Ordinance No. 15-03 CITY OF TIGARD,OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. 15- 03
AN ORDINANCE ADOPTING ZONING DISTRICTS AND AMENDMENTS TO THE
TIGARD MUNICIPAL CODE TITLE 18 (COMMUNITY DEVELOPMENT CODE) TO
IMPLEMENT THE RIVER TERRACE COMMUNITY PLAN, RIVER TERRACE FUNDING
STRATEGY, AND RIVER TERRACE INFRASTRUCTURE MASTER PLANS AND
DECLARING AN EMERGENCY (]LAND USE FILES DCA2014-00001 AND ZON2014-
00002), ai e &o%l k 4&,feked 4eeo wofem ded G'!rapoer :7 oeesp-Onsc
tv e0ofinen-iLs
WHEREAS the City of Tigard annexed the properties in River Terrace in 2011 and 2013;and
WHEREAS the City of Tigard adopted the River Terrace Community Plan (Ordinance No. 14-15) on
December 16,2014 to guide future development in this area;and
WHEREAS the City of Tigard adopted the River Terrace Transportation System Plan Addendum
(Ordinance 14-16); River Terrace Sanitary Sewer Master Plan Addendum (Resolution 14-25); River
Terrace Water System Master Plan Addendum (Resolution 14-35); River Terrace Stonmwater Master
Plan(Resolution 14-42); River Terrace Park System Master Plan Addendum(Resolution 14-65); and the
River Terrace Funding Strategy(Resolution 14-66) specifying key infrastructure necessary to serve new
development planned for River Terrace and identifying funding mechanisms to provide such
infrastructure; and
WHEREAS it is necessary to adopt zoning districts and Tigard Community Development Code
amendments to implement the Tigard Comprehensive Plan, River Terrace Community Plan, River
Terrace Funding Strategy, and River Terrace Master Plans for transportation, sewer,water, stormwater,
and parks;and
WHEREAS adoption of zoning districts allows development applications to be filed and reviewed for
compliance with all applicable standards and criteria;and
WHEREAS it is the intent of the City Council that no development application be granted final
approval until such time as the infrastructure funding mechanisms are in effect or infrastructure is
otherwise assured or provided as set forth in the development code amendments, River Terrace
Funding Strategy, and River Terrace Master Plans;and
WHEREAS, on February 2, 2015, the Tigard Planning Commission held a public hearing, which was
noticed in accordance with city standards, and recommended approval of the zoning districts and
development code amendments by motion and with vote in support;and
WHEREAS, on February 24, 2014, the Tigard City Council held a public hearing, which was noticed
in accordance with city standards, to consider the Planning Commission's recommendation, hear
ORDINANCE NO. 15-03
Page 1
public testimony, apply applicable decision-making criteria, and to consider appropriate findings and
conclusions in support of adoption.
NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1. The Zoning Districts Map set forth in Exhibit `A' is hereby adopted designating the
zoning for each property shown therein.
SECTION 2: The amendments to the Tigard Municipal Code,Title 18 Community Development
Code set forth in Exhibit `B' are hereby adopted.
SECTION 3: The findings and conclusions contained in Exhibit `C' are hereby adopted as the
basis in support of this Ordinance;and.
SECTION 4: This Ordinance being necessary to allow development applications to be filed and
review to commence within the constraints of the construction season and
development cycle, an emergency is declared and this Ordinance shall take effect
immediately upon signing by the City Recorder and the Mayor.
PASSED: By Una19/1"0a_X vote of all Coun it members present after being read by
number and tide only, this„tel�hday ofC _, 2015
Carol Krager,City Recordef
APPROVED: By Tigard City Council this `1�-&day of ���ry a rc., ,2015.
Joh� ook,Mayor
Approved as to form:
*-A't'torney
ORDINANCE NO. 15-0 3
Page 2
■ F
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Kir Terrace
c o m m u n i t y p l a n
River Terrace Plan District:
Recommended Changes in
Response to Comments
City Council Public Hearing
DCA 2014-00001
February 24, 2015
18.660.030 Provision of Adequate Public Facilities
D. Exception.
3. An exception shall be granted only if the city finds that:
a. there 3s are adequate funding components in place for the infrastructure that is needed to
serve the proposed development; and:
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
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 Fundiniz Strategy and related infrastructure Master Plans.
18.660.060 River Terrace Boulevard Development Standards
D. Adjustments. Adjustments shall be processed through a Type II procedure, as governed by Section
18.390.040.The applicable approval authority may grant an ssRecial adjustment to a standard(s) in this
section provided for by Subsection 18.370.020. A.2, if all of the following approval criteria can be
met.
18.660.080 Street Design
A. River Terrace Boulevard.
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 aligmnent, ems—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 Subsection 18.370.020.C.9. All landscaped areas shall meet the Public
Improvement Design Standards for River Terrace Boulevard.
r _ EXHIBIT A
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R-1 2ZI ' ; O Medium-Density Residential:R-12 -
R-7 J ?ii. O Medium-Density Residential:R-7 -
OLow-Density Residential:R-4.5
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R-255 C'C' R_7 Existing Right-of-Way
i River Terrace Plan Area
Tigard City Boundary
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R-12
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EXHIBIT B
Chapter 18.660
RIVER TERRACE PLAN DISTRICT
Sections:
18.660.010 Purpose
18.660.020 Applicability
18.660.030 Provision of Adequate Public Facilities
18.660.040 Approval Criteria
18.660.050 Community Commercial Development Standards
18.660.060 River Terrace Boulevard Development Standards
18.660.070 Planned Developments
18.660.080 Street Design
18.660.090 Street Connectivity
18.660.100 On-Street Parking
18.660.110 Temporary Sales Offices and Model Homes
18.660.010 Purpose
The River Terrace Community Plan provides for a variety of land uses and residential densities consistent
with the city's desire to create a community of great neighborhoods that includes housing, neighborhood-
scale commercial businesses, schools, parks, and recreational opportunities. The purpose of the River
Terrace Plan District is to implement the adopted River Terrace Community Plan,River Terrace Funding
Strategy, and associated infrastructure Master Plans for water, sewer, stormwater, parks, and
transportation. The titles of these plans and the numbers of their adopting ordinances and resolutions are
as follows:
• River Terrace Community Plan(Ordinance14-15)
• River Terrace Transportation System Plan Addendum(Ordinance 14-16)
• River Terrace Sanitary Sewer Master Plan Addendum(Resolution 14-25)
• River Terrace Water System Master Plan Addendum(Resolution 14-35)
• River Terrace Stormwater Master Plan (Resolution 1442)
• River Terrace Park System Master Plan Addendum(Resolution 14-65)
• River Terrace Funding Strategy(Resolution 14-66)
This chapter ensures that public facilities are adequate to serve the anticipated levels of development
throughout River Terrace by:
• Implementing the River Terrace Community Plan and associated infrastructure Master Plans.
• Facilitating the transition of River Terrace from rural to urban land use through the timely,
orderly,and efficient provision of public facilities.
• Ensuring that public facilities are available in advance of or concurrent with development.
• Safeguarding the River Terrace community's health,safety,and welfare.
This chapter also implements those unique aspects of the River Terrace Community Plan and associated
infrastructure Master Plans related to commercial and residential design,transportation facilities,and park
and trail development.
River Terrace Plait District 18.660-1 2/24/15
• The commercial area is envisioned as a vibrant mixed-use center with pedestrian-scale street and
building amenities and high-quality design features.
• The transportation system is designed as a network of multi-modal streets that connects residents
to trails, schools, parks, and services. One that conforms to the rolling topography, builds upon
and connects to existing streets in the area,and effectively balances safety, comfort, and mobility
through thoughtful and location-specific street and intersection design.
• River Terrace Boulevard is designed to seamlessly integrate the River Terrace Trail into its
design, provide safe and comfortable multi-modal travel options, and include high-quality
pedestrian-scale design treatments that defines it as the neighborhood's signature street.
• Parks and trails are distributed throughout the area to provide a variety of convenient recreational
opportunities for residents and visitors.
The statements in this section do not constitute distinct approval criteria,but they shall guide and inform
the interpretation and application of the provisions in this chapter.
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 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:
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.
C. Deferral of Compliance.
1. The applicant may request to defer demonstrating compliance with one or more of the standards
in Subsections 18.660.030.13 and E as provided for below:
River Terrace Plan District 18.660-2 2124115
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 Subsection C.1 above 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 Subsection C.Lc above. 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
18.660.030.B, 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.
D. Exception.
1. An exception to one or more of the standards in Subsection 18.660.030.B may be obtained
through a Type II procedure as governed by Subsection 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
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
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
d. Executes an agreement prepared by the city agreeing that, if the new transportation SDCs
described in Subsection 18.660.030.13.1 are not in effect at the time of building permit
River Terrace Plan District 18.660-3 2/24/15
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.
£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.
3. An exception shall be granted only if the city finds that there is adequate funding in place for the
infrastructure that is needed to serve the proposed development.
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 storm water 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
River Terrace Plan District 18.660-4 2124115
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 storm water 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.
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.
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.
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 Subsections 18.420.020.1) 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.
River Terrace Plan District 18.660-5 2/24/15
B. Conditional Use, Planned Development,and Site Development Review Approval Criteria. In addition
to the approval criteria in Section 18.330.030, Sections 18.350.050 and 070, and Section 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.
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.
18.660.050 Community Commercial Development Standards [PLACEHOLDER]
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 18.660.060.D, 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 general location of the River Terrace
Boulevard ROW is shown on Map 18.660.B, which is located at the end of this chapter. The Public
Works Director, in consultation with the Community Development Director, shall approve the final
ROW alignment.
1. All single-family attached,single-family detached,and duplex development.
2. All multifamily residential development.
3. All development subject to conditional use approval.
B. Buildiniz Placement and Design.
1. The following standards shall apply to all single-family, duplex, and multifamily residential
development that is located on the side of the River Terrace Boulevard ROW opposite the trail
River Terrace Plan District 18.660-6 2/24/15
corridor, except as approved through the adjustment process in accordance with Subsection
18.660.060.D.
a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW
with their front or side lot lines.
i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the
building design standards in Subsection 18.660.070.I.
ii. Lots with side lot lines abutting the River Terrace Boulevard ROW shall meet the
building design standards for Articulation, Eyes on the Street, Detailed Design, and
Garages and Carports in Subsections 18.660.070.I.1, 2, 4, and 5 for the fagade that faces
the River Terrace Boulevard ROW.
b. Any building designed for residential use on a multifamily residential development site that is
located within 40 feet of the River Terrace Boulevard ROW shall meet all of the building
design standards in Subsection 18.660.070.I for the entire elevation that faces the River
Terrace Boulevard ROW, including those portions of the building fagade that may be further
than 40 feet from the ROW.
c. Multifamily residential development sites shall not include non-residential buildings or uses
(e.g. parking lots,detached garages or carports, and utility or storage buildings)within 40 feet
of the River Terrace Boulevard ROW.
2. The following standards shall apply to all single-family, duplex, and multifamily residential
development that is located on the side of the River Terrace Boulevard ROW with the trail
corridor, except as approved through the adjustment process in accordance with Subsection
18.660.060.D.
a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW
with their front, side,or rear lot lines.
i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the
building design standards in Subsection 18.660.070.I.
ii. Lots with side or rear lot lines abutting the River Terrace Boulevard ROW shall meet the
building design standards for Articulation, Eyes on the Street, Detailed Design, and
Garages and Carports in Subsections 18.660.070.1.1, 2, 4, and 5 for the fagade that faces
the River Terrace Boulevard ROW.
iii. All development shall provide at least one walkway connection between the development
and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length,or as
otherwise required by the City Engineer for connectivity purposes.
b. Any building designed for residential use on a multifamily residential development site that is
located within 40 feet of the River Terrace Boulevard ROW shall meet all of the building
design standards in Subsection 18.660.070.I for the entire elevation that faces the River
Terrace Boulevard ROW, including those portions of the building fagade that may be further
than 40 feet from the ROW.
River Terrace Plan District 18.660-7 2124115
c. Multifamily residential development sites shall not include non-residential buildings or uses
(e.g.parking lots,detached garages or carports,and utility or storage buildings)within 40 feet
of the River Terrace Boulevard ROW.
3. The following standards shall apply to all development subject to conditional use approval that is
located on either side of the River Terrace Boulevard ROW, except as approved through the
adjustment process in accordance with Subsection 18.660.060.D.
a. Any building that is located within 40 feet of the River Terrace Boulevard ROW shall meet
all of the building design standards in Subsection 18.660.070.I for the entire elevation that
faces the River Terrace Boulevard ROW,including those portions of the building fagade that
may be further than 40 feet from the ROW, or as otherwise determined by the approval
authority through the conditional use review process.
b. Any landscape element or structure, including an accessory structure or fence,that is located
in a yard abutting the River Terrace Boulevard ROW shall be located and designed to support
and reinforce a positive pedestrian streetscape experience.
c. Conditional use development located on the side of the River Terrace Boulevard ROW with
the trail corridor shall provide at least one walkway connection between the development and
the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, or as
otherwise determined by the approval authority through the conditional use review process.
d. Conditional use development shall not include parking lots within 40 feet of the River
Terrace Boulevard ROW.
