to development in River Terrace. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 9 of 31 1. For development sites located on the side of the River Terrace Boulevard right-of-way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of- way a minimum of every 330 feet. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. Street Connectivity— Block Perimeter (Section 18.660.090.B) This section states that the perimeter of blocks formed by streets shall not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography, wetlands, significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. (Ord. 15-03 §§1, 2) The applicant has provided a circulation plan that shows a street system that meets the block perimeter standard, except where connection is restricted due to steep grades. Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the Applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the Applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Section 18.705.030.H.3 states the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 10 of 31 Section 18.705.030.H.4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The Applicant has not addressed sight distance for the proposed street intersections created with this development. A preliminary sight distance certification shall be submitted prior to issuance of permits. The Applicant shall provide preliminary sight distance certification for the access points to SW 161st Avenue and SW 164th Avenue, in accordance with County Code, as well as a detailed list of improvements necessary to produce adequate intersection sight distance. A final sight distance certification shall be submitted to both city and county staff prior to issuance of building permits. The Applicant has submitted a Traffic Impact Study prepared by Kittelson & Associates, dated September 30, 2016. The analysis was done for River Terrace Park. The proposed development, located on the east side of River Terrace Edge (recently approved subdivision) will provide 158 single family homes. The city engineering staff and Washington County Engineer have reviewed the Kittelson study and concurs with the findings and recommendations on page 5 of the Transportation Analysis. The Applicant shall incorporate Kittelson's recommendations in the Traffic Impact Study into their City of Tigard PFI permit application for review and approval. Street and Utility Improvements Standards (Chapter 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths (Section 18.810.030). Section 18.810.030.E states that unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the downtown district, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 11 of 31 for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. The site is adjacent River Terrace Edge, which previously received land use approval. The River Terrace Transportation System Plan shows an east-west collector on the Edge development. This street is shown to extend east, across the proposed River Terrace Park development, as a Neighborhood Route with bike lanes. The applicant's plans show SW Potomac Road meeting the Neighborhood Route standards from the west property boundary to the proposed SW 162nd Avenue location. From this point to the east boundary, the applicant has proposed a larger Neighborhood Route right-of-way, accommodating bike lanes and parking on one side. This wider cross section is approved. A second Neighborhood Route, the extension of the existing SW 161st Avenue from the Meyers Farms development, is proposed. This section will provide for bike lanes, but no parking. The full section will be constructed from the north property boundary to a point south of SW Maybelle Lane. From this point to the south boundary line the applicant has proposed construction of a half-street section. The Applicant requests use of the residential local skinny street option for SW Yukon Street, SW 164th Avenue, SW Swallow Terrace, SW 163rd Avenue, SW 162nd Avenue, SW 162nd Terrace, SW Maybelle Lane, SW Roslyn Lane, SW Blackstone Lane, and SW Hawk Ridge Road. The Traffic Analysis anticipates less than 1000 vehicles per day (VPD) on the subject local streets. The Applicant proposes the skinny street option that provides a 50-foot ROW and 28 foot paved section, in accordance with 18.810.4.B, for streets with less than 1000 vehicle trips per day (vpd). This skinny street section allows for parking on both sides of the street. A traffic flow plan has been submitted. The skinny street criteria have been met. The applicant will construct the north half of SW Hawk Ridge Road, as a local residential street, as shown in TDC Figure 18.810.4.B. Future Street Plan and Extension of Streets Section 18.810.030.F: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de- sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 12 of 31 street construction cost. Temporary hammerhead turnouts or temporary cul- de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The Applicant has provided a Future Street Plan, with profiles, showing the extension of SW Hawk Ridge Road, SW Yukon Street, SW Potomac (west) Street, SW Potomac (east), SW Blackstone Lane, SW Roslyn Lane, SW 163rd Avenue (north), SW 163rd Avenue (south), SW 162nd Avenue, SW 161st Avenue (south) and planned future streets adjacent to and around the development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The Applicant must show why the constraint precludes some reasonable street connection. The proposed street plans in the development meet the spacing standard of no more than 530 feet between connections, except where connection is restricted due to steep grades and existing development patterns to the north in unincorporated Washington County (Arbor Pointe and Meyers Farm) and to the west in the approved River Terrace Edge subdivision. Applicant has shown that the constraints preclude additional street connections. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 13 of 31 The Applicant states that the proposed local streets meet this standard. However, the applicant did not provide profiles for all of the streets for review. The applicant shall submit profiles of all streets with their permit application. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The site is not adjacent to and does not include any arterials or collector streets. Alley, public or private: Section 18.810.030.R states that: • Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. • While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. The proposed development includes an alley, 20 feet wide. The applicant states the development does not include intersections or sharp changes in alignment. However, the alley does intersect SW 161st Avenue on the east end and SW 162nd Avenue on the west end. The applicant shall revise their plans to provide adequate radius at the ends of the alleys or provide documentation that turning movements can be made. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 14 of 31 local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The Applicant's plans indicate they will be installing full sidewalk improvements with this development along both sides of the internal public streets. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The Applicant's plans indicate the construction of an 8-inch sewer main throughout the proposed public street system, draining west to the proposed South Pump Station, which is tentatively shown in River Terrace Edge. The Applicant shall demonstrate that the CWS south pump station will have sufficient capacity for the development prior to PFI. The Applicant must connect to adequate and operational public sewer facilities prior to issuance of building permits. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The River Terrace Community Plan addresses stormwater management and the need to protect the quality of the community's water supply, the built environment from flood damage during large storm events, and the health and function of stream corridors for habitat and recreation. A River Terrace Stormwater Master Plan was developed to address the following goals: • Restore/enhance vegetated corridors • Protect water quality • Preserve existing hydrology • Promote safe and long-lasting stormwater facilities • Balance the use of regional and on-site stormwater management • Preserve existing mature vegetation • Maximize use of multi-benefit facilities to create community amenities • Promote partnership with other public service providers ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 15 of 31 Stormwater management infrastructure is needed to protect the water quality of downstream natural resource areas, the downstream receiving waters from increased rates of erosion caused by additional water quantity, and the built environment from flood damage during large storm events. River Terrace Stormwater Master Plan has identified Strategy Areas A, B and C, with varying water quality and water quantity treatment tools. The proposed 31-acre River Terrace Park development is located primarily in Strategy Area B and flows to Tributary 5, as identified in the River Terrace Stormwater Master Plan. The recommended strategy for developments located in Area B is street, site, and neighborhood scale low impact development approaches as shown in Table 2.1 of Section 2 the Stormwater Management Strategy of the River Terrace Stormwater Master Plan. The applicant has submitted a Preliminary Stormwater Report for this project, prepared by Pacific Community Design, dated December 5, 2016. The applicant states that the northwest portion of the site cannot physically drain to the proposed pond and will therefore be piped to the pond being constructed with the River Terrace Edge development. Both water quality and quantity for the runoff from this portion of the site will be addressed on River Terrace Edge. The remainder of the site will be directed to an on-site pond that will provide both water quality and quantity for runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant states that the stormwater drainage system has been designed to accommodate potential runoff from the upstream drainage area. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 16 of 31 (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The Applicant has submitted a preliminary Water Quality & Detention Analysis, dated December 5, 2016. The proposed project is approximately 31 acres and will be developed to provide 158 single-family homes. The applicant has proposed an on-site facility for stormwater using the Tualatin River Urban Stormwater Tool (TRUST) to model both a flood flow frequency analysis and a flow duration analysis for this project. A final stormwater report shall be submitted with the Applicant's City of Tigard PFI Permit application. The quality/quantity facility shall be reviewed and approved by the city's design group prior to issuance of permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under- grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An Applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the Applicant's property shall pay a fee in-lieu of under-grounding. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 17 of 31 The Applicant states that all utility lines, as stated in the above standard, shall be placed underground in the proposed development ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Washington County Department of Land Use and Transportation (LUT) staff provided comments and conditions in a letter dated February 14, 2017. The Applicant shall comply with the recommended conditions by Washington County LUT, dated February 14, 2017. The Applicant has submitted a Traffic Impact Study prepared by Kittelson & Associates, dated September 30, 2016. The proposed River Terrace Park development, located on the east side of River Terrace Edge, will provide 158 single family homes. The Applicant shall comply with the recommendations of Kittelson's Traffic Impact Study, page 5. Preliminary Intersection sight distance shall be provided at all local street intersections created as part of the neighborhood prior to issuance of permits. Final Intersection sight distance shall be provided at all local street intersections created as part of the neighborhood prior to issuance of building permits. Public Water System: The City's Water System Hydraulic Study has indicated that this site falls within the 550-foot pressure zone. The Applicant shall connect to the proposed water system in SW 161st Avenue (8-inch) and SW 164th Avenue (16-inch). The Applicant shall extend the 16-inch line in SW 164th Avenue south to Potomac Road, then east and west, to the property boundaries. The Applicant shall further extend the 16-inch line south in SW 161st Avenue, from SW Potomac to the south property boundary. The Applicant may apply for credit for upsizing the line from 12-inch to 16-inch. The Applicant shall extend the 18-inch, 410 line from River Terrace Edge subdivision to Parcel 2, for future water reservoir. The Applicant may apply for credit for upsizing the line. The Applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 18 of 31 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facilities maintained through the year. The River Terrace Stormwater Master Plan identifies the proposed development as primarily being located in Strategy Area B. The plan recommends street, site and neighborhood scale low impact development approaches for water quality. The Applicant has a preliminary Water Quality & Detention Analysis, dated December 5, 2016. The proposed project is approximately 31 acres and will be developed to provide 158 single-family lots. The water quality treatment for the site will be provided by constructing a water quality swale located in the pond. The swale is proposed to be constructed in the southerly portion of the proposed pond, outside of the existing wetland and buffer, at an elevation above the frequent storage elevation (10% duration). Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the Applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 19 of 31 a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The Applicant will also be required to provide a geotechnical report, per Appendix J of the Oregon Specialty Structural Code (OSSC), for the proposed grading slope construction. A Report of Geotechnical Engineering Services for Bull Mountain development was prepared by GeoDesign, dated December 2, 2016. Recommendations for site preparation, construction and inspection have been provided in the report. The recommendations in the October 24, 2016 report prepared by GeoDesign shall be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The Applicant shall obtain a (CWS) Stormwater Connection Permit Authorization prior to issuance of the City of Tigard PFI permit. The site is over 5 acres in size, therefore an NPDES 1200-C permit is required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $8,450.00 (158 lots + 11 tracts) x($50/address) = $8,450.00). Survey Requirements The Applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the Applicant's as-built drawings shall be tied to the GPS network. The Applicant's engineer shall provide the City with an electronic ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 20 of 31 file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Include Acrobat (***.pdf) file and one 11x17 copy of as-builts. The Developer's Engineer (or "Engineer" in a CIP doc) shall provide the City of Tigard with coordinates on the Critical Assets shown on the table below. The coordinates should be based on NAD 83(91) State Plane Coordinates Zone 3601 Oregon North. An electronic copy of an Excel spreadsheet or database file shall be provided with the following fields: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD". Example: "SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45" "WV03", "WV", "7456956.654", "6298723.587", "214.05" Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Khoi Le, 503-718-2440) for review and approval: 1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 2. Prior to commencing site improvements, the Applicant shall submit 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 ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 21 of 31 information to the Engineering Department will delay processing of project documents. 3. 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 on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Local streets shall be designed and constructed to local street standards. Requirements prior to commencing site improvements for specific streets are as follows: • SW Potomac Road, a City Neighborhood Route shall be shown to have: - Right-of-way dedication of 58 feet, minimum, additional 8 feet for section of roadway with bike lanes and parking - Pavement width of 36 feet, 44 feet where parking is included - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - Underground utilities - 5-foot sidewalk with 5-foot planter strip - Street trees, lighting, striping, signs - Traffic control devices • SW 161st Avenue, a City Neighborhood Route shall be shown to have: Right-of-way dedication of 58 feet, minimum - Pavement width of 36 feet, minimum 24 ft east property boundary - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - Underground utilities - 5-foot sidewalk with 5-foot planter strip - Street trees, lighting, striping, signs ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 22 of 31 - Traffic control devices • Yukon Street, 164th Avenue, Swallow Terrace, 163rd Avenue, 162nd Avenue, 162nd Terrace, Maybelle Lane, Roslyn Lane, Blackstone Lane, and Hawk Ridge Road, local residential skinny streets, per TDC Figure 18.810.4.B, shall be shown to have: - Right-of-way dedication of 50 feet from centerline - Pavement width of 28 feet curb to curb - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - Underground utilities - 5-foot sidewalk with 5-foot planter strip - Street trees, lighting, striping, signs - Traffic control devices - Parking on both sides of the street • Private Alley - Shall not be less than 20 feet wide - Demonstrate adequate turning radius at each of alley 5. Prior to commencing site improvements, the Applicant shall submit profiles of all streets with their permit application(s). 6. Prior to commencing site improvements, the Applicant shall submit a preliminary certification of adequate sight distance for each public street intersection created with this development, prepared and stamped by a registered professional engineer, as well as a detailed list of improvements necessary to obtain adequate intersection sight distance. 7. Prior to commencing site improvements, the Applicant shall incorporate the recommendations outlined in the Kittelson & Associate's Traffic Impact Study, dated September 30, 2016. 8. Prior to commencing site improvements, the Applicant shall provide a queueing plan for SW Hawk Ridge Road, showing NO PARKING areas to accommodate two-way traffic. 9. Prior to commencing site improvements, the Applicant's PFI plans shall also provide for future development by extending the proposed sewer main to the east property boundary. 10. Prior to commencing site improvements, the Applicant shall provide verification from Clean Water Services (CWS) that the proposed CWS south pump station will have sufficient capacity to serve this development. 11. Prior to commencing site improvements, the Applicant shall submit final design plans and calculations to show the water quality swale to be constructed within the permanent facility will satisfy the requirements of the River Terrace Stormwater Master Plan. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 23 of 31 12. Prior to commencing site improvements, the Applicant shall submit final calculations for the detention facility using the TRUST model to meet the continuous flow duration requirements and ensure the amount of area set aside for the pond within the development is adequate. The calculations and any subsequent revisions to site layout shall be submitted with the Applicant's City of Tigard PFI Permit application. 13. Prior to commencing site improvements, the Applicant shall provide a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain, convey and treat runoff from each lot. 14. Prior to commencing site improvements, the Applicant shall incorporate the recommendations from the submitted geotechnical report by GeoDesign, dated October 24, 2016, into the final grading plan. The geotechnical engineer shall be employed by the Applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix J of the Oregon Structural Specialty Code (OSSC). 15. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 16. Prior to commencing site improvements, 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. 17. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 18. Prior to commencing site improvements, the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement (PFI) permit drawings. 19. 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. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 24 of 31 20. Prior to commencing site improvements, any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction and shall be reviewed and approved by the City as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system cost will be assessed prior to approval of the City of Tigard's PFI permit. 21. Prior to commencing site improvements, the Applicant's PFI drawing set shall show a 16-inch water main in SW 164th Avenue and SW Potomac Road east to SW 161st and south to the southern property boundary. The Applicant may apply for SDC water credits for the difference in cost between a 12-inch line and the 16-inch line for upsizing. 22. Prior to commencing site improvements, the Applicant's PFI drawing set shall show the extension of the 18-inch (410) water main from the River Terrace Edge subdivision to Parcel 2. The Applicant may apply for credit for upsizing the line. 23. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Khoi Le, 503-718-2440) for review and approval: 24. Prior to final plat approval, the Applicant shall obtain Washington County facilities permit for construction work in count rights of way. The Applicant's Washington County Facilities Permit shall contain: • construction drawings for work within the county right of way to extend SW 161st and SW 164th Avenues south to serve the development. The Applicant shall comply with the recommended conditions by Washington County LUT, dated February 14, 2017. 25. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of$8,450.00. (STAFF CONTACT: Oscar Contreras, 503-718-2687). 26. Prior to final plat approval, the Applicant shall execute a Development Agreement with the City of Tigard. The Development Agreement shall include the following: • The Applicant's commitment to comply with applicable funding components of the River Terrace Funding Strategy, as listed in Section 18.660.030.B, when adopted by the city and in effect. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 25 of 31 • The Applicant's commitment to build the infrastructure improvements necessary to provide adequate public facilities to serve the project pursuant to Section 18.660.030.E. • The city's agreement to provide credits for infrastructure improvements. • Special timing considerations for infrastructure improvements that are known to require additional time due to their review and approval being under control of Washington County not subject to the development agreement, which includes the Washington County Facilities Permit. 27. Prior to final plat approval, the Applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets, pathways and open space tracts. The street lights required for private streets and pathways shall be maintained and paid for by the HOA and metered separately from the public street light system. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s) and alleys. The Applicant shall submit a copy of the CC&R's to the Engineering Department (Oscar Contreras) prior to approval of the final plat. 28. Prior to final plat approval, the Applicant shall demonstrate that they have formed and incorporated a homeowner's association. 29. Prior to final plat approval, the Applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed LIDA private water quality and detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. 30. Prior to final plat approval, the Applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary (per ORS 92.050). Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final plat application submission requirements are as follows: ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 26 of 31 A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050), Washington County, and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director. • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at 503-718- 2421). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Khoi Le, 503-718-2440) for review and approval: 31. Prior to issuance of building permits, the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 32. Prior to issuance of building permits, the City Engineer shall deem the stormwater management facility completed, including all plantings and control structures. 33. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. 34. Prior to issuance of building permits, the Applicant shall submit a final construction supervision report prepared by the project geotechnical engineer. 35. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets shall be fully paved, 3) any off-site utility improvements are substantially completed, and 4) all public street lights are installed and ready to be energized. (NOTE: ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 27 of 31 the City, apart from this condition, and in accordance with the City's model home policy, may issue model home permits). 36. Prior to issuance of building permits, the Applicant shall submit as-built drawings tied to the GPS network. The Applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD": "SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45" "WV03", "WV", "7456956.654", "6298723.587", "214.05 37. Prior to issuance of building permits, the Applicant shall provide final intersection sight distance certification to both city and county staff. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF FINAL OCCUPANCY: Submit to the Engineering Department (Khoi Le, 503-718-2440) for review and approval: 38. Prior to issuance of occupancy, the applicant must have approval from CWS to connect to an operable pump station. 39. Prior to issuance of occupancy, the City Engineer shall deem the public improvements in Washington County right-of-way substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all public streets shall be fully paved, 3) any off-site street and utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 40. Prior to issuance of occupancy, the Applicant must obtain a finaled Washington County Facility Permit. A. Completion of necessary improvements, submission of adequate sight distance certification in accordance with county code, prepared and stamped by a registered professional engineer. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 28 of 31 Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the Applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the Applicant shall submit to the City a copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 29 of 31 The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 30 of 31 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS PDR 2016-00015 RIVER TERRACE PARK March 13, 2017 Page 31 of 31 OWWASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Operations&Maintenance Division (51400)SW Walnut Street, 51,-Hillsboro,Oregon 97123-5625 (503)846-7623• FAX:(503)846-7620 February 14, 2017 Monica Bilodeau City of Tigard Community Development 13125 SW Hall Boulevard Tigard, OR 97223 RE: River Terrace Park - Polygon City File Number: PDR2016-00015 / (SUB) 2013-00012 County File Number: CP- 93 Tax Map and Lot Number: 2S10800-02900/02901/03000 Location: SW 161st Avenue/SW 164th Avenue 'GPM Y' ., 1�d:,t—.t�irir-IL r.I 1,AL" } �_ e h 4�• � , AN• .fig'• I . ` 1k' „rp#i ,i,:ii : 1:e4::!;-' '. ;:f. ilk i'. 