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PDR2015-00002 Decision - Polygon At Roshak Ridge 120 DAYS = 7/28/2015 DATE OF FILING: 5/7/2015 II • DATE MAILED: 5/7/2015 _ CITY OF TIGARD TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2015-02 PC BY THE PLANNING COMMISSION Case Number: PLANNED DEVELOPMENT REVIEW (PDR) 2015-00002, SUB2015-00004, SLR 2015-00001, VAR 2015-00014-24, TUP 2015-00003 and 00008-13 Case Name: POLYGON AT ROSHAK RIDGE Applicant's Name/Address: Polygon Northwest Company,Fred Gast_109 E 13th Street,Vancouver,WA 98660 Owner's Name/Address: Mary Ann Newell Trust, Mary Ann Newell &Jeffrey M. Newell Trustees, Jeffry M. Newell Trust, Mary and Newell&Jeffrey M. Newell Trustees, 16658 SW Jordan Way Tigard, OR 97224; Roshak Joint Trust, Dennis & Susan Roshak,Trustees 14205 High Tor Tigard, OR 97224; Kevin A. Roshak 1615 SW Bull Mountain Road Tigard, OR 97224; Mark and Claire Roshak 7515 SW 189th Aloha, OR 97007 Victor A. Roshak 16035 SW Roshak Road Tigard, OR 97224; Michael A. Roshak 15960 SW Roshak Road Tigard, OR 97223; Roshak Family II, LLC 14205 SW High Tor Tigard, OR 97224 Address of Property: Northeast corner of SW Roy Rogers Road and SW Bull Mountain Road Tax Map/Lot Nos.: Washington County Tax Map 2S107,Tax Lots 00100 - 00106 A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A 244-LOT PLANNED DEVELOPMENT, SUBDIVISION, SENSITIVE LANDS REVIEW, ADJUSTMENTS, TEMPORARY USES, AND A REQUEST TO DEFER COMPLIANCE WITH SECTION 18.660.030.B TO FINAL PLAT APPROVAL ON A 40-ACRE SITE IN THE RIVER TERRACE PLAN DISTRICT. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS IN THE STAFF REPORT TO THE PLANNING COMMISSION, THE APPLICANT'S NARRATIVE AND PLAN SET, AND TESTIMONY AT COMMISSION HEARINGS ON APRIL 20TH AND MAY 4TH, 2015. Request: >The applicant requests a 244-unit planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, development adjustments for front yard orientation away from SW River Terrace Blvd for eleven lots, and temporary use permits for six model homes and one sales trailer. The applicant requests deferral of compliance with the provision of adequate public facilities until final plat approval. Zone: R-4.5: low-density residential district. R-7: medium-density residential district. R-12: medium- density residential district. Applicable Review Criteria: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810. Action: ➢ ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard Permit Center at City Hall. Final Decision: THIS DECISION IS FINAL ON MAY 7,2015 AND BECOMES EFFECTIVE ON MAY 28, 2015 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 27, 2015. Questions: If you have any questions,please call the City of Tigard Planning Division at (503) 718-2434. NOTICE OF FINAL ORDER NO. 2015-02 PC l ,1 PLANNING COMMISSION FOR THE CITY OF TIGARD OREGON • A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A 244-LOT PLANNED DEVELOPMENT, SUBDIVISION, SENSITIVE LANDS REVIEW, ADJUSTMENTS, TEMPORARY USES, AND A REQUEST TO DEFER COMPLIANCE WITH SECTION 18.660.030.B TO FINAL PLAT APPROVAL ON A 40-ACRE SITE IN THE RIVER TERRACE PLAN DISTRICT. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS IN THE STAFF REPORT TO THE PLANNING COMMISSION, THE APPLICANT'S NARRATIVE AND PLAN SET, AND TESTIMONY AT COMMISSION HEARINGS ON APRIL 20TH AND MAY 4TH, 2015. 120 DAYS = 7/28/2015 SECTION I. APPLICATION SUMMARY FILE NAME: POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT CASE NOS.: Planned Development Review (PDR) PDR2015-00002 Subdivision (SUB) SUB2015-00004 Sensitive Lands Review (SLR) SLR 2015-00001 Development Adjustments (VAR) VAR 2015-00014-24 Temporary Use Permits (TUP) TUP 2015-00003 and 00008-13 REQUEST: The applicant requests a 244-unit planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, development adjustments for front yard orientation away from SW River Terrace Blvd for eleven lots, and temporary use permits for six model homes and one sales trailer. The applicant requests deferral of compliance with the provision of adequate public facilities until final plat approval. APPLICANT: Polygon Northwest Company c/o Fred Gast 109 E 13th Street Vancouver,WA 98660 APPLICANT'S Pacific Community Design, Inc. AGENT c/o Stacy Connery 12564 SW Main Street Tigard, OR 97223 OWNERS: Mary Ann Newell Trust, Michael A. Roshak Mary Ann Newell&Jeffrey M. 15960 SW Roshak Road Newell Trustees, Tigard OR 97223 Jeffry M. Newell Trust, Mary and Newell&Jeffrey M. Roshak Family II, LLC Newell Trustees 14205 SW High Tor 16658 SW Jordan Way Tigard, OR 97224 Tigard, OR 97224 PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 1 OF 62 Roshak Joint Trust, Dennis & Susan Roshak,Trustees 14205 High Tor Tigard, OR 97224 Kevin A. Roshak 1615 SW Bull Mountain Road Tigard, OR 97224 Mark and Claire Roshak 7515 SW 189th Aloha, OR 97007 Victor A. Roshak 16035 SW Roshak Road Tigard, OR 97224 LOCATION: Northeast corner of SW Roy Rogers Road and SW Bull Mountain Road; Washington County Tax Map 2S107,Tax Lots 00100 - 00106 ZONE/ COMP PLAN DESIGNATION: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. R-12: medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed Planned Development Concept Plan,Detailed Plan, Subdivision, Sensitive Lands Review,Adjustments, Temporary Uses, and request to defer compliance with Section 18.660.030.B to final plat approval will not adversely affect the health, safety and welfare of the City and meet the Approval Standards, as conditioned, as outlined in this Final Order. Therefore, the Planning Commission APPROVES the proposed development subject to the following Conditions of Approval, pending further Planning Commission review and approval if the project layout changes through application of stormwater facility standards yet to be determined at the time of approval. