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HomeMy WebLinkAboutRT2.0 Draft Housing and Natural Resources Approach Overview_10-16-25 City Council Update – October 28, 2025 Natural Resources and Housing Overview This document provides an overview of the draft natural resources and housing approaches for the River Terrace 2.0 Community Plan. This information is not intended to be exhaustive, and aspects of both approaches are currently in development. Following the October 28th City Council update and additional community and stakeholder engagement, the approaches will continue to be developed and refined. Natural Resources River Terrace 2.0 is subject to Title 13 of Metro’s Urban Growth Management Functional Plan. It requires the creation of a natural resources inventory and Title 13-compliant resource protection program. Both must be approved by Metro. Title 13 categorizes resource areas based location and vegetation. Categories include High, Moderate, and Low Habitat Conservation Areas (HCA) in riparian and upland habitat areas. Based on the draft inventory, there are High and Moderate HCAs in River Terrace 2.0 that require protection consistent with Title 13. Clear and Objective Approach Summary Riparian Habitat (Clean Water Services buffer) • High and Moderate HCAs: Subject to CWS requirements – estimated 95% protection Upland Habitat • High HCA: Oregon white oak grove – min. 95% protection • Moderate HCA Tier 1: Forests near CWS buffer, large forest areas – min. 80% protection • Moderate HCA Tier 2: Other vegetation near CWS buffer; smaller forest areas – min. 60% protection. Specimen Trees (existing large and ecologically important trees suitable in an urban context) • 100% protection of high and moderate-quality trees, except when conflicting with major streets • Protected specimen tree area counts towards required upland habitat protections: o High-Quality Specimen Trees count towards required Tier 1 protection. o Moderate-Quality Specimen Trees count towards required Tier 2 protection. Required Mitigation • Place protected areas in a tract with a conservation easement. • Remove hazardous and invasive vegetation within 50 feet of developed areas. • Pay tree removal fee for healthy trees over 20 inches in diameter Flexibility and Incentives • Required Tier 2 protected area may be reduced to 0% with equal protection of additional Tier 1 land. (1:1 land area swap) • Reductions of required protected area between 5-20% available for affordable housing development. Land Use Process: A Type 1 land use application will be required. Discretionary Approach Summary Riparian Habitat (CWS Buffer): Same requirements as clear and objective approach City Council Update – October 28, 2025 Upland Habitat • High HCA: min. 90% protection (5% reduction compared to clear and objective path) • Moderate HCA Tier 1: min. 60% protection (20% reduction compared to clear and objective path) • Moderate HCA Tier 2: min. 40% protection (20% reduction compared to clear and objective path) Specimen Trees • 100% protection of High-Quality Specimen Trees except when conflicting with major streets • Voluntary protection of Moderate-Quality Specimen Trees • Same allowance as clear and objective path to count area towards required upland protections Additional Flexibility and Incentives • Required Tier 2 protection may be reduced to 0% if 50% of required Tier 2 land is added to Tier 1 protected area. (0.5:1 land area swap) • Same affordable housing incentive available • Public parks and trails may be located in resource areas and count towards required protections. • Flexible standards available for protection of Moderate -Quality Specimen Trees Enhanced Mitigation & Public Benefits In exchange for reduced protection requirements and additional flexibility, applicants that choose to follow the discretionary path will be required to provide enhanced mitigation of natural areas and to demonstrate that their proposal provides public benefits consistent with the Community Plan. Land Use Process: A Type 3 land use application will be required. Housing This draft housing approach has been revised and refined since it was shared in the draft Housing Plan in June. The information below summarizes the current housing approach; refinements are in process. Zoning Districts Three new residential zoning districts are proposed to be created and applied to River Terrace 2.0. They are: • River Terrace Residential – A (RTR-A) • River Terrace Residential – B (RTR-B) • River Terrace Residential – C (RTR-C) Each zone will include requirements for allowed housing types, minimum required housing units (based on Net Development Area), requirements to provide undersupplied housing options, and other rules. The first draft of the River Terrace 2.0 Zoning Map is included below. The three residential zones are shown in addition to a new commercial zone (River Terrace Commercial, RT-COM) and a new Commercial Options Overlay (COO) for optional mixed-use development. Housing aligned with state law will be allowed in the RT- COM zone, and housing in the COO will follow the underlying zone district rules. Taxlot boundaries, streets, and mapped natural resource areas are also included on the map for reference. City Council Update – October 28, 2025 Zoning District Requirements RTR-A RTR-B RTR-C Allowed Housing Types Small Form Res. (SFR), Cottage Cluster, Quad, Rowhouse SFR, Cottage Cluster, Quad, Rowhouse, Courtyard Unit, Multiplex Quad, Rowhouse, Courtyard Unit, Multiplex, Apartment Min. Net Density* ** 10 du/ac 18 du/ac 28 du/ac Max Height 2.5 stories / 30 feet 3 stories / 35 feet 4 stories / 45 feet *Achieves 20 dwellings per net acre across the plan area. **Based on bedroom count for affordable housing development. Undersupplied Housing Options The draft housing approach includes Undersupplied Housing Options (USHO) which are categories or features of housing that are identified needs of the Tigard community and region that the housing market has not adequately provided on its own. The draft housing approach includes a requirement to provide USHO in developments. The details of this approach are still being developed to fully consider community and stakeholder input. The general structure of this requirement and a list of potential types of USHO is included below. The draft approach is a credit-based system that would require a total number of USHO credits to be included in development. Required credits would be calculated based on the total housing units required based on the zoning of the site. Development applicants would have a menu of USHOs to choose from, so they can decide which option(s) are most suitable for their development proposal. USHO would be required to be distributed on a site based on proposed phase boundaries to ensure that needed housing is offered throughout the Plan area. Phasing requirements are still in development, and enhanced flexibility will be available through the discretionary path. Staff are currently working to develop a complete list of USHO, and the draft list below describes types of housing needs that would earn credits. This list is based on Tigard’s last Housing Needs Analysis, the Oregon Housing Needs Analysis, the City of Beaverton’s 2023 Housing Needs Analysis, and community input. Staff are continuing engagement and research to refine the USHO approach to support flexibility and feasibility for development while ensuring needed housing is delivered in River Terrace 2.0. Draft USHO List: • Smaller Units: This option intends to ensure that single-detached homes and middle housing are available at a range of price points and sizes, such as starter homes, workforce housing, and homes for seniors to size down. • Large Apartment Units: We have heard from development professionals and the community that family-sized apartments are needed in Tigard and surrounding cities. • Common Courtyards: Shared greenspace supports climate resilience objectives by reducing private yards and helps build community among residents. Housing types with a common courtyard like cottage clusters are a top community priority based on engagement feedback. City Council Update – October 28, 2025 • Accessible Units: The building code regulates accessibility, but regulations only apply to select types of housing. When the rules do apply, only a small percentage of units must comply. This has led to a shortfall of units suitable for individuals with disabilities and seniors in Tigard and across the region. • Affordable Housing: Housing for individuals and households earning 120% or less of the Area Median Income are undersupplied throughout the region. This option will be structured to capture a wide range of affordability programs and providers to ensure affordable units are available in a variety of formats. Discretionary Approach Summary • Flexibility from zone district boundaries and development standards available such as minimum density, development standards, design standards, undersupplied housing options, and allowed housing types will be available. • Must provide public benefits; equitable distribution of housing that supports commercial, transit, and access to nature; and consistency with the Community Plan. • A Planned Development application will be required. Type 2 and Type 3 paths will be available, consistent with state law.