0 Washington County Department of Land Use and Transportation has reviewed this development application for a 158-unit planned development and subdivision. Access to the development will be provided by extending SW 161st Avenue and SW 164th Avenue, County- maintained local streets. Findings: 1. Resolution and Order 86-95 requires a minimum sight distance (measured in feet) equal to ten times the vehicular speed of the road(s) at proposed access location(s). This requirement applies to sight distance in both directions at each access. The applicant will be required to provide certification from a registered professional engineer that adequate intersection sight distance exists in both directions to County Standards (or can be obtained pursuant to specific Page 1 of 3 improvements) at the new street connections to SW 161st Avenue and SW 164th Avenue prior to commencing construction activities on the subject site. 2. Washington County Engineer reviewed the Transportation Analysis (Kittleson & Associates — September 30, 2016) submitted for this development proposal as required by R&O 86-95. The County concurs with the findings and recommendations included on page 5 of the Transportation Analysis. REQUIRED CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF FINAL APPROVAL OF THE SUBDIVISION PLAT BY THE CITY OF TIGARD AND WASHINGTON COUNTY: A. Submit to Washington County Public Assurance Staff, 503-846-3843: 1. Completed "Design Option" form. 2. $5,000.00 Administration Deposit. NOTE: The Administration Deposit is a cost-recovery account used to pay for County services provided to the developer, including plan review and approval, field inspections, as-built approval, and project administration. The Administration Deposit amount noted above is an estimate of what it will cost to provide these services. lf, during the course of the project, the Administration Deposit account is running low, additional funds will be requested to cover the estimated time left on the project(at then-current rates per the adopted Washington County Fee Schedule). If there are any unspent funds at project close out, they will be refunded to the applicant. Any point of contact with County staff can be a chargeable cost. If project plans are not complete or do not comply with County standards and codes, costs will be higher. There is a charge to cover the cost of every field inspection. Costs for enforcement actions will also be charged to the applicant. 3. A copy of the City's Land Use Approval with Conditions, signed and dated, including a copy of this letter. 4. Preliminary certification of adequate sight distance for the access point to SW 161st Avenue and SW 164th Avenue, in accordance with County Code, prepared and stamped by a registered professional engineer, as well as: a. A detailed list of improvements necessary to produce adequate intersection sight distance (refer to the following link for sight distance certification submittal requirements). http://www.co.wash i ngton.or.us/LUT/Divisions/CurrentPlanni ng/development-appl ication-forms.cfm 5. Three (3) sets of complete engineering plans for construction of the following public improvements, including a Geotech/Pavement report (to support roadway sections): Page 2 of 3 a. Access to SW 161 st Avenue/SW 164th Avenue to County and City standards (coordination with City/County staff is required). B. Obtain a Washington County Facility Permit upon completion of the following if the County will be conducting the inspections for the street connections to SW 161 st Avenue and SW 164th Avenue: 1. Provide Engineers Cost Estimate for the public improvements. 2. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.A.5. NOTE: The Public Assurance staff(503-846-3843)will send the required forms to the applicant's representative after submittal and approval of items listed under I.A. The Facility Permit allows construction work within County rights-of-way and permits site access only after the developer first submits plans and obtains Washington County Engineering approval, obtains required grading and erosion control permits, and satisfies various other requirements of Washington County's Assurances Section including but not limited to execution of financial and contractual agreements. This process ensures that the developer accepts responsibility for construction of public improvements, and that improvements are closely monitored, inspected, and built to standard in a timely manner. Access will only be permitted under the required Washington County Facility Permit, and only following submittal and County acceptance of all materials required under the facility permit process. Naomi Vogel - Associate Planner Cc: Rob Saxton P.E.-Road Engineering Services Paul Seitz,Assurances Section Transportation File Page 3 of 3 CleanWater Services MEMORANDUM Date: February 2, 2017 To: Monica Bilodeau, Associat anner, City of Tigard From: Jackie Sue Humphrey lean Water Services (the District) Subject: River Terrace Park,PDR2016-00015, SUB2016-00012,2S 1080002900,02901,03000 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for the District's Permit Authorization must he in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance,project will require a 1200-CN Erosion Control Permit. If site area and any offsite improvements required for this development exceed five-acres of disturbance, project will require a 1200-C Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. Sanitary sewer must be connected by gravity to the downstream pump station or other available gravity conveyance system. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Site contains a"Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 16-003867, dated December 5, 2016. i. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a separate tract, not part of any buildable lot and, shall be subject to a"Storm Sewer, Surface Water, Drainage and Detention Easement over its entirety", or its equivalent. j. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. k. If there is any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city) with copies of all DSL and USACE project authorization permits. 1. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. 