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 2 OF 62 CONDITIONS OF APPROVAL Amendments by the Planning Commission to the conditions of approval recommended in the staff report are indicated in this Final Order in bold, below. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. Prior to any site work, the applicant shall provide a fee in the amount of$14,987 to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan (at $147 first tree + $28/each additional tree: 9 retained trees + 522 planted trees = 531 trees total: $147 + $14,840 (530 x $28)). 4. Prior to any site work, the applicant shall provide a tree establishment bond in the amount of$255,258 (522 planted trees x $489/tree). 5. The applicant shall provide an additional pedestrian connection on the east side of River Terrace Boulevard, connecting to Shellharbour Terrace, between Bull Mountain Road and Townsville Street in order to meet the 330 foot spacing standard. 6. Prior to any site work, the applicant shall revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies. 7. Prior to any site work, the applicant shall obtain annexation approval from Washington County and Metro for extension of the Clean Water Services District and Metro Service District boundaries, respectively, to include the subject property. 8. Prior to any site work, the applicant shall submit a revised development proposal for disposal of contaminated soils off-site, or obtain approval by the City Engineer and Parks and Facilities Manager for a disposal cell design acceptable for use as a public park and meet any terms of acceptance including, but not limited to: 1) DEQ letters that support the GeoDesign methodology in this specific case and a determination of "No Further Action," 2) detailed disposal cell design addressing containment and management issues, and 3) indemnification of the city against future liability. 9. Prior to any site work, submit a written deferral agreement in a form substantially as provided in Exhibit 5 and satisfactory to the City that meets the requirements of 18.660.030.C.2.b. Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 10. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 3 OF 62 are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 11. Prior to commencing onsite improvements, a Washington County Facilities Permit is required for this project to cover all infrastructure work and any other work in the public rights-of-way of Roy Rogers Road and Bull Mountain Road. The applicant shall comply with the recommended conditions by Washington County LUT, dated April 13,2015. 12. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation,limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 14. The applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 15. The applicant's Washington County Facilities Permit construction drawings shall show the construction of a signal at the intersection of Bull Mountain and Roy Rogers Roads. 16. The applicant's Washington County Facilities Permit construction drawings shall indicate that full half-street improvements, meeting county and city standards, shall be constructed along the Roy Rogers Road frontage, with a ROW dedication providing 49 feet from centerline, 5 foot planter strip, 8 foot sidewalk, which can meander in a pedestrian easement over the required 10 foot landscape tract. The drawings will provide for ROW dedication, show improvements in plan view and will provide the approved x-section. Construction level drawings will be deferred to a development agreement that will allow for the development of a Washington County-City of Tigard MSTIP project. 17. The applicant's Washington County Facilities Permit construction drawings shall indicate that full half-street improvements,meeting county and city standards, shall be constructed along the Bull Mountain Road frontage, including a left turn for eastbound traffic on Bull Mountain Road at SW Darwin Avenue. Right-of-way dedication providing 37 feet from centerline is required. 18. The applicant's Washington County Facilities Permit construction drawings shall indicate dedication of adequate corner radius at the intersection of Bull Mountain and Roy Rogers Road. PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 4 OF 62 19. The design section for River Terrace Boulevard shall be 7 inches of asphalt paving over 10 inches of aggregate base. 20. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) alleys shall meet the City's public street standard for a local residential street. 21. The applicant's plans shall be revised to show indicate where the narrow section of River Terrace Boulevard will be constructed. 