4. Direct individual access to River Terrace Boulevard from single-family and duplex development
sites is not permitted along the River Terrace Boulevard ROW, except as approved through the
adjustment process in accordance with Subsection 18.660.060.D. Direct access to River Terrace
Boulevard from multifamily residential, conditional use, and commercial development sites are
allowed where no other practicable alternatives exist. If direct access is permitted by the city
through the site development or conditional use review process,the applicant shall be required to
mitigate for any safety or traffic management impacts identified by the City Engineer. This may
include, but is not limited to, the construction of an on-site vehicle turnaround to eliminate the
need for any vehicle turning or backing movements in the public right-of-way.
5. Fences,walls,hedges,or any combination thereof,such as a fence on top of a retaining wall, over
3 feet in height are not permitted in any front, side, or rear yard that lies between any single-
family, duplex, or multifamily residential development site and the River Terrace Boulevard
ROW, except as allowed below or as approved through the adjustment process in accordance
with Subsection 18.660.060.D. Unstained wood, unfaced concrete masonry units (CMU), and
chain link fencing are not permitted,except as required for wetlands or other sensitive areas.
a. Fences or walls that are an integral part of an entry, such as on a porch or stoop,are allowed
subject to the underlying base zone's setback standards.
b. Single-family and duplex development sites with side lot lines abutting the River Terrace
Boulevard ROW may have a fence,wall,or hedge up to 6 feet in height and 25 feet in length
along the side lot line for the purpose of enclosing a rear yard. Additionally, a fence,wall,or
hedge up to 6 feet in height may be of any length along the rear lot line and in the side yard
River Terrace Plan District 18.660-8 2/24/15
abutting the River Terrace Boulevard ROW for the purpose of enclosing the same rear yard.
See Figure 18.660.1 below for an illustration of this fence allowance.
Figure 18.660.1: Fence Allowance for Side Lot Lines Abutting River Terrace Boulevard
� •-•-• - - - - - - - - - - - -'
i Fence up to 6'in height i
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Y: No length restriction Rear Yard y
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—•—.—.—_-- •—.—•—.—•—.i X
RIVER TERRACE BLVD
C. Density Bonus. In order to help offset the land and development costs associated with the
construction of River Terrace Boulevard, residential development sites abutting River Terrace
Boulevard ROW that are not proposing a Planned Development may choose to propose smaller and
narrower lots along River Terrace Boulevard in accordance with Table 18.660.1 below. The reduced
lot sizes and lot areas per dwelling unit that are described below shall be used to calculate the
maximum and minimum number of residential units allowed in accordance with Subsections
18.715.020.13 and C. This density bonus shall only apply to those proposed residential lots within a
subdivision that will have a front, side, or rear lot line abutting the River Terrace Boulevard ROW.
All other proposed lots within the subdivision shall be subject to the minimum lot size and width
standards of the underlying base zone.
Table 18.660.1
Reduced Minimum Lot Size and Width for Residential Lots
Abutting River Terrace Boulevard
Minimum Lot Size Minimum Lot Width
R-4.5 Zone
Single-family detached lots 4,500 sf 40 ft
Duplex lots 7,000 sf 80 ft
R-7 Zone
Single-family detached lots 3,500 sf 35 ft
Duplex lots 7,000 sf 50 ft
Single family attached lots 2,500 sf 25 ft
River Terrace Plan District 18.660-9 2/24/15
Minimum Lot Size Minimum Lot Width
R-12 Zone
Multifamily 2,000 sf* NA
Single-family detached, duplex, 2,500 sf NA
and single-family attached lots
* Minimum lot area per dwelling unit for multifamily developments
D. Adjustments. Adjustments shall be processed through a Type I1 procedure, as governed by Section
18.390.040.The applicable approval authority may grant an adjustment to a standard(s) in this section
if all of the following approval criteria can be met.
1. The standard(s)cannot be met due to:
a. Topography or other natural constraints associated with the specific development site,or
b. Public safety concerns or other legitimate considerations associated with the specific use.
2. The proposed design provides safe and convenient vehicle and pedestrian connections to River
Terrace Boulevard.
3. If fences or walls, including retaining walls, over 3 feet in height are proposed, they are
constructed of high-quality materials including, but not limited to, brick, stone, or wrought iron.
Unstained wood,unfaced concrete masonry units(CMU),and chain link are not permitted,except
as required for wetlands or other sensitive areas.
18.660.070 Planned Developments
The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as
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 Subsections 18.715.020.A.3 and 4.
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:
a. 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
River Terrace Plan District 18.660-10 2124115
exception:
a. 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 1 additional foot for every 2 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.
c. 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 0 feet where proper clearances for
turning and backing movements are provided.
d. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on
lots not included in Subsection B.3.a above, 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 Subsections B.1 –3 above.
C. Private Outdoor Area—Residential Use. The private outdoor area requirements of 18.350.070.D.5
shall only apply to multifamily development.
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.
E. Shared Open Space Facilities. The shared open space facility requirements of Subsection
18.3 50.070.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
River Terrace Plan District 18.660-11 2/24/15
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.
2. The development shall include at least three(3) 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 public access easement shall be maintained by a homeowner
association.
b. 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.
c. 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.
d. 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.
e. High-quality architectural features on attached and detached single-family dwelling units and
duplexes that meet the building design standards in Subsection 18.660.070.1.
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.
River Terrace Plan District 18.660-12 2124115
F. Qpen Space Conveyance. The standards of Subsection 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.
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.
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.
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.
1. Articulation. All buildings shall incorporate design elements that break up all street-facing
fagades into smaller planes as follows. See Figure 18.660.2 below for an illustration of
articulation.
Figure 18.660.2: Building Articulation
Dormer
Balcony
Porch
Recessedfar,ade
a. This standard does not apply to buildings on lots that have less than 30 feet of street frontage.
River Terrace Plan District 18.660-13 2124115
b. For buildings on lots with 30—60 feet of street frontage, a minimum of one of the following
elements shall be provided on each street-facing facade that has 30 — 60 feet of street
frontage.
i. A porch that is at least 5 feet deep.
ii. A balcony that is at least 2 feet deep and is accessible from an interior room.
iii. A window that projects at least 2 feet from the street-facing facade and is at least 5 feet
wide(e.g.bay window).
iv. A vertical wall section that is offset by at least 2 feet from the street facing facade and is
at least 6 feet wide.
v. A gabled dormer.
c. For buildings on lots with over 60 feet of street frontage, a minimum of one additional
element from Subsection I.Lb above shall be provided for every 30 feet of street frontage
over 60 feet, on each street-facing facade that has over 60 feet of street frontage. Elements
shall be distributed along the length of the facade so that there is no more than 30 feet
between elements.
2. Eyes on the Street.At least 12%of the area of each street-facing facade must include windows or
entrance doors. See Figure 18.660.3 below for an illustration of eyes on the street. Street facing-
facade is defined as the aggregate area of all vertical exterior walls measured from top of finished
floor at lowest level to top plate or roof eave at highest level, including areas of exterior walls
above top plate or roof eave,such as areas within gables,dormers,and clerestories.
Figure 18.660.3: Eyes on the Street
Street-facing windows and
main entrance door
50,'� of garage door
window area
a. Windows. Window area is the aggregate area of each window unit measured around the
visible perimeter of the window, including the outer window frame and any interior grids,
River Terrace Plait District 18.660-14 2/24/15
mullions,or transoms.
i. Wall Windows. All of the window area in a street-facing fagade wall, including the side
wall of a garage, may count toward meeting this standard provided that the windows are
transparent and allow views from the building to the street. Glass blocks and privacy
windows in bathrooms do not count toward meeting this standard.
ii. Garage Door Windows. Half of the window area in the door(s) of an attached garage
may count toward meeting this standard.
b. Entrance Doors. Door area is considered the portion of the door that moves. Door frames do
not count toward this standard. Entrance doors used to meet this standard must be parallel to
the street or at an angle that is no more than 45 degrees from the street.
3. Entrances. At least one entrance must meet both of the following standards. See Figure 18.660.4
below for an illustration of entrances.The entrance must be:
a. Set back no further than 8 feet beyond the longest street-facing wall of the building;and
b. Parallel to the street,at an angle that is no more than 45 degrees from the street,or open onto
a porch. If the entrance opens onto a porch,the porch must meet the following standards:
i. Have a minimum area of 25 square feet and a minimum depth of 5 feet;and
ii. Have at least one porch entry facing the street; and
iii. Have a roof that is no more than 12 feet above the floor of the porch; and
iv. Have a roof that covers at least 30%of the porch area.
Figure 18.660.4: Entrances
I I I I
GARAGF DW^LLIGARAGE DME
LLNG
UNIT w NITG
° " j
ra
Mawmum
I a l I I
i Longest i i F'orcl+entry
street-facing wall
of dwelling unit
Front lot line Front lot line
FAdrWAR Crvir,w.a l k
J STREET —__ ____._._ _.__ STREET
4. Detailed Design. All buildings shall include at least five (5) of the following elements on all
River Terrace Plan District 18.660-15 2/24/15
street-facing fagades. See Figure 18.660.5 below for an illustration of detailed design elements.
a. Covered porch: A minimum depth of 5 feet, as measured horizontally from the face of the
building wall,and a minimum width of 5 feet.
b. Recessed entry area: A minimum depth of 2 feet, as measured horizontally from the face of
the building wall,and a minimum width of 5 feet.
Figure 18.660.5: Detailed Design Elements
____._._ RC" Irne offsets
r
Roof eaveti
• 1 �-x---Window trim
C�
Covered porch
�----Recessed entry
c. Wall offset: A minimum offset of 16 inches from one exterior wall surface to the other.
d. Dormer: A minimum width of 4 feet that is integrated into the roof form.
e. Roof eave: A minimum projection of 12 inches from the intersection of the roof and the
building walls.
f. Roof offset: A minimum offset of 2 feet from the top surface of one roof to the top surface of
the other.
g. Roof shingles: Tile or wood shingle roofing material.
h. Roof design: Gable roof,hip roof,or gambrel roof design.
i. Roof pitch: One roof pitch of at least 500 square feet in area that is sloped to face the
southern sky and has its eave line oriented within 30 degrees of the true north/south axis.
j. Horizontal lap siding: A minimum visible lap width of 3 to 7 inches once installed. The
siding material must be wood, fiber-cement,or vinyl to meet this standard.
k. Accent siding: Brick, cedar shingles, stucco, or other accent material that covers a minimum
of 40%of the street-facing fagade.
River Terrace Plan District 18.660-16 2/24/15
1. Window trim: A minimum width of 2.5 inches and a minimum depth of 5/8 inches around all
street-facing windows.
m. Window recess: A minimum depth of 3 inches,as measured horizontally from the face of the
building wall, for all street-facing windows expect where a bay window is proposed that
meets the standard in Subsection I.4.n below.
n. Window projection (e.g. bay window): A minimum depth of 2 feet,as measured horizontally
from the face of the building wall,and a minimum width of 5 feet.
o. Balcony: A minimum depth of 3 feet and a minimum width of 5 feet that is accessible from
an interior room.
p. Attached garage: 35% or less of the street-facing facade width, as measured between the
inside of the garage door frame.
5. Garages and Carports. These standards are intended to prevent garages from obscuring or
dominating the street-facing facade of residential buildings. See Figure 18.660.6 below for an
illustration of garage door width.
a. Garage Setback: A garage or carport shall be no closer to the front or side lot line than the
longest street-facing wall of the building that encloses living area,except as follows:
i. A garage or carport may extend up to 5 feet in front of the longest street-facing wall if
there is a covered front porch and the garage or carport does not extend beyond the front
of the porch.
ii. A garage or carport may extend up to 5 feet in front of the longest street-facing wall
where the garage is part of a 2-story building and there is a window on the second story
above the garage that faces the street with a minimum area of 12 square feet.
b. Garage Door Width: The width of a garage door is the width of the opening as measured
from inside the garage door frame.
i. A dwelling is allowed one 12-foot-wide garage door, regardless of the total width of the
street-facing facade.
ii. A dwelling may have a garage door wider than 12 feet provided that it does not exceed
40%of the total width of the street-facing facade on which the garage door is located.
iii. The maximum allowed garage door width may be increased to 50% of the total width of
the street-facing facade provided that a total of seven (7) detailed design elements from
Subsection 18.660.070.1.4 are included on the street-facing facade on which the garage
door is located.
c. Garage Orientation: A garage may face the front or side lot line on a corner lot provided that
the Eyes on the Street standard in Subsection 18.660.070.1.2 is met for both street-facing
facades.