10 www.tvfr.com Tualatin Valley Fire & Rescue February 6, 2017 Monica Bilodeau City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Re: River Terrace Park PDR2016-00015 Thank you for the opportunity to review the proposed site plan surrounding the above named development project. These notes are provided in regards to the plans received January 19, 2017. There may be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse this proposal predicated on the following criteria and conditions of approval. FIRE APPARATUS ACCESS: 1. DEAD END ROADS AND TURNAROUNDS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams can be found in the corresponding guide. http://www.tvfr.com/DocumentCenter/View/1438 (OFC 503.2.5 & D103.1) SW 163rd dead ends at lots 98 and 40. This distance is in excess of 150 feet. Provide an approved turn around to satisfy this condition. 2. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1) Parking plan shows parking at same location as hydrants. Vehicles shall not park at hydrants. Hawk Ridge does not provide adequate width to accommodate a hydrant. Also see condition #6. 3. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 4. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width —parking is not restricted (The City of Tigard has jurisdiction over all public street widths.) 5. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked "NO PARKING FIRE LANE" at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) Command and Business Operations Center and South Operating Center Training Center North Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-259-1500 503-259-1600 6. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) SW Hawk Ridge does not provide adequate width to accommodate hydrants. Also see condition #2. 7. TURNOUTS: Where access roads are less than 20 feet and exceed 400 feet in length, turnouts 10 feet wide and 30 feet long may be required and will be determined on a case by case basis. (OFC 503.2.2) 8. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3) 9. BRIDGES: Private bridges shall be designed and constructed in accordance with the State of Oregon Department of Transportation and American Association of State Highway and Transportation Officials Standards Standard Specification for Highway Bridges. A building permit shall be obtained for the construction of the bridge if required by the building official of the jurisdiction where the bridge is to be built. The design engineer shall prepare a special inspection and structural observation program for approval by the building official. The design engineer shall give, in writing; final approval of the bridge to the fire district after construction is completed. Maintenance of the bridge shall be the responsibility of the party or parties that use the bridge for access to their property. The fire district may at any time, for due cause, ask that a registered engineer inspect the bridge for structural stability and soundness at the expense of the property owner(s) the bridge serves. Vehicle load limits shall be posted at both entrances to bridges when required by the Fire Marshal. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the Fire Marshal. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the Fire Marshal. (OFC 503.2.6) 10. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3) 11. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 15%. 12. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a maximum of 5% grade with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 13. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 14. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%. 15. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 16. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC 503.4.1). Residential One-and Two-Family Development 3.2.1—Page 2 FIREFIGHTING WATER SUPPLIES: 17. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to OFC Appendix B. (OFC B105.2) 18. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 19. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply, approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) FIRE HYDRANTS: 20. FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where the most remote portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 21. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Table C 105.1. (OFC Appendix C) An additional hydrant is needed in the area of lot 10 for proper hydrant distribution. 22. FIRE HYDRANT(S) PLACEMENT: (OFC C104) • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1) • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the Fire Marshal. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire Marshal. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Fire Marshal. 23. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless approved by the Fire Marshal. (OFC C102.1) 24. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 25. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6 &OFC 312) Residential One-and Two-Family Development 3.2.1—Page 3 26. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) No parking is permitted in front of a fire hydrant. The parking plan indicates parking at the same location as proposed hydrants. BUILDING ACCESS AND FIRE SERVICE FEATURES 27. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) Provide a physical address on the new home, as well as, near the intersection of the private drive and public road visible from both approaches of[enter road intersections here] If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please feel free to contact me at 503-259-1504. Sincerely, 2f0 WO John Wolff Deputy Fire Marshal II Email John.wolff@tvfr.com Cc: TVFR File Residential One-and Two-Family Development 3.2.1—Page 4