22. The applicant shall provide a future profile of River Terrace Boulevard for 300 feet beyond their north property line with the City of Tigard PFI permit application. 23. The applicant shall submit revised plans for River Terrace Boulevard incorporating the River Terrace Boulevard Design Guidelines including,but not limited to, trails,curb extensions,landscaping and pedestrian crossings. 24. Sanitary sewer and storm drainage details shall be provided to the City for review and approval as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing,proposed,and future lines shall be addressed. 25. The applicant shall provide written approval from CWS to extend sanitary sewer mains to the adjacent undeveloped properties to the south which allows the rerouting of sewer from the south pump station zone to the north pump station zone. 26. The applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 27. Prior to construction, the applicant's design engineer shall submit documentation, for review and approval by CWS and for review by the City (Kim McMillan) for, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. The applicant can show they meet this condition by running the TRUST model for detention. 28. The applicant shall be required to resubmit calculations for the combined water quality and detention facility using the TRUST model to meet the continuous flow duration requirements and ensure the amount of area set aside for the pond within the development is adequate. The calculations and any subsequent revisions to site layout shall be submitted with the applicant's City of Tigard PFI Permit application. 29. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard Design Guidelines prior to issuance of site permits. This submittal shall include a maintenance plan, in accordance with the CWS Design and Construction Standards and the City of Tigard Design Guidelines, for the facility and must be reviewed and approved by the city prior to issuance of the site permit. 30. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and Washington County Facilities Plans and shall be reviewed and approved by the City PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 5 OF 62 and Washington County, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system cost will be assessed prior to approval of the City of Tigard's PFI permit. 31. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. 32. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 33. The applicant shall incorporate the recommendations from the submitted geotechnical report by GeoDesign, dated January 28, 2013, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix J of the Oregon Structural Specialty Code (OSSC). A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 34. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 35. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 36. The applicant shall obtain a 1200-C General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 37. Prior to construction, the applicant will have to provide sufficient information to show that public utility connections (water, sewer and storm sewer) can be made to adjacent properties. 38. The applicant shall have all approvals from the Corps/DSL, CWS and the City of Tigard prior to relocating or modifying the drainage course. 39. The applicant will be required to provide written approval from Clean Water Services to redirect flow from the south basin (Polygon South) to the north basin before the City of Tigard and Washington County will review and approve the public sanitary sewer lines in Bull Mountain Road, Roy Rogers Road, and within the Roshak development. 40. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 18- inch water distribution line from Scholls Ferry Road along the frontage of Roy Rogers Road to the south side of Bull Mountain Road. The applicant's engineer shall also provide an engineer's estimate for the 18-inch line. For the portion of line along the project frontage, the estimate must clearly show the difference in cost to upsize this line from 12-inch to 18-inch. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 6 OF 62 41. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 16- inch water distribution line from Roy Rogers Road along the frontage of Bull Mountain Road to the east side of the frontage. The applicant's engineer shall also provide an engineer's estimate for the 16-inch line. For the portion of line along the project frontage, the estimate must clearly show the difference in cost to upsize this line from 12-inch to 16-inch. 42. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 16- inch water distribution line from east end of the Bull Mountain frontage for a distance of approximately 230 lineal feet to the east to SW 164th Avenue. The applicant's engineer shall also provide an engineer's estimate for the 16-inch line. 43. The applicant shall incorporate off the recommendations outlined in the Kittelson Traffic Impact Study, dated March 9, 2015, including, but not limited to installing a signal at Bull Mountain Road/Roy Rogers, monitor traffic signal timing at Scholls Ferry Road/Roy Rogers Road, construct a roundabout at River Terrace Boulevard/Bull Mountain Road, construct half-street improvements along the frontage of Bull Mountain Road, including an eastbound left-turn lane at proposed Darwin Avenue intersection, and maintain adequate intersection sight distance. 