River Terrace Plan District 18.660-17 2124115
Figure 18.660.6: Garage Door Width
Property Line ' - - - • — • — • — •—•—• — • . .I
I
• Building X: 12' allowed outright. More
than 12'allowed when X no
i more than 40% (or 50% in
some circumstances)of Y.
Y: Street-facing fagade.
I I
Garage (X measured
between the inside
of the garage door
F-- X frame)
� Y -
L. . .. .. ... ... ._. ... . .. ....J
STREET
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.
Figure 18.660.7: River Terrace Boulevard Cross-Section
47 V 2
vc»rvrvf.,fn�-v�
14'Median/ S•
6' 8.5" Jurn Lane"' 11' 5.5" 13"' ' 12'Trail 13'•..,
R/W 110'
3 Lane 110'RN
Includes 0.5'curb
Interspersed with 6'landscape strip extensions
Includes 2'clearance from travel lanes and 0.5'curb on both sides
—26'minimum width of landscaping unequally distributed on both sides of the trail
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 width may be
reduced to lessen impacts on protected natural resource areas. Right-of way width 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
River Terrace Plan District 18.660-18 2/24/15
final alignment and right-of-way width 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 Subsection 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: 6-foot minimum
width.
ii. With on-street parking, and adjacent to trail corridor: 5.5-foot minimum width (includes
0.5-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: 8.5-foot minimum
width(includes 0.5-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: 8.5-foot minimum width
(includes 0.5-foot curb) between travel lane and trail. This width may also be used to
meet the trail corridor landscaping requirement in Subsection A.1.f.ii below.
c. Bike Facilities: Accommodated within trail corridor described in Subsection A.Lf below.
d. On-Street Parking: 8-foot minimum width where provided,interspersed with 6-foot minimum
width landscape strip extensions.
e. Travel Lanes:
i. Through Lanes: One 11-foot travel lane in each direction.
ii. Median: 14 feet between travel lanes to be used for landscaping, pedestrian crossing
refuge, or left-turn lane (includes 2-foot clearance from travel lanes and 0.5-foot curb on
both sides).
iii. Left-Turn Lane: 11-foot minimum width where left turns are allowed, as determined by
the City Engineer.
f. Trail Corridor: 38 feet minimum width on one side of the street.
i. Trail: 12 feet minimum width of paving.
ii. Trail Corridor Landscaping: 26 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.
River Terrace Plan District 18.660-19 2/24/15
g. Required Street Lighting: Intersection safety lighting and basic street lighting per Public
Improvement Design Standards.
h. Vehicle Access: See Subsection 18.660.060.B.4.
B. Commercial Collector. 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 18.660.13,which is located at the end of this chapter.
Figure 18.660.8: Commercial Collector Cross-Section
1
.5' 8' 5.5' 6'Bike, ill ill .6'Bike _ + _ 5' 8' S'
R/W 78'
1 Lane 78'RM
1. Design Standards for Commercial Collector. Right-of-way width shall be 78 feet, plus additional
right-of-way as needed for slopes, retaining walls, etc. Right-of-way width may be reduced to
lessen impacts on protected natural resource areas. Right-of way width may also be reduced
where the city determines that a reduction is 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. The City Engineer shall determine the final
alignment and right-of-way width 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 Subsection 18.370.020.C.9.
a. Sidewalks: 8-foot minimum width on both sides of the street.
b. Landscape Strips/Furnishing Zones/Tree Wells: 5.5-foot minimum width on both sides of the
street(includes 0.5-foot curb).
c. Bike Facilities: 6-foot minimum width bike lanes on both sides of the street.
d. On-Street Parking: 8-foot minimum width on both sides of the street.
e. Travel Lanes:
i. Through Lanes: One 11-foot lane in each direction.
ii. Left-Turn Lane: 11-foot minimum width where left-turns are allowed, as determined by
the City Engineer.
River Terrace Plan District 18.660-20 2124115
f. Required Street Lighting: Intersection safety lighting, basic street lighting, and pedestrian—
scale lighting.
g. Pedestrian Street Crossings: Curb extensions shall be provided at all pedestrian street
crossings (midblock or at intersections) unless the City Engineer finds it is in the public
interest not to require curb extensions(e.g., to facilitate truck turning movements).
C. Arterial Streets. The following street design standards apply to the Arterial Streets in the River
Terrace Plan District as shown on Map 18.660.13, which is located at the end of this chapter.
[PLACEHOLDER FOR ROY ROGERS ROAD AND SCHOLLS FERRY ROAD CROSS
SECTIONS]
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.
1. The skinny street option in Figure 18.810.6.13 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 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 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
River Terrace Plan District 18.660-21 2124115
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 others than those described in Subsection D.2 above
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 Subsection 18.370.020.C.9.
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 Subsection 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.
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.
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.
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.
River Terrace Plan District 18.660-22 2/24/15
18.660.100 On-Street Parking
A. Applicability. In addition to the standards in Chapter 18.765 for off-street parking, the following on-
street 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 above shall
provide the following number of on-street parking spaces:
1. For a dwelling with 1 off-street parking space, a minimum of 2 on-street parking spaces shall be
provided.
2. For a dwelling with 2 off-street parking spaces, a minimum of 1 on-street parking space shall be
provided.
3. For dwellings with more than 2 off-street parking spaces,a minimum of 1 on-street parking space
shall be provided for every 2 lots with more than 2 off-street parking spaces that are adjacent to
each other.
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.
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-streeet parking spaces required in Subsections B.1 — 3 above may be
provided on a street frontage not associated with the affected lot provided that the required
parking 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 Subsections B.1 — 3 above 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 8 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 5 feet wide
and contains living ground cover and trees spaced every 15 —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
River Terrace Plan District 18.660-23 2124115
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 assocation 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, incuding 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.
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 Subsection 18.370.020.C.6.a.
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 Subsection
18.785.030,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:
River Terrace Plan District 18.660-24 2124115
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.
B. Model Homes.
1. The number of model homes shall be limited to:
a. Three, or one for every 6 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.
b. One, or one for every 6 acres of land proposed for subdivision in a preliminary plat,
whichever is greater, if the preliminary plat application is not 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,facade 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 lot for any purpose.Nor shall the model home approval be the
basis for a variance,exception,vested right or nonconforming use.
River Terrace Plan District 18.660-25 2/24/15
5. No model home may be occupied except during established business hours and in no event shall
be used as an overnight accommodation.
6. 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.
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 Subsection D.2
below.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.
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 Subsection D.1 above
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 above.
River Terrace Plan District 18.660-26 2/24/15
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EXHIBIT C
Hearing Date: February 24,2015 Time: 7:30 PM
PLANNING COMMISSION
RECOMMENDATION TO THE '
CITY COUNCIL
FOR THE CITY OF TIGARD, OREGON
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NAME: RIVER TERRACE PLAN DISTRICT &ZONING MAP
AMENDMENTS
FILE NO.: Development Code Amendment (DCA) 2014-00001
Zone Map Amendment(ZON) 2014-00002
PROPOSAL: Tigard Community Development Code text amendments and Zoning Map
amendments necessary to implement the River Terrace Community Plan,
recently adopted by Tigard City Council on December 16, 2014. Proposed
changes include the adoption of a new chapter (18.660) within the
Community Development Code to create the River Terrace Plan District and
the assignment of zoning districts on the city's Zoning Map to the
approximately 490 acres of land within River Terrace.
APPLICANT: City of Tigard OWNER: N/A
13125 SW Hall Boulevard
Tigard,OR 97223
LOCATION: River Terrace Plan Area
APPLICABLE REVIEW CRITERIA:
Tigard Community Development Code Subsection 18.390.060.G;
Comprehensive Plan Goals 1, 2, 6, 7, 8, 10, 11, 12, 13 and 14; River Terrace
Community Plan;Metro's Urban Growth Management Functional Plan Titles
1 and 11; Metro's Regional Transportation Function Plan Title 1; and
Statewide Planning Goals 1,2,6,7,8,10,11,12,13 and 14.
SECTION II. PLANNING COMMISSION RECOMMENDATION
Planning Commission recommends approval by ordinance of the River Terrace Plan District and
River Terrace Zoning Map Amendments,as determined through the public hearing process.
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA201""l/ZON2014-"M PAGE 1 OF 30
SECTION III. BACKGROUND INFORMATION
Project History
On December 16,2014,the City of Tigard adopted the River Terrace Community Plan,a long-
range planning document that supplements the Tigard Comprehensive Plan. It is designed to guide
development and investment in River Terrace over the next several decades as it transitions from
rural to urban land uses. It is the result of many years of analysis and visioning by the community,
City of Tigard leadership and staff,Washington County leadership and staff,and numerous partner
agencies.
Proposal Description
This proposal includes text amendments to the Community Development Code (CDC),and
associated Zoning Map Amendments necessary to implement the River Terrace Community Plan.
Proposed changes include the adoption of a new chapter(18.660)within the Community
Development Code to create the River Terrace Plan District and the assignment of zoning districts
on the city's Zoning Map to the approximately 490 acres of land within River Terrace.
River Terrace Plan District Chapter
A new plan district chapter is proposed in the Community Development Code to implement key
aspects of the River Terrace Community Plan.Plan districts provide a means to create a unique set
of development regulations for specific areas that are defined in special plans or studies that work
in tandem with base zone regulations to create desired outcomes.The city currently has five plan
districts that include such diverse areas as downtown Tigard,Washington Square Mall,and the
Tigard Triangle.The intent of the River Terrace Plan District is to address those development
conditions that are unique to River Terrace and that were identified through the community
Planning process. Key elements include:
• Implementation of the River Terrace Boulevard design concept.
• Alignment of the Planned Development open space requirements with the adopted parks
master plan for River Terrace.
• Provision or assurance of adequate public facilities prior to specific development approvals
from the city.
Zoning District Designations
When Tigard City Council adopted the River Terrace Community Plan,it also adopted
Comprehensive Plan designations for all land within River Terrace. Comprehensive Plan
designations determine where certain kinds of land uses—such as residential and commercial
uses—are allowed. Zoning district designations build upon and implement these land use
designations and determine where specific development regulations apply. Such regulations include,
but are not limited to,lot sizes and dimensions,building heights and setbacks,and parking
requirements.
In River Terrace, the proposal contains one commercial zone and four residential zones.The
residential zones range from low-density residential(R-4.5) to medium high-density residential(R-
25).Higher density zones are proposed near commercial uses and along major travel corridors.
Lower density zones are proposed in areas with steep slopes and along the area's eastern and
northern edges to provide a buffer between existing lower density neighborhoods and future higher
density neighborhoods.
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 2 OF 30
The proposed Zoning District designations are consistent with the recently adopted
Comprehensive Plan designations. Once Zoning District designations are adopted,land use
applications for development in River Terrace may be submitted to the city for review.According
to the proposed code,however, final development approval cannot be granted until public facilities
are provided or assured.
Planning Commission Recommendation
On February 2,2015,Tigard Planning Commission held a public hearing on the River Terrace
Code Amendments (DCA 2014-00001) and Zoning Districts Map (ZON 2014-00002).After
listening to staffs presentation and public testimony, followed by careful deliberations,the
Planning Commission made a unanimous recommendation to Tigard City Council to adopt the
River Terrace Code Amendments and Zoning Districts Map.
SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS
This section contains all the applicable city,state and metro policies,provisions,and criteria that
apply to the proposed comprehensive plan amendment. Each section is addressed demonstrating
how each requirement is met.
APPLICABLE PROVISIONS OF THE TIGARD COMMUNITY DEVELOPMENT
CODE (TITLE 18)
Chapter 18.380:Zoning and Text Amendments
18.380.020.A Legislative zoning map and text amendments shall be undertaken by
Legislative means of a Type IV procedure, as governed by Section 18.309.060G
Amendments
FINDING: The proposed legislative amendments are being reviewed under the Type
IV legislative procedure as set forth in the chapter.This procedure requires
public hearings before both the Planning Commission and City Council.
Chanter 18.390:Decision-Making Procedures
18.390.020.B.4 Type IV procedures apply to legislative matters. Legislative matters
Type IV involve the creation, revision,or large-scale implementation of
Procedures public policy.Type IV matters are considered initially by the
Planning Commission with final decisions made by the City Council.
FINDING: This text amendment to the Tigard Comprehensive Plan and map
amendments to the Tigard Zoning Map establish standards and procedures
to be applied generally across the River Terrace Plan area,an area
approximately 490 acres in size.These amendments will be reviewed under
the Type IV procedure as detailed in Section 18.390.060.G. In accordance
with this section,the amendment is initially being considered by the
Planning Commission with City Council making the final decision.
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 3 OF 30
18.390.060.G. The recommendation by the Commission and the decision by the
Decision-making Council shall be based on consideration of the following factors:
considerations. 1. The Statewide Planning Goals and Guidelines adopted under
Oregon Revised Statutes Chapter 197;
2. Any federal or state statutes or regulations found applicable;
3. Any applicable Metro regulations;
4. Any applicable comprehensive plan policies; and
5. Any applicable provisions of the City's implementing
ordinances.
FINDING: Findings and conclusions addressing the applicable criteria above for the
proposed text amendments to the Tigard Community Development Code,
and map amendments to the Tigard Zoning Map, are provided within this
report.
CONCLUSION: Based on the findings above and below, approval criteria for a Type IV
decision are satisfied.
APPLICABLE GOALS/POLICIES OF THE TIGARD COMPREHENSIVE PLAN
Chapter 1: Citizen Involvement
Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity
to participate in all phases of the planning process.
Policy 2 The City shall define and publicize an appropriate role for citizens in
each phase of the land use planning process.
Policy 3 The City shall establish special citizen advisory boards and
committees to provide input to the City Council, Planning
Commission, and City staff.
Policy 5 The opportunities for citizen involvement provided by the City shall
be appropriate to the scale of the planning effort and shall involve a
broad cross-section of the community.
FINDING: The proposed text and map amendments implement the River Terrace
Community Plan. Citizens,affected agencies,and other jurisdictions were
given the opportunity to participate in all phases of the River Terrace
Community Plan process. The plan describes opportunities like:
• Advisory committees—a Stakeholder Working Group (SWG),
Technical Advisory Committee (TAC),and Implementation
Subcommittee were formed to advise the process.
• Community meetings—Eight were held prior to the adoption
process.
• Online Tools—A blog and online forum were set up for public
participation
PLANNING COMMISSION RECOMMENDATION TO"THE CITY COUNCIL
DCA2014-00001 /ZON2014-00002 PAGE 4 OF 30
The proposed Zoning Map Amendments were revised and reviewed as part
of the Community Plan process.The Stakeholder Working Group made up
of River Terrace project stakeholders reviewed and recommended the
proposed Zoning map to City Council.
The River Terrace Plan District Chapter directly implements the adopted
Community Plan and associated infrastructure master plans for water sewer,
stormwater,parks,and transportation. For example,such policy
considerations include:
• "Amend the Community Development Code and the Public
Improvement Design Standards to implement the commercial area
vision and design concept for River Terrace Boulevard." (Action
Measure 3-2,RTCP)
• "Amend the Community Development Code to better align the open
space requirements for Planned Developments in River Terrace with
the River Terrace PSMP Addendum." (Action Measure 5-3,RTCP)
Project stakeholders were invited to two meetings to discuss the draft Plan
District Chapter,and the draft was available online for review and comment.
In addition,several opportunities for participation are also built into the text
and map amendment process,including:
• Public Hearing notification requirements pursuant to Chapter
18.390.060 of the Tigard Community Development Code and
Measure 56.Public hearing notice of the Planning Commission and
City Council public hearings was sent to the interested parties list and
all River Terrace property owners.
• A notice was published in the January 15,2015 issue of The Tigard
Times (in accordance with Tigard Development Code Chapter
18.390).The notice invited public input and included the phone
number of a contact person to answer questions.The notice also
included the address of the City's webpage where the entire draft of
the text changes could be viewed.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 1.1 Policies
2,3 and 5 are met.
Goal 1.2 Ensure all citizens have access to:
A. opportunities to communicate directly to the City,and
B. information on issues in an understandable form.
Policy 1 The City shall ensure pertinent information is readily accessible to the
community and presented in such a manner that even technical
information is easy to understand.
Policy 2 The City shall utilize such communication methods as mailings,
posters,newsletters, the internet, and any other available media to
promote citizen involvement and continue to evaluate the
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON201"0002 PAGE 5 OF 30
effectiveness of methods used.
Policy 4 The City shall ensure citizens receive a timely response from
policymakers regarding recommendations made through the citizen
involvement program.
Policy 5 The City shall seek citizen participation and input through
collaboration with community organizations, interest groups, and
individuals in addition to City sponsored boards and committees.
Policy 6 The City shall provide opportunities for citizens to communicate to
Council, boards and commissions, and staff regarding issues that
concern them.
FINDING: The proposed text and map amendments implement the River Terrace
Community Plan, and were discussed during development of the plan. The
adopted River Terrace Community Plan describes how citizens could
communicate directly to the city about the project and receive information
on issues in an understandable form. Community Plan Goal 1: Public
involvement lists opportunities like:
• Updates to City boards and commissions
• Presentations to neighborhood and special interest groups
• River Terrace project website,blog,and interactive maps
• Printed informational material and mailings
Citizen involvement led to several key River Terrace Community Plan
refinements,including the type and location of Comprehensive Plan
Designations which the proposed Zoning Map amendments will implement.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 1.2 Policies
1,2, 4, 5 and 6 are met.
Chapter 2: Land Use Planning
Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations
and action plans as the legislative basis of Tigard's land use planning
program.
Policy 1 The City's land use program shall establish a clear policy direction,
comply with state and regional requirements, and serve its citizens'
own interests.
Policy 2 The City's land use regulations, related plans, and implementing
actions shall be consistent with and implement its Comprehensive
Plan.
Policy 3 The City shall coordinate the adoption, amendment, and
implementation of its land use program with other potentially affected
PLANNING COMMISSION RECOMW NDATION TO THE CITY COUNCIL,
DCA2014-00001/ZON2014-00002 PAGE 6 OF 30
jurisdictions and agencies.
Policy 7 The City's regulatory land use maps and development code shall
implement the Comprehensive Plan by providing for needed urban
land uses including:
A. Residential;
B. Commercial and office employment including business parks;
C. Mixed use;
D. Industrial;
E. Overlay districts where natural resource protections or special
planning and regulatory tools are warranted; and
F. Public services.
Policy 12 The City shall provide a wide range of tools, such as planned
development, design standards, and conservation easements, that
encourage results such as:
A. High quality and innovative design and construction;
B. Land use compatibility;
C. Protection of natural resources;
D. Preservation of open space; and
E. Regulatory flexibility necessary for projects to adapt to site
conditions.
Policy 20 The City shall periodically review and if necessary update its
Comprehensive Plan and regulatory maps and implementing
measures to ensure they are current and responsive to community
needs, provide reliable information, and conform to applicable state
law, administrative rules, and regional requirements.
Policy 21 The City shall establish design standards to promote quality urban
development and to enhance the community's value, livability, and
attractiveness.
FINDING: The goals and policies contained in the Tigard Comprehensive Plan provide
the basis for the city's land use planning program. The River Terrace
Community Plan is a product of this program and an ancillary
Comprehensive Plan document. The proposed text and map amendments
implement the goals and policies of these two documents for the River
Terrace plan area. Together they provide for a variety of land uses and
residential densities consistent with the community's desire to create a
community of great neighborhoods that includes housing,neighborhood-
scale commercial businesses, schools,parks and recreational opportunities.
The proposed amendments create tools to achieve this through a mixture of
zoning designations and new plan district standards including new planned
development options and design standards.
As described in this staff report,the text and map amendments complies
with all applicable statewide planning goals,regional regulations,
Comprehensive Plan goals and policies,the Comprehensive Plan
PLANNING C0111fISSION RECOMMENDATION TO THE CITY COUNCIL.
DCA2014-00001/ZON2014-00002 PAGE 7 OF 30
Designations Map, and serves the interest of the citizens. The amendment
ensures that the River Terrace area is urbanized efficiently.
Potentially affected jurisdictions and agencies were given an opportunity to
comment on the proposal. All were given 14 days to respond. Any
comments that were received are addressed in Section VII: Outside Agency
Comments.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 2.1 Policies
1,2, 3,7, 12, 20 and 21 are met.
Policy 6 The City shall promote the development and maintenance of a range
of land use types which are of sufficient economic value to fund
needed services and advance the community's social and fiscal
stability.
Policy 8 The City shall require that appropriate public facilities are made
available, or committed, prior to development approval and are
constructed prior to, or concurrently with, development occupancy.
Policy 9 The City may, upon determining it is in the public interest, enter into
development agreements to phase the provision of required public
facilities and services and/or payment of impact fees and/or other
arrangements that assure the integrity of the infrastructure system and
public safety.
Policy 10 The City shall institute fees and charges to ensure development pays
for development related services and assumes the appropriate costs for
impacts on the transportation and other public facility systems.
Policy 13 The City shall plan for future public facility expansion for those areas
within its Urban Planning Area that can realistically be expected to be
within the City limits during the planning period.
FINDING: This text and map amendment proposal provides for a variety of land uses
and residential densities consistent with the community's desire to create a
community of great neighborhoods that includes needed housing,
neighborhood-scale commercial businesses,schools,parks and recreational
opportunities.
The River Terrace area is predominantly agricultural with some scattered
single-family homes served by minimal public services. As a result, the plan
area does not yet contain infrastructure capable of supporting urban level
development. City policies listed above require that appropriate public
facilities be made available or committed to,prior to development approval,
and are constructed before or concurrent with development occupancy. City
policies also require the adoption of fees and charges necessary to ensure
development pays for development-related services to mitigate impacts on
public facility systems.
PLANNING COMMISSION RECOMMENDATION TO TI IF.CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 8 Or 30
In response to these and other policies and requirements,the following
master plan documents were developed and adopted to facilitate the
urbanization of the River Terrace area.
➢ River Terrace Park System Master Plan Addendum
➢ River Terrace Water System Master Plan Addendum
➢ River Terrace Sanitary Sewer Master Plan Addendum
➢ River Terrace Stormwater Master Plan
River Terrace Transportation System Plan Addendum
These plans include a list of infrastructure improvements necessary to
accommodate the River Terrace area.A funding strategy for the
implementation of these master plans was developed concurrently with the
Community Plan and master plans,pursuant to state and regional
requirements,and was adopted on December 16,2014 alongside the River
Terrace Community Plan.Additionally,a Citywide Infrastructure Financing
Project is underway to update the city's existing utility fees and System
Development Charges to fund projects listed in the five master plans.
In order to ensure required public infrastructure is available prior to or
concurrent with development,the proposed amendments include procedures
and standards pertaining to the adequacy of public facilities within River
Terrace (Section 18.660.033 of the proposed plan district chapter).
Tigard City Council hereby interprets Policy 8 to permit development
applications to be filed in advance of full implementation of the Master Plans
and Funding Strategy.An applicant may seek preliminary approval by
qualifying to defer application of certain public facility standards until the
final approval stage.Policy 8,and Section 18.660,however,prohibit final
development approvals from being issued until public facilities as identified
in the Master Plans or otherwise required under the Community
Development Code are in place or assured.This interpretation balances the
desire of some property owners and development interests to commence
preliminary activities prior to full implementation of these plans to avoid
losing a construction season with the requirement that no development
rights vest or be granted until public facilities are assured or in place.
In addition to compliance with all other Community Development Code
provisions relating to providing public facilities,within River Terrace an
applicant would be required to demonstrate that the infrastructure financing
components have been adopted and/or facilities are available to serve the
proposed development. Should services or financing components not be in
place,the applicant could request preliminary or conceptual approval,could
build the required infrastructure,or request an exception to be considered
through a land use procedure.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 2.1 Policies
6,8,9, 10,and 13 are met.
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-OOMI/ZON2014-00002 PAGE 9 OF 30
Policy 15 In addition to other Comprehensive Plan goals and policies deemed
applicable, amendments to Tigard's Comprehensive Plan/Zone Map
shall be subject to the following specific criteria:
A. Transportation and other public facilities and services shall be
available, or committed to be made available, and of sufficient
capacity to serve the land uses allowed by the proposed map
designation;
B. Development of land uses allowed by the new designation shall
not negatively affect existing or planned transportation or other
public facilities and services;
C. The new land use designation shall fulfill a proven community
need such as provision of needed commercial goods and
services, employment,housing,public and community
services, etc. in the particular location,versus other
appropriately designated and developable properties;
D. Demonstration that there is an inadequate amount of
developable, appropriately designated,land for the land uses
that would be allowed by the new designation;
E. Demonstration that land uses allowed in the proposed
designation could be developed in compliance with all
applicable regulations and the purposes of any overlay district
would be fulfilled;
F. Land uses permitted by the proposed designation would be
compatible, or capable of being made compatible,with
environmental conditions and surrounding land uses; and
G. Demonstration that the amendment does not detract from the
viability of the City's natural systems.
FINDING: The proposed amendments to Tigard's Zoning Map meets the following
specific criteria:
• Sufficient capacity/not negatively impact: As described previously in
this report,the proposed map amendments are being adopted
concurrently with plan district approval standards and review
processes that will ensure adequate facilities will be made available or
assured prior to or concurrent with development,as set forth in the
River Terrace Community Plan and five infrastructure master plans.
• Fulfills a proven community need:A majority of the land in River
Terrace is proposed for new housing.A citywide analysis of housing
needs and capacity in 2012 found that Tigard has an estimated need
for just over 6,500 new housing units over the next 20 years. Over
50% of the city's overall need (3,744 housing units) could be
absorbed by River Terrace development.
• Demonstration of inadequacy:A significant portion of the city's
estimated capacity for needed housing is assumed to come from
River Terrace.
• Demonstration of compliance: The River Terrace Community Plan
utilizes the city's existing Comprehensive Plan and zoning district
designations.
• Compatibility: Higher residential densities are planned near
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commercial and institutional uses and along major transportation
corridors. Lower residential densities are planned in areas with steep
slopes and along the area's eastern edge to provide a buffer between
existing lower density neighborhoods and future higher density
neighborhoods.
• Viability of natural systems:The city's natural resource maps were
updated in 2014 to ensure that these areas are protected.The city's
exiting protection programs for natural resources will apply to all
development within the newly zoned areas.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 2.1 Policy 15
is met.
Chapter 6: Environmental Quality
Goal 6.1 Reduce air pollution and improve air quality in the community and region.
Policy 3 The City shall promote land use patterns,which reduce dependency
on the automobile, are compatible with existing neighborhoods, and
increase opportunities for walling,biking, and /or public transit.
Policy 6 The City shall encourage the maintenance and improvement of open
spaces, natural resources, and the City's tree canopy to sustain their
positive contribution to air quality.
FINDING: The proposed plan district standards and map amendments support the
city's adopted environmental quality goals and policies. Specifically:
• Land use patterns:The River Terrace zoning designations will allow
for more intense urban land uses that reduce the dependency on the
automobile and increase opportunities for walking,biking,and public
transit.
• Multi-modal travel options: River Terrace Boulevard is designed to
seamlessly integrate the River Terrace Trail into its design,provide
safe and comfortable multi-modal travel options,and include high-
quality pedestrian-scale design treatments.The River Terrace Plan
District chapter will implement these changes through boulevard
design standards and street design standards set forth in the
proposed plan district.
• Open Space:The River Terrace Boulevard cross section requires an
8.5-foot planter strip in addition to a 38-foot wide trail section.
Planned development standards encourage the dedication of
neighborhood or linear parks,open space,and/or trails identified in
the River Terrace Park System Master Plan Addendum.Additional
open space and corridor enhancements not included in the Park
System Master Plan are also encouraged.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 6.1 Policies 3
and 6 are met.
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Chapter 7: Hazards
Goal 7.1 Protect people and property from flood, landslide, earthquake, wildfire,
and severe weather hazards.
Policy 3 The City shall coordinate land use and public facility planning with
public safety providers (law enforcement, fire safety, and emergency
service providers) to ensure their capability to respond to hazard
events.
FINDING: The city's public safety providers (law enforcement and Tualatin Valley Fire
and Rescue) served as members of the Technical Advisory Committee for
the Rive Terrace Community Plan. Both agencies had an opportunity to
comment on this proposal. Any comments received are addressed in Section
VI of this staff report.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 7.1 Policy 3
is met.
Chapter 8: Parks, Recreation,Trails, and Open Space
Goal 8.1 Provide a wide variety of high quality park and open spaces for all residents,
including both:
A. developed areas with facilities for active recreation;and
B. undeveloped areas for nature-oriented recreation and the protection and
enhancement of valuable natural resources within the parks and open
space system.
Policy 3 The City shall seek to achieve or exceed the ideal park service level
standard of 11.0 acres of parkland per thousand population.
Policy 4 The City shall endeavor to develop neighborhood parks [or
neighborhood park facilities within other parks, such as a linear park]
located within a half-mile of every resident to provide access to active
and passive recreation opportunities for residents of all ages.
Policy 21 Acceptance of any land donated for park purposes shall be based upon
its usefulness and adaptability to the Park System Master Plan.
FINDING: The city's adopted Level of service (LOS) standards for parks were used in
planning for River Terrace. Overall, the city is proposing to exceed the city's
(updated) core standard by over 37 acres as set forth in the recently adopted
River Terrace Park System Master Plan.The full range of park types is
envisioned in River Terrace to provide access for both active and passive
recreation. In lieu of identifying specific park locations,parks are
conceptually located within service areas to show where community and
neighborhood parks would be needed to meet LOS standards and to achieve
the goal of having an equitable distribution of parks in the area.
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The proposed text amendments would incentivize the development of park
facilities through the adoption of new planned development approval
standards allowing for a reduction in private open space dedication (normally
209/6),when the proposed dedication meets a park, open space, or trail need
identified in the River Terrace Park System Master Plan;will be dedicated to
the public;and meets both the location and level of service standard.
Additional enhancements are also required such as the construction of park
facilities along the trail corridor.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 8.1 Policies
3,4 and 21 are met.
Goal 8.2 Create a Citywide network of interconnected on-and off-road pedestrian and
bicycle trails.
Policy 1 The City shall create an interconnected regional and local system of
on- and off-road trails and paths that link together neighborhoods,
parks, open spaces, major urban activity centers, and regional
recreational opportunities utilizing both public property and
easements on private property.
FINDING: The River Terrace Community Plan addresses trails in two sections: Goal 8:
Parks, Recreation, Trails, and Open Space and Goal 12: Transportation. As stated in
the Community Plan,the River Terrace Transportation System Plan
Addendum envisions a comprehensive trail system for pedestrians and
cyclists that link the many existing natural resources areas,proposed parks,
future schools and services, and other planned regional trails in the area. The
trail system is consistent with the River Terrace Park System Master Plan
Addendum, the city's Strategic Plan for walkability,and the Metro Regional
Trails and Greenways Plan.
Proposed text amendments are intended to implement the trail goals of the
River Terrace Community Plan through several mechanisms. Design
standards for River Terrace Boulevard include a 38-foot wide regional trail
corridor in addition to sidewalks,and pedestrian connections between this
trail and adjacent residential development. Planned Development standards
incentivize the creation,dedication,and/or enhancement of enhanced
pedestrian connections and public trails.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 8.2 Policy 1
is met.
Chapter 10: Housing
Goal 10.1 Provide opportunities for a variety of housing types at a range of price
levels to meet the diverse housing needs of current and future City residents.
Policy 1 The City shall adopt and maintain land use policies, codes, and
standards that provide opportunities to develop a variety of housing
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types that meet the needs,preferences and financial capabilities of
Tigard's present and future residents.
FINDING: Proposed zoning map amendments are consistent with goals of the River
Terrace Community Plan. River Terrace stakeholders prioritized a range of
residential densities to provide diverse housing types,a variety of housing
choices,and integration with existing adjacent Bull Mountain neighborhoods
when designing the land use framework for River Terrace. The proposed land
uses meet state and Metro requirements for density and the opportunity for
attached housing. Approximate acreages,estimated capacity,and allowed
housing types are as follows:
Estimated Capacity
Zone Approximate Acres Units
R-4 51.03 296
R-7 190.02 1654
R-12 64.04 914
R-25 1 29.93 1 880
Single- Single-
Family Family
Zones Detached Attached Duplexes Multifamily
R-4.5 Permitted Restricted Conditional No
R-7 Permitted Restricted/ Permitted No
Conditional
R-12 Permitted Permitted Permitted Permitted
R-25 Permitted Permitted Permitted Permitted
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 10.1 Policy 1
is met.
Goal 10.2 Maintain a high level of residential livability.
Policy 2 The City shall seek to provide multi-modal transportation access from
residential neighborhoods to transit stops, commercial services,
employment, and other activity centers.
Policy 5 The City shall encourage housing that supports sustainable
development patterns by promoting the efficient use of land,
conservation of natural resources, easy access to public transit and
other efficient modes of transportation, easy access to services and
parks, resource efficient design and construction, and the use of
renewable energy resources.
Policy 6 The City shall promote innovative and well-designed housing
development through application of planned developments and
community design standards for multi-family housing.
Policy 7 The City shall ensure that residential densities are appropriately
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related to locational characteristics and site conditions such as the
presence of natural hazards and natural resources, availability of
public facilities and services,and existing land use patterns.
Policy 8 The City shall require measures to mitigate the adverse impacts from
differing,or more intense, land uses on residential living
environments,such as:
A. orderly transitions from one residential density to another;
B. protection of existing vegetation,natural resources and
provision of open space areas;and
C. installation of landscaping and effective buffering and
screening.
FINDING: The proposed text amendments ensure development complies with the
multi-modal transportation goals and placemaking visions of the River
Terrace Community Plan and Transportation System Plan Addendum.The
proposed plan district will establish transportation improvement standards to
help established a multi-modal transportation system that is designed to
connect River Terrace to existing and future neighborhoods,services,parks,
schools and regional destinations through a hierarchy of streets and trails
that provide residents and visitors with convenient,safe and comfortable
travel options.This network of multi-modal streets conforms to the rolling
topography,builds upon and connects to existing streets in the area,and
effectively balances safety,comfort and mobility.
The proposed zoning designations place higher residential densities near
commercial and institutional uses and along major corridors in order to
reduce dependency on vehicles.Lower residential densities are planned in
areas with steep slopes and along the area's eastern edge to provide a buffer
between existing lower density neighborhoods and future higher density
neighborhoods.The River Terrace Community plan encourages the co-
location of land uses (e.g.parks and trails),public facilities (e.g. stormwater
facilities and pump stations),and natural resource areas to maximize the
efficient use of land and to create opportunities for community amenities.
The city's current development code, specifically relating to buffering and
screening,will apply to the River Terrace plan area ensuring orderly
transition of residential densities.The city's current planned development
code will also apply to River Terrace,and will be enhanced through the
proposed text amendment to implement the vision and goals of the River
Terrace Community Plan. Design standards proposed in the River Terrace
Plan District,particularly along River Terrace Boulevard,will result in high-
quality residential and civic development that will enhance the public realm
and provide for enhanced livability.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 10.2 Policies
2, 5,6,7 and 8 are met.
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Chapter 11: Public Facilities and Services
Goal 11.1 Develop and maintain a stormwater system that protects development, water
resources, and wildlife habitat.
Policy 1 The City shall require that all new development:
A. construct the appropriate stormwater facilities or ensure
construction by paying their fair share of the cost;
B. comply with adopted plans and standards for stormwater
management; and
C. meet or exceed regional, state, and federal standards for water
quality and flood protection.
Policy 8 The City shall develop sustainable funding mechanisms:
A. for stormwater system maintenance;
B. to improve deficiencies within the existing system; and
C. to implement stormwater system improvements identified in
the Capital Improvement Plan.
FINDING: The adopted River Terrace Stormwater Master Plan Addendum,and by
extension,the River Terrace Community Plan,support the city's stormwater
management goals and policies. As described more fully in findings
pertaining to Tigard Comprehensive Goal 2.1, the proposed text
amendments will ensure that future development within River Terrace does
not precede the construction of necessary stormwater facilities set forth in
the Stormwater Master Plan Addendum,or without adequate funding
mechanisms in place to support future stormwater infrastructure.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.1 Policies
land 8 are met.
Goal 11.2 Secure a reliable, high quality, water supply to meet the existing and future
needs of the community.
Policy 6 The City shall require all new connections within the Tigard Water
Service Area to pay a system development charge.
Policy 8 The City shall require all new development needing a water supply to :
A. connect to a public water system;
B. pay a system development charge and other costs associated
with extending service;
C. ensure adequate pressure and volume to meet consumption
and fire protection needs; and
D. extend adequately sized water lines with sufficient pressure to
the boundaries of the property for anticipated future extension.
FINDING: The River Terrace Water System Master Plan Addendum and,by extension,
the River Terrace Community Plan support the city's water supply goals and
policies. As described more fully in findings pertaining to Tigard
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Comprehensive Goal 2.1, the proposed text amendments will ensure that
future development within River Terrace does not precede the construction
of necessary potable water facilities set forth in the Water System Master
Plan Addendum, or without adequate funding mechanisms in place to
support future water delivery infrastructure.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.2
Policies 6 and 8 are met.
Goal 11.3 Develop and maintain a wastewater collection system that meets the
existing and future needs of the community.
Policy 1 The City shall require that all new development:
A. connect to the public wastewater system and pay a connection
fee;
B. construct the appropriate wastewater infrastructure; and
C. comply with adopted plans and standards for wastewater
management.
FINDING: The River Terrace Sanitary Sewer Master Plan Addendum and,by extension,
the River Terrace Community Plan support the city's adopted sanitary sewer
goals and policies. As described more fully in findings pertaining to Tigard
Comprehensive Goal 2.1, the proposed text amendments will ensure that
future development within River Terrace does not precede the construction
of necessary sanitary sewer facilities set forth in the Sanitary Sewer Master
Plan Addendum,or without adequate funding mechanisms in place to
support future stormwater infrastructure.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 11.3 Policy
1 is met.
Chapter 12:Transportation
Goal 12.1 Develop mutually supportive land use and transportation plans to enhance
the livability of the community.
Policy 1 The City shall plan for a transportation system that meets current
community needs and anticipated growth and development.
Policy 3 The City shall maintain and enhance transportation functionality by
emphasizing multi-modal travel options for all types of land uses.
Policy 4 The City shall promote land uses and transportation investments that
promote balanced transportation options.
Policy 5 The City shall develop plans for major transportation corridors and
provide appropriate land uses in and adjacent to those corridors.
Policy 6 The City shall support land use patterns that reduce greenhouse gas
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emissions and preserve the function of the transportation system.
Policy 7 The City shall strive to protect the natural environment from impacts
derived from transportation facilities.
Policy 9 The City shall coordinate with private and public developers to
provide access via a safe, efficient, and balanced transportation
system.
FINDING: The proposed River Terrace Plan District includes approval criteria,street
and alley design standards, requirements and incentives for trail connections,
and adjustment processes to respond to environmental features. These
designs are based on the goals and findings of the River Terrace Community
Plan and River Terrace Transportation Master Plan Addendum,and are
intended to accommodate all modes of travel for users of all ages and
abilities where possible.They are also designed to safely connect people to
where they need to go,providing residents and visitors with a number of
travel choices to their destinations.The streets are also envisioned to be
more than just places for automobile travel,recognizing that they are also
where people gather,walk,bike,access transit,and park their vehicles.
The proposed zoning map amendments place higher residential densities
near commercial and institutional uses and along major corridors to reduce
dependency on vehicles.
The River Terrace TSP Addendum envisions a comprehensive trail system
for pedestrians and cyclists that link the many existing natural resource areas,
proposed parks, future schools and services,and other planned regional trails
in the area. The proposed plan district standards include space for the River
Terrace Trail in the River Terrace Boulevard cross-section,require
connections to the trail from adjacent land uses,and provide incentives for
trail construction within the Planned Development standards proposed for
the plan district.
The plan district language recognizes that street alignments and intersections
should avoid and/or minimize impacts to identified natural resource areas
wherever possible,and an adjustment process is also included to minimize or
avoid resource impacts.
Proposed street design standards are based on input and recommendations
documented during the River Terrace Community Plan process. Potentially
affected jurisdictions,agencies,and other stakeholders were given an
opportunity to collaborate with staff. In addition,the city sent out a request
for comments to all potentially affected jurisdictions,agencies,and
stakeholders.All were given 14 days to respond.Any comments that were
received are addressed in Section VII:Outside Agency Comments.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.1
Policies 1,3,4,5,6,7,8 and 9 are met.
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Goal 12.2 Develop and maintain a transportation system for the efficient movement
of people and goods.
Policy 3 The City shall design streets to encourage a reduction in trip length by
improving arterial, collector, and local street connections.
Policy 4 The City shall design arterial routes, highway access, and adjacent
land uses in ways that facilitate the efficient movement of people,
goods and services.
FINDING: The proposed text amendments include street connectivity standards
intended to reduce trip lengths and increase the efficient movement of
people for all modes of transportation.To facilitate connections for
development adjacent to River Terrace Boulevard,a primary multi-modal
transportation corridor within the plan area, the proposed standards allow
development to increase street spacing beyond the 530-foot standard
applicable in the rest of the city.The purpose of this exception is to reduce
the number of street crossings for pedestrian and bicycle users utilizing River
Terrace Boulevard. Mitigating the increased distance between intersections is
a requirement for a bicycle or pedestrian easements to connect to River
Terrace Boulevard at an increased spacing of one connection every 330 feet
and a reduction in maximum block perimeter length.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.2
Policies 3 and 4 are met.
Goal 12.3 Provide an accessible, multi-modal transportation system that meets the
mobility needs of the community.
Policy 4 The City shall support and prioritize bicycle,pedestrian, and transit
improvements for transportation disadvantaged populations who may
be dependent on travel modes other than private automobile.
Policy 5 The City shall develop and maintain neighborhood and local
connections to provide efficient circulation in and out of the
neighborhoods.
Policy 8 The City shall design all projects on Tigard city streets to encourage
pedestrian and bicycle travel.
Policy 10 The City shall require and/or facilitate the construction of off-street
trails to develop pedestrian and bicycle connections that cannot be
provided by a street.
Policy 11 The City shall require appropriate access to bicycle and pedestrian
facilities for all schools, parks,public facilities, and commercial areas.
FINDING: The proposed River Terrace Plan District Chapter includes approval criteria,
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street and alley design standards,requirements and incentives for active use
trail connections within the River Terrace Plan Area and connections to
regional trails that continue beyond the plan area. These designs are based on
the goals and findings of the River Terrace Community Plan and River
Terrace Transportation System Plan Addendum,and are intended to
accommodate all modes of travel for users of all ages and abilities where
possible.Designs also safely connect people to where they need to go,
providing residents and visitors with a number of travel choices to their
destinations.The streets are also envisioned to be more than just places for
automobile travel,recognizing that they are also where people gather,walk,
bike,access transit,and park their vehicles.
The River Terrace Transportation System Plan Addendum envisions a
comprehensive trail system for pedestrians and cyclists that link the many
existing natural resource areas,proposed parks,future schools and services,
and other planned regional trails in the area.The proposed plan district
standards include space for the River Terrace Trail in the River Terrace
Boulevard cross-section,a separate active use trail,required connections to
the River Terrace trail from adjacent land uses,and incentives for trail
construction within the Planned Development standards proposed for the
plan district.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.3
Policies 4,5, 8, 10 and 11 are met.
Goal 12.4 Maintain and improve transportation system safety.
Policy 1 The City shall consider the intended uses of a street during the design
to promote safety, efficiency,and multi-modal needs.
Policy 2 The City shall coordinate with appropriate agencies to provide safe,
secure,connected, and desirable pedestrian,bicycle, and public transit
facilities.
FINDING: The River Terrace Plan District establishes design standards for streets
within the plan district.The River Terrace Boulevard cross-section requires
sidewalks separated by planter strips,bike lanes,and a regional trail in a 38-
foot right-of-way. Proposed design standards for collectors include a
sidewalk separated by a planter strip and dedicated bike lanes. These design
features promote safety,efficiency,and enhance the user experience along
the main north-south access road for the plan area.
The design standards proposed in the River Terrace Plan District are based
on recommendations provided during the River Terrace Community Plan
process,which included guidance from a Technical Advisory Committee
(TAC).The TAC included members from Metro,Oregon Department of
Transportation,the City of Beaverton,and Washington County,as well as
other affected agencies and jurisdictions.
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The City sent out a request for comments on the proposed text amendments
to all potentially affected jurisdictions and agencies.All were given 14 days to
respond.Any comments that were received are addressed in Section VII of
this Staff Report.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.4
Policies 1 and 2 are met.
Goal 12.5 Coordinate planning,development, operation,and maintenance of the
transportation system with appropriate agencies.
Policy 1 The City shall coordinate and cooperate with adjacent agencies and
service providers—including Metro,TriMet, ODOT,Washington
County,and neighboring cities--when appropriate,to develop
transportation projects which benefit the region as a whole,in addition
to the City of Tigard.
FINDING: The design standards proposed in the River Terrace Plan District are based
on recommendations provided during the River Terrace Community Plan
process,which included guidance from a Technical Advisory Committee
(TAC).The TAC included members from Metro, the Oregon Department of
Transportation,City of Beaverton,and Washington County,as well as other
affected agencies and jurisdictions.
The City sent out a request for comments on the proposed amendments to
all potentially affected jurisdictions and agencies.All were given 14 days to
respond.Any comments that were received are addressed in Section VI of
this Staff Report.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 12.5 Policy
1 is met.
Chapter 13: Energy Conservation
Goal 13.1 Reduce energy consumption.
Policy 1 The City shall promote the reduction of energy consumption
associated with vehicle miles traveled through:
A. land use patterns that reduce dependency on the automobile;
B. public transit that is reliable,connected, and efficient; and
C. bicycle and pedestrian infrastructure that is safe and well
connected.
FINDING: The proposed text and map amendments support the city's adopted energy
conservation goals and policies.
The River Terrace Plan District and associated zoning map amendments
are intended to enable residents in the River Terrace area to safely and
efficiently travel between destinations via any number of active
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transportation modes, such as walking and biking.A system of sidewalks,
bikeways,and trails will provide access to key destinations such as parks,
schools,and conupercial areas.
The zoning designations place higher residential densities near commercial
and institutional uses and along major corridors reducing the dependency
on vehicles. The proposed zone designations also make transit a viable
option in the future.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 13.1 Policy
1 is met.
APPLICABLE PROVISIONS OF THE RIVER TERRACE COMMUNITY PLAN
Goal 2: Land Use Planning
Action Measure 1 Adopt the Comprehensive Plan and zoning district designations
shown on Maps 1 and 2 respectively.
Action Measure 2 Amend the Community Development Code and the Public
Improvement Design Standards to implement the commercial area
vision and design concept for River Terrace Boulevard.
FINDING: The proposed map amendments would adopt zoning designations
consistent with Maps 1 and 2 of the River Terrace Community Plan.
The proposed text amendments would adopt design standards for River
Terrace Boulevard and adjacent development(18.660.040-080).A
placeholder within the proposed code creates a space and context for the
future adoption of commercial area design standards.
CONCLUSION: Based on the findings above,Action Measure 1 and 2 of Goal 2 of the
River Terrace Community Plan are satisfied.
Goal 8: Parks, Recreation, Trail, and Open Space
Action Measure 3 Amend the Community Development Code to better align the open
space requirements for Planned Developments in River Terrace with
the River Terrace PSMP Addendum.
Action Measure 6 Amend the Community Development Code and the Public
Improvement Design Standards to implement the design concept for
River Terrace Boulevard,which includes the River Terrace Trail.
FINDING: The proposed River Terrace Plan District standards (18.660.060) provide
greater flexibility to developers through changes to the planned
development process (18.660.060) and encourage the dedication or
enhancement of public parks,open space,and trails consistent with the
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River Terrace Park System Master Plan Addendum.
The proposed River Terrace Plan District standards implement the River
Terrace Boulevard and River Terrace Trail design concepts, as set forth in
proposed sections 18.660.050 through 18.660.080.
CONCLUSION: Based on the findings above,Action Measures 3 and 6 of Goal 8 of the
River Terrace Community Plan are satisfied.
Goal 10. Housing
Action Measure 1 Adopt the Comprehensive Plan and zoning district designations
described in the section on Land Use to facilitate a mix of residential
densities that allows for a variety of housing types in order to comply
with the Metropolitan Housing Rule and to meet a wide range of
housing needs.
FINDING: Proposed amendments to the Tigard Zoning Map are consistent with
Maps 1 and 2 of the River Terrace Community Plan,and are intended to
provide a variety of housing types consistent with the goals of the
Community Plan and Metropolitan Housing Rule.
CONCLUSION: Based on the findings above,Action Measure 1 of Goal 10 of the River
Terrace Community Plan is satisfied.
Goal 12: Transportation
Action Measure 4 Amend the Community Development Code and the Public
Improvement Design Standards to allow for needed zoning and
design flexibility along the entire length of River Terrace Boulevard
while staying true to the design concept.
FINDING: An adjustment process has been incorporated into the River Terrace
Boulevard Design Standards (18.660.060) and Street Design standards
(18.660.070). Exceptions to street connections and block perimeter
standards are also proposed in plan district standards regarding Street
Connectivity (18.660.080). Together,these will help implement the design
concept.
CONCLUSION: Based on the findings above, Action Measure 4 of Goal 12 of the River
Terrace Community Plan is satisfied.
Goal 14: Urbanization
Action Measure 2 Adopt the Comprehensive Plan and zoning district designations
shown on Maps 1 and 2 respectively.
Action Measure 3 Work with the development community and affected service
providers to fund and construct the public facilities needed in River
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Terrace in accordance with the recommendations in the various River
Terrace infrastructure master plans and the River Terrace Funding
Strategy.
FINDING: Proposed changes to the Tigard Zoning Map are consistent with maps 1
and 2 of the River Terrace Community Plan.
As discussed in greater detail under findings pertaining to Comprehensive
Plan Goal 2.1,the proposed River Terrace Plan District includes
standards and procedures relating to the adequacy of needed public
facilities.The City has engaged the development community and affected
service providers in a collaborative process to develop clear and objective
standards and flexible options to ensure infrastructure is constructed and
funded in accordance with the five master plans and the River Terrace
Funding Strategy.
CONCLUSION: Based on the findings above,Action Measures 2 and 3 of the River
Terrace Community Plan is satisfied.
APPLICABLE PROVISIONS OF METRO FUNCTIONAL PLANS
Urban Growth Management Functional Plan
Title 1 Housing Capacity-The Regional Framework Plan calls for a compact
urban form and a"fair-share" approach to meeting regional housing
needs. It is the purpose of Title 1 to accomplish these policies by
requiring each city and county to maintain or increase its housing
capacity.
FINDING: Title 1 facilitates the efficient use of land within the Urban Growth
Boundary(UGB).The Title requires cities and counties to determine their
capacity for housing and adopt minimum density requirements. Title 1 also
requires cities and counties to report changes in capacity annually to Metro.
Proposed map changes will establish housing capacity within the River
Terrace area,by assigning zoning consistent with the Comprehensive Plan
Designations Map and Maps 1 and 2 of the River Terrace Community Plan.
These text and map amendments were completed following the rules
outlined in OAR 660,Division 7 (Metropolitan Housing).The proposed text
and map amendments will implement policy related to a 20-pear supply of
land,and do not affect compliance with Title 1.Both Metro and Oregon
Department of Land Conservation and Development staff were provided
the opportunity to review and comment on all work leading up to the
adoption of the River Terrace Community Plan,as members of the
Technical Advisory Committee.
CONCLUSION: Based on the above findings, Metro's Urban Growth Management
Functional Plan Title 1 is met.
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 24 OF 30
Title 11 Planning for New Urban Areas -The Regional Framework Plan calls
for long-range planning to ensure that areas brought into the UGB are
urbanized efficiently and become or contribute to mixed-use,
walkable, transit friendly communities. It is the purpose of Title 11 to
guide such long-range planning for urban reserves and areas added to
the UGB. It is also the purpose of Title 11 to provide interim protection
for areas added to the UGB until city or county amendments to land
use regulations to allow urbanization become applicable to the areas.
FINDING: The River Terrace Community Plan is in conformance with the requirements
of Metro Functional Plan Title 11. The purpose of Tide 11 is to ensure areas
like River Terrace,which have been brought into the Urban Growth
Boundary (UGB) for urban development purposes,are efficiently urbanized
and developed as complete communities. The proposed text and map
amendments to the Development Code and Zoning Map will help to
implement the vision of the River Terrace Community Plan and
accommodate future population growth in a livable community characterized
by high quality development and adequate public facilities.
CONCLUSION: Based on the above findings, Metro's Urban Growth Management
Functional Plan Tide 11 is met.
Regional Transportation Functional Plan
Title 1 Transportation System Design
3.08.110 Street System Design
E. If proposed residential or mixed-use development of five or more
acres involves construction of a new street, the city and county
regulations shall require the applicant to provide a site plan that:
1. Is consistent with the conceptual new streets map required by
subsection D;
2. Provides full street connections with spacing of no more than
530 feet between connections, except if prevented by barriers
such as topography, rail lines, freeways, pre-existing
development, leases, easements or covenants that existed prior
to May 1, 1995, or by requirements of Titles 3 and 13 of the
UGMFP;
3. If streets must cross water features protected pursuant to Title 3
UGMFP, provides a crossing every 800 to 1,200 feet unless
habitat quality or the length of the crossing prevents a full street
connection;
4. If full street connection is prevented,provides bicycle and
pedestrian accessways on public easements or rights-of-way
spaced such that accessways are not more than 330 feet apart,
unless not possible for the reasons set forth in paragraph 3;
5. Provides for bike and pedestrian accessways that cross water
features protected pursuant to Title 3 of the UGMFP at an
average of 530 feet between accessways unless habitat quality
6. If full street connection over water features protected pursuant
PLANNING COMMISSION RECOMMENDATION TO TI IE CHH COUNCIL.
DCA2014-00001/ZON2014-00002 PAGF 25 01`30
to Title 3 of the UGMFP cannot be constructed in centers as
defined in Title 6 of the UGMFP or Main Streets shown on the
2040 Growth Concept Map, or if spacing of full street
connections exceeds 1,200 feet,provides bike and pedestrian
crossings at an average of 530 feet between accessways unless
habitat quality or the length of the crossing prevents a
connection;
7. Limits cul-de-sac designs or other closed-end street designs to
circumstances in which barriers prevent full street extensions
and limits the length of such streets to 200 feet and the number
of dwellings along the street to no more than 25; and
8. Provides street cross-sections showing dimensions of right-of-
way improvements and posted or expected speed limits.
FINDING: Proposed River Terrace Plan District standards include plan area specific
standards for street connections and block perimeter standards.This
includes an exception to allow an increase in spacing standards beyond the
regional standard of 5300 feet,and a reduction in maximum block perimeters
from 2,000 to 1,600 feet.
To improve local access and circulation,and preserve capacity on the
region's arterial system,each local Transportation System Plan must include
a conceptual map of new streets for all contiguous areas of vacant and
redevelopable lots and parcels of five or more acres that are zoned to allow
residential or mixed-use development. Full street connections should be
provided at least every 530 feet (or 1/10th of a mile) or pedestrian and
bicycle connections every 330 feet if a full-street connection is not possible.
Cul-de-sac or other closed-end street designs are also restricted to
circumstances in which barriers prevent full street extensions and such
streets are limited in length to 200 feet and the number of dwellings along
the street to no more than 25.
The City of Tigard street spacing standards in Tigard Community
Development Code Section 18.810 are consistent with the Metro Regional
Transportation Functional Plan,requiring full street connections every 530
feet. City standards also require the perimeter of blocks not exceed 2,000 feet
in length,and requires pedestrian and bicycle connections every 330 feet if
full street connections are not possible,consistent with the regional standard.
River Terrace Boulevard,which is parallel to and east of Roy Rogers Road,is
envisioned as a boulevard that seamlessly integrates the River Terrace Trail
into its design. In order to successfully balance vehicle mobility with safety
and comfort of pedestrian and bicycle users on the River Terrace Trail,
motor vehicle crossings of the trail will be limited.The trail and associated
drainage/bioswale surrounding it provides a barrier to complying with the
Metro and City street spacing standard of 530 feet. Coordination with Metro
staff indicated that these conditions provide valid justification to deviate
from these standards.Where spacing between full street connections exceeds
530 feet,midblock pedestrian and bicycle connections must be provided
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 26 OF 30
every 330 feet, to be consistent with the City and regional standard.
Overall,the deviation from the street spacing standard will have little impact
on motor vehicle circulation,since the proposed River Terrace Boulevard is
less than 700 feet east of Roy Rogers Road,leaving little room for
continuous blocks. In addition,Washington County restricts direct access to
arterial streets (such as Roy Rogers Road) to other arterial or collector
streets.Therefore,east-to-west motor vehicle circulation will be limited to
neighborhood traffic.
To encourage multi-modal travel within River Terrace and to help mitigate
for the extended street spacing allowed on River Terrace Boulevard,the City
standard for block perimeter length(currently at 2,000 feet) is recommended
to be reduced to 1,600 feet. In locations where the block perimeters must
exceed 1,600 feet,midblock pedestrian and bicycle connections must be
provided at least every 330 feet,to be consistent with the city and regional
street spacing standard. Overall,longer street blocks are inconvenient and
unsafe for pedestrians,indirectly encouraging mid-street crossings as the
only practical means to access places directly across the street and often
requiring pedestrians to go out of their way to get to their destination.
Longer blocks also encourage higher vehicle speeds due to fewer traffic
calming mechanisms that shorter blocks with more frequent intersections
provide. Shorter blocks also provide flexibility and options for pedestrians
and bicyclists,allowing for more direct and convenient travel,while offering
more opportunities to safely access destinations.
CONCLUSION: Based on the above findings,Metro's Regional Transportation Functional
Plan Street System Design standards are met.
APPLICABLE PROVISIONS OF STATEWIDE PLANNING GOALS ADOPTED
UNDER OREGON REVISED STATUTES CHAPTER 197
The City's Comprehensive Plan incorporated the Statewide Planning Goals and was
acknowledged by the state as being in compliance with state law;therefore,the Statewide Goals
are addressed under the Comprehensive Plan Policy Sections.The following Statewide Planning
Goals are applicable:
Goal 1: Citizen Involvement;Goal 2: Land Use Planning;Goal 6:Air,Water and Land Resources
Quality;Goal 7:Areas subject to Natural Hazards;Goal 8: Recreational Needs;Goal 10:
Housing;Goal 11: Public Facilities and Services;Goal 12:Transportation;Goal 13: Energy
Conservation;Goal 14: Urbanization.
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 27 OF 30
SECTION V. ADDITIONAL CITY STAFF COMMENTS
The City of Tigard's Administrative Department, Public Works Department, and Police
Department had an opportunity to review this proposal and had no objections.
SECTION VI. OUTSIDE AGENCY COMMENTS
The following agencies/jurisdictions had an opportunity to review this proposal and did not
respond:
Washington County, Department of Land Use and Transportation
City of King City
Beaverton School District #48
Metro Land Use and Planning
Oregon Department of Land Conservation and Development
Oregon Department of Transportation, Region 1
Oregon Department of Environmental Quality
Oregon Department of Fish and Wildlife
Oregon Public Utilities Commission
US Army Corps of Engineers
Century Link
Clean Water Services
Comcast Cable
Metro Area Communications Commission
NW Natural
Portland General Electric
Tri-Met
Verizon
City of Beaverton had an opportunity to review this proposal and suggested edits for clarity.
Suggested changes were reviewed and incorporated into the proposed draft where appropriate.
Tualatin Valley Fire & Rescue had an opportunity to review this proposal and had no
objections.
Department of State Lands had an opportunity to review this proposal and had no objections.
Tigard-Tualatin School District had an opportunity to review the proposal and requested the
following changes:
• Exempt school sites within the River Terrace Plan District from Tigard Community
Development Code Section 18.810.030.H,which regulates street alignments and
connections. As communicated in emails from Kelly Hossaini on January 22, 2015, the
District has found this subsection difficult to meet without bisecting a school facility with a
public street,citing Alberta Rider Elementary School as a specific example. In recognition
of the unique campus needs for schools,as well as the need for neighborhood connectivity,
the proposal was amended to include an exemption to street spacing requirements for
PLANNING COMMISSION RICOMMENllATION'I'0'1'11F,CITY COUNCIL
UCA2014-00001/ZON2014-00002 PAGE 28 OF 30
public and private schools,provided there is adequate internal circulation within and
through the site and a sufficient number and distribution of external access points.
• Exempt Conditional Use buildings,such as school buildings,along River Terrace Boulevard
from the proposed building design standards.As communicated in emails from Kelly
Hossaini on January 27,2015, the District does not believe that residential building design
standards are appropriate to apply to school buildings. However,in recognition of the
variety of Conditional Uses that may be proposed along River Terrace Boulevard,e.g.
churches,substations,and schools,the proposal was amended to allow the Conditional Use
approval authority the discretion to determine which,if any,building design standards are
appropriate.
• Remove the prohibition on direct access to River Terrace Boulevard for non-residential
uses.As communicated in emails from Kelly Hossaini on January 27,2015,the District
believes that they should not be required to go through an Adjustment process to be able to
take direct access from the boulevard. In recognition of the unique access needs for multi-
family,conditional use,and commercial development,the proposal was amended to allow
direct access from the boulevard for these types of uses where no other practicable
alternative exists.
SECTION VII. PUBLIC COMMENTS
The Planning Commission received and considered both written and oral comments from
interested parties as part of their deliberations on February 2,2015.
In addition to the agency comments summarized in Section VI above, written comments were
submitted by the following interested parties prior to the public hearing on February 2,2015:
• Jamie Morgan-Stasny;Metropolitan Land Group
• Jim Lange and Stacy Connery;Pacific Community Design on behalf of Polygon Homes
• Michael C.Robinson;Perkins Coie on behalf of West Hills Development Company
Oral and written comments were submitted by the following interested parties at or after the public
hearing on February 2,2015:
• Jim Lange;Pacific Community Design on behalf of Polygon Homes
• Don Hanson;OTAK on behalf of West Hills Development Company
• Jamie Morgan-Stasny;Metropolitan Land Group
Listed below are the main highlights from all oral and written comments received. The full text of
all comments can be found in the project file and Planning Commission minutes of February 2,
2015.
• During staffs presentation it was noted that Section 18.660.060 (River Terrace Boulevard
Design Standards) needed more refinement in order to better address access and building
design issues related to various conditional uses that could potentially abut River Terrace
Boulevard.The Commission was supportive of the suggested refinements.
• Jim Lange requested the following three changes to the proposal:
o Allow additional model homes beyond the current limit of one model home per
subdivision. The Commission was supportive of the idea of allowing more than one
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 29 OF 30
model home per subdivision; however, the ensuing discussion raised concerns about
the legality and risk to the city behind such a policy.
o Allow the option of a private street where a public street is currently required for
those homes that abut Roy Rogers Road.
o Allow elimination of the landscape strip on streets where the proximity of driveways
in a row house development would preclude enough soil volume to support a street
tree,as required by the city's Urban Forestry Plan.
The Commission directed staff to look into the model home and landscape strip issues further
and prepare a recommendation for City Council to review. No changes to private street standards
were included in the Planning Commission's recommendation
The Planning Commission was presented copies of all written comments and heard all oral
testimony before rendering a motion to recommend approval of the zoning district designations
as proposed, and a second motion to recommend approval of the text amendments with
refinements made to building design and access standards along River Terrace Boulevard,model
home allowances,and landscape strip requirements adjacent to row-house developments.
SECTION VIII. CONCLUSION
The proposed changes comply with the applicable Statewide Planning Goals, applicable regional,
state and federal regulations, the Tigard Comprehensive Plan, and applicable provisions of the
City's implementing ordinances.
Therefore, the Planning Commission recommends that the City Council approve an Ordinance
for a Zoning Map Amendment and Development Code Amendment that adopts the following
documents as determined through the public hearing process:
1. River Terrace Zoning Districts Map
2. River Terrace Community Development Code Amendment creating
Chapter 18.660 River Terrace Plan District
February 10,2015
ARED BY: John Floyd DATE
Associate Planner
W____
February 10,2015
APPROVED BY: Kenny Asher DATE
Community Development Director
PLANNING COMMISSION RFCON04ENDATION TO"THE CITY COUNCIL
DC.12014-00001 ,'ZON2014-00002 PAGF,30 OF 30
to Title 3 of the UGMFP cannot be constructed in centers as
defined in Title 6 of the UGMFP or Main Streets shown on the
2040 Growth Concept Map,or if spacing of full street
connections exceeds 1,200 feet,provides bike and pedestrian
crossings at an average of 530 feet between accessways unless
habitat quality or the length of the crossing prevents a
connection;
7. Limits cul-de-sac designs or other closed-end street designs to
circumstances in which barriers prevent full street extensions
and limits the length of such streets to 200 feet and the number
of dwellings along the street to no more than 25; and
8. Provides street cross-sections showing dimensions of right-of-
way improvements and posted or expected speed limits.
FINDING: Proposed River Terrace Plan District standards include plan area specific
standards for street connections and block perimeter standards.This
includes an exception to allow an increase in spacing standards beyond the
regional standard of 5300 feet,and a reduction in maximum block perimeters
from 2,000 to 1,600 feet.
To improve local access and circulation,and preserve capacity on the
region's arterial system,each local Transportation System Plan must include
a conceptual map of new streets for all contiguous areas of vacant and
redevelopable lots and parcels of five or more acres that are zoned to allow
residential or mixed-use development.Full street connections should be
provided at least every 530 feet(or 1/10th of a mile) or pedestrian and
bicycle connections every 330 feet if a full-street connection is not possible.
Cul-de-sac or other closed-end street designs are also restricted to
circumstances in which barriers prevent full street extensions and such
streets are limited in length to 200 feet and the number of dwellings along
the street to no more than 25.
The City of Tigard street spacing standards in Tigard Community
Development Code Section 18.810 are consistent with the Metro Regional
Transportation Functional Plan,requiring full street connections every 530
feet. City standards also require the perimeter of blocks not exceed 2,000 feet
in length,and requires pedestrian and bicycle connections every 330 feet if
full street connections are not possible,consistent with the regional standard.
River Terrace Boulevard,which is parallel to and east of Roy Rogers Road,is
envisioned as a boulevard that seamlessly integrates the River Terrace Trail
into its design. In order to successfully balance vehicle mobility with safety
and comfort of pedestrian and bicycle users on the River Terrace Trail,
motor vehicle crossings of the trail will be limited.The trail and associated
drainage/bioswale surrounding it provides a barrier to complying with the
Metro and City street spacing standard of 530 feet. Coordination with Metro
staff indicated that these conditions provide valid justification to deviate
from these standards.Where spacing between full street connections exceeds
530 feet,midblock pedestrian and bicycle connections must be provided
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA201400001/ZON20144)0002 PAGE 26 OF 30
every 330 feet,to be consistent with the City and regional standard.
Overall, the deviation from the street spacing standard will have little impact
on motor vehicle circulation,since the proposed River Terrace Boulevard is
less than 700 feet east of Roy Rogers Road,leaving little room for
continuous blocks. In addition,Washington County restricts direct access to
arterial streets (such as Roy Rogers Road) to other arterial or collector
streets.Therefore,east-to-west motor vehicle circulation will be limited to
neighborhood traffic.
To encourage multi-modal travel within River Terrace and to help mitigate
for the extended street spacing allowed on River Terrace Boulevard,the City
standard for block perimeter length(currently at 2,000 feet) is recommended
to be reduced to 1,600 feet. In locations where the block perimeters must
exceed 1,600 feet,midblock pedestrian and bicycle connections must be
provided at least every 330 feet,to be consistent with the city and regional
street spacing standard. Overall,longer street blocks are inconvenient and
unsafe for pedestrians,indirectly encouraging mid-street crossings as the
only practical means to access places directly across the street and often
requiring pedestrians to go out of their way to get to their destination.
Longer blocks also encourage higher vehicle speeds due to fewer traffic
calming mechanisms that shorter blocks with more frequent intersections
provide. Shorter blocks also provide flexibility and options for pedestrians
and bicyclists,allowing for more direct and convenient travel,while offering
more opportunities to safely access destinations.
CONCLUSION: Based on the above findings,Metro's Regional Transportation Functional
Plan Street System Design standards are met.
APPLICABLE PROVISIONS OF STATEWIDE PLANNING GOALS ADOPTED
UNDER OREGON REVISED STATUTES CHAPTER 197
The City's Comprehensive Plan incorporated the Statewide Planning Goals and was
acknowledged by the state as being in compliance with state law;therefore,the Statewide Goals
are addressed under the Comprehensive Plan Policy Sections.The following Statewide Planning
Goals are applicable:
Goal 1: Citizen Involvement;Goal 2:Land Use Planning;Goal 6:Air,Water and Land Resources
Quality;Goal 7:Areas subject to Natural Hazards;Goal 8: Recreational Needs;Goal 10:
Housing;Goal 11: Public Facilities and Services;Goal 12:Transportation;Goal 13: Energy
Conservation;Goal 14: Urbanization.
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 27 OF 30
SECTION V. ADDITIONAL CITY STAFF COMMENTS
The City of Tigard's Administrative Department, Public Works Department, and Police
Department had an opportunity to review this proposal and had no objections.
SECTION VI. OUTSIDE AGENCY COMMENTS
The following agencies/jurisdictions had an opportunity to review this proposal and did not
respond:
Washington County, Department of Land Use and Transportation
City of King City
Beaverton School District #48
Metro Land Use and Planning
Oregon Department of Land Conservation and Development
Oregon Department of Transportation, Region 1
Oregon Department of Environmental Quality
Oregon Department of Fish and Wildlife
Oregon Public Utilities Commission
US Army Corps of Engineers
Century Link
Clean Water Services
Comcast Cable
Metro Area Communications Commission
NW Natural
Portland General Electric
Tri-Met
Verizon
City of Beaverton had an opportunity to review this proposal and suggested edits for clarity.
Suggested changes were reviewed and incorporated into the proposed draft where appropriate.
Tualatin Valley Fire & Rescue had an opportunity to review this proposal and had no
objections.
Department of State Lands had an opportunity to review this proposal and had no objections.
Tigard-Tualatin School District had an opportunity to review the proposal and requested the
following changes:
Exempt school sites within the River Terrace Plan District from Tigard Community
Development Code Section 18.810.030.H,which regulates street alignments and
connections. As communicated in emails from Kelly Hossaini on January 22,2015, the
District has found this subsection difficult to meet without bisecting a school facility with a
public street, citing Alberta Rider Elementary School as a specific example. In recognition
of the unique campus needs for schools,as well as the need for neighborhood connectivity,
the proposal was amended to include an exemption to street spacing requirements for
PLANNING COMMISSION RECObIMF.NDATION TO TI IF CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 28 OF 30
public and private schools,provided there is adequate internal circulation within and
through the site and a sufficient number and distribution of external access points.
• Exempt Conditional Use buildings,such as school buildings,along River Terrace Boulevard
from the proposed building design standards.As communicated in emails from Kelly
Hossain on January 27,2015,the District does not believe that residential building design
standards are appropriate to apply to school buildings. However,in recognition of the
variety of Conditional Uses that may be proposed along River Terrace Boulevard,e.g.
churches,substations,and schools,the proposal was amended to allow the Conditional Use
approval authority the discretion to determine which,if any,building design standards are
appropriate.
• Remove the prohibition on direct access to River Terrace Boulevard for non-residential
uses.As communicated in emails from Kelly Hossain on January 27,2015,the District
believes that they should not be required to go through an Adjustment process to be able to
take direct access from the boulevard. In recognition of the unique access needs for multi-
family,conditional use,and commercial development,the proposal was amended to allow
direct access from the boulevard for these types of uses where no other practicable
alternative exists.
SECTION VII. PUBLIC COMMENTS
The Planning Commission received and considered both written and oral comments from
interested parties as part of their deliberations on February 2,2015.
In addition to the agency comments summarized in Section VI above, written comments were
submitted by the following interested parties prior to the public hearing on February 2,2015:
• Jamie Morgan-Stasny;Metropolitan Land Group
• Jim Lange and Stacy Connery;Pacific Community Design on behalf of Polygon Homes
• Michael C.Robinson;Perkins Coie on behalf of West Hills Development Company
Oral and written comments were submitted by the following interested parties at or after the public
hearing on February 2,2015:
• Jim Lange;Pacific Community Design on behalf of Polygon Homes
• Don Hanson;OTAK on behalf of West Hills Development Company
• Jamie Morgan-Stasny;Metropolitan Land Group
Listed below are the main highlights from all oral and written comments received.The full text of
all comments can be found in the project file and Planning Commission minutes of February 2,
2015.
• During staffs presentation it was noted that Section 18.660.060 (River Terrace Boulevard
Design Standards) needed more refinement in order to better address access and building
design issues related to various conditional uses that could potentially abut River Terrace
Boulevard.The Commission was supportive of the suggested refinements.
• Jim Lange requested the following three changes to the proposal:
o Allow additional model homes beyond the current limit of one model home per
subdivision. The Commission was supportive of the idea of allowing more than one
PLANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DCA2014-00001/ZON2014-00002 PAGE 29 OF 30
model home per subdivision; however, the ensuing discussion raised concerns about
the legality and risk to the city behind such a policy.
o Allow the option of a private street where a public street is currently required for
those homes that abut Roy Rogers Road.
o Allow elimination of the landscape strip on streets where the proximity of driveways
in a row house development would preclude enough soil volume to support a street
tree, as required by the city's Urban Forestry Plan.
The Commission directed staff to look into the model home and landscape strip issues further
and prepare a recommendation for City Council to review. No changes to private street standards
were included in the Planning Commission's recommendation
The Planning Commission was presented copies of all written comments and heard all oral
testimony before rendering a motion to recommend approval of the zoning district designations
as proposed, and a second motion to recommend approval of the text amendments with
refinements made to building design and access standards along River Terrace Boulevard,model
home allowances,and landscape strip requirements adjacent to row-house developments.
SECTION VIII. CONCLUSION
The proposed changes comply with the applicable Statewide Planning Goals, applicable regional,
state and federal regulations, the Tigard Comprehensive Plan, and applicable provisions of the
City's implementing ordinances.
Therefore, the Planning Commission recommends that the City Council approve an Ordinance
for a Zoning Map Amendment and Development Code Amendment that adopts the following
documents as determined through the public hearing process:
1. River Terrace Zoning Districts Map
2. River Terrace Community Development Code Amendment creating
Chapter 18.660 River Terrace Plan District
February 10.2015
ARED BY: John Floyd DATE
Associate Planner
t
February 10,2015
APPROVED BY: Kenny Asher DATE
Community Development Director
PLiANNING COMMISSION RECOMMENDATION TO THE CITY COUNCIL
DGU014-00001,'ZON2014-00002 PAGF.30 OF 30