44. Prior to construction, the applicant's engineer shall submit construction plans that show they will install a 16- inch water distribution line in River Terrace Boulevard for the full length of their development. The applicant's engineer shall provide an engineer's estimate that clearly shows the difference in cost to upsize this line from 12-inch to 16-inch. 45. Prior to any site work, the applicant shall provide written approval from Tualatin Valley Fire &Rescue for fire flow,hydrant placement,access and the terms of TVF&R's April 9,2015 letter. THE FOLOWING CONDITION SHALL BE MET PRIOR TO FINAL PLAT APPROVAL The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 46. Prior to final plat approval, the applicant shall submit a determination in writing by the parks and facilities division manager regarding dedication of proposed parks,playgrounds or other public uses. 47. Prior to final plat approval and permit issuance of the proposed sales office and model homes, the applicant shall demonstrate that the following measures are in place: a. Provision of adequate fire access and water supply,including fire hydrants, as determined by the TVF&R. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 48. Prior to final plat approval, the applicant shall provide authorization, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. 49. Prior to final plat approval, the applicant shall meet the conditions of approval of CWS's Service provider letter dated November 6,2014. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 7 OF 62 Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 50. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $12,200.00. (STAFF CONTACT: Karleen Aichele,Engineering,503-718-2467). 51. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). 52. Prior to building permit, the applicant's engineer shall provide post-construction intersection sight distance certification for the intersections at Roy Rogers Road/Bull Mountain Road, River Terrace Boulevard/Bull Mountain Road and Darwin Avenue/Bull Mountain Road. 53. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s) and alleys. The street lights required for private streets and alleys shall be maintained and paid for by the HOA and metered separately from the public street light system. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s) and alleys. The applicant shall submit a copy of the CC&R's to the Engineering Department (Karleen Aichele) prior to approval of the final plat. 54. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 55. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Karleen Aichele) prior to approval of the final plat. 56. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 57. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at 503-718-2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for all public streets shall be made on the final plat. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 8 OF 62 E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one mylar of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). 58. Prior to approval of the final plat, the Applicant shall execute a Development Agreement with the City of Tigard. The Development Agreement shall include the following: a. The Applicant's commitment to comply with the applicable funding components of the River Terrace Funding Strategy, as listed in Section 18.660.030.B, when adopted by the City and in effect. b. The Applicant's commitment to build the infrastructure improvements necessary to provide adequate public facilities to serve the project pursuant to Section 18.660.030.E. i. Recognition that Clean Water Services intends to construct the sanitary sewer pump station. ii. Acknowledgement that the applicant is responsible for the half-street improvement of Roy Rogers Rd. Should these improvements be undertaken by Washington County as a MSTIP project, the Development Agreement shall specify the manner in which the Applicant satisfies this condition, as well as the Applicant's potential eligibility for any credit. c. Identification of Applicant's eligibility for credits for infrastructure improvements and an estimate of the credits for which Applicant may be eligible. d. Special timing considerations for infrastructure improvements that are known to require additional time due to their timing being under control of parties (Clean Water Services and Washington County) not subject to this development agreement (To address Conditions 11, 15, 16, 17, 18, 30, 67 and 68). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 59. At the time of building permit application submittal, the applicant shall submit plans and elevations demonstrating that each single family dwelling unit is designed and constructed to conform to the applicable design standards in 18.660.070.I. 60. Unless expressly provided otherwise in this approval, this proposed development is conditioned on the applicant fully complying with the plans, specifications and commitments set forth in its Application dated March 9, 2015 and all related submittals. Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 61. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 9 OF 62 62. The City requires submittal and approval of a construction access and parking plan for the home building phase. 63. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed, and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 64. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) paper, 2) an electronic copy, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 65. The applicant shall provide intersection sight distance certification meeting Washington County standards. 66. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 67. The pump station must be fully operational and the sewer main connected to the Roshak development prior to issuance of building permits. 68. The applicant shall bond for construction of the improvements along their Roy Rogers frontage in accordance with a development agreement with the City of Tigard if an MSTIP project is not approved and funded prior to issuance of building permits. Release of 50% of the building permits will be allowed with the bonds in place. The construction of the Roy Rogers improvements must be underway, by the applicant or through an MSTIP project, before release of the remaining 50% of the building permits. IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 10 OF 62 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public steets. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 11 OF 62 Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR 7 YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 12 OF 62 SECTION III. BACKGROUND INFORMATION Site History and Vicinity Information: The subject site consists of Tax Lots 100, 101, 102, 103, 104, 105 & 106 on Tax Map 2S107, located in the northeast corner of SW Roy Rogers Road and SW Bull Mountain Road, within the River Terrace Community Plan area. The site includes three zones: R-4.5, R-7, and R-12. The site is currently in agricultural use with a single family residence. The site abuts unincorporated Washington County residential development to the east, and rural agricultural land to the north,west and south that is also within the River Terrace Plan District. Mature conifer trees exist along the eastern property line with the majority of property covered in grasses. An intermittent stream corridor runs east to west along the northern portion of the property to a culvert under SW Roy Rogers Road. An approximately 20-foot portion of the Roshak Road right of way runs east to west across the north boundary of the property. Proposal Description: The Applicant requests approval of a 244-unit single-family residential Planned Development and Subdivision on a 40.0-acre site. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned Development. The proposed development includes 166 detached single-family homes and 78 attached single-family row houses, a 2.24-acre neighborhood park, a community building and pool, an open space tract for enhancement of an on-site drainageway, smaller open space tracts with pedestrian connections, and a portion of River Terrace Boulevard and its associated trail. In addition, the applicant is seeking Adjustments for 11 lots where rear lot lines will face River Terrace Boulevard on the side opposite the trail corridor due to topographical restrictions in the design of streets. The project proposes the use of local residential skinny street options, private alleys and private streets, as well as a portion of the north-south collector street (River Terrace Boulevard and associated trail) through the center of the site. Additional right-of-way dedication and frontage improvements will be provided along existing arterial street Roy Rogers Road and collector street Bull Mountain Road. The project proposes establishment of a roundabout at Bull Mountain Road/River Terrace Boulevard and a traffic signal at Bull Mountain Road/Roy Rogers Road as identified in the River Terrace Community Plan/TSP Amendment. The application includes a request for Sensitive Lands Review for relocation of an existing intermittent stream (0.18 acres) flowing east to west through the site. Relocation of the stream channel will facilitate the remediation of contaminated soils on the site and to allow for correction of the erosion and incising of the channel that has occurred over time. The stream will be relocated along the northern property boundary within an open space tract to provide a meandering shallow stream channel, as well as a visual buffer between different residential densities. One internal collector road crossing of the stream is proposed. The Applicant has submitted permit applications to Division of State Lands and the Army Corps of Engineers for the proposed impacts (Applicant's Exhibit L). However, the proposed open space tract is proposed partially within the existing right of way for Roshak Road across the northern 20 feet of the subject property. City permission for use of this right of way has not yet been obtained. As identified in the applicant's narrative, the applicant anticipates a separate application for right-of-way vacation to vacate the Roshak Road right-of-way The application also includes a request for Temporary Use Permits for six model homes, a separate sales office in a modular building (temporary) and a parking lot (also temporary) within the planned development (Plan Sheet 11.1) In addition, the applicant proposes that the surface 12 to 24 inches of contaminated soils (approximately 50,000 cubic yards from historical agricultural use on site) will be stripped across the site, buried in a central location corresponding to the boundaries of the proposed neighborhood park, and capped with three feet of clean top soil. The applicant has submitted a Contaminated Media Management Plan (GeoDesign, March 17, 2015) to DEQ for review. City standards do not regulate this action. PDR2015 00002/SUB2015 00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 13 OF 62 Issues For Planning Commission Consideration The new TRUST specifications for calculating stormwater detention facility design have only recently become available. The impact these new standards will have on the area required for detention is unknown, but expected to be substantially greater than the area proposed in the northwest corner of the site. The applicant has been conditioned to resubmit calculations for the proposed stormwater detention facility using the TRUST model to ensure the amount of area set aside for the pond within the development is adequate. The impact a larger facility would have on the adjacent site design could be a reduction in the number of lots or alteration of the street design. The unimproved Roshak Road right of way along the north property line of the proposed development was transferred from the County to the City of Tigard recently. The width of the right of way is approximately 40 feet, half of which is on the subject property. The applicant states they will be applying for right-of-way vacation under separate application, with City Council being the review authority. The City of Tigard would like to have a pedestrian path in this area, the full length of the applicant's north property line. In discussions with Clean Water Services (CWS), the City of Tigard has found a favorable response to a 3 foot soft path. The city can support a recommendation for right of way vacation if a pedestrian easement and 3 foot soft path is approved by CWS. Therefore, the applicant has been conditioned to revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies prior to site work permits. The applicant proposes to bury the agriculturally contaminated soils found across the site in a central location, cap them, make park improvements over the surface, and then dedicate the approximately 2-acre site to the City as a public neighborhood park. The applicant has submitted a Contaminated Media Management Plan (GeoDesign, March 17, 2015) to DEQ for review. City standards do not regulate this action. Even though this scenario may not be that uncommon, staff has not had time to research the issues involved in this case. Therefore, the applicant has been conditioned to either dispose of the soils off site or obtain approval of the Public Works Director to accept dedication for use as a public park prior to site work permits. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The applicant held a formal neighborhood meeting on January 21, 2015 with 22 people in attendance. Neighbor concern focused on drainage, street improvements and traffic, sewer alignment, and the development schedule. A notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site boundaries on March 26, 2015. The City did not receive any written comments by the publish date of this staff report. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Applicable Development Standards 18.350 Planned Developments 18.430 Subdivisions 18.510 Residential zoning districts 18.660 River Terrace Plan District 18.705 Access, Egress and Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.775 Sensitive Lands 18.785 Temporary Uses 18.790 Urban Forestry Plan PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 14 OF 62 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards B. Impact Study SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT STANDARDS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. The applicant proposes to develop the project as a planned development. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant is applying for a concurrent review of the planned development concept plan and the detailed development plan. A Separate Concept Plan (Sheet 5.2) and detailed plans (Applicant's Exhibit C) have been submitted. The applicant's narrative addresses the concept plan criteria on pages 8-17. The Commission shall take separated actions, first on the proposed concept plan, and second on the detailed plan. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. The Concept Plan Map (Sheet 5.2) shows specific designations for areas of open space. Open space areas include a neighborhood park designated for active recreational use, open space areas throughout the site designated for passive recreational use, and an open space tract designated for the preservation of an existing drainage way to be enhanced and relocated to the northern edge of the site. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management. The Opportunities and Constraints Plan (Sheet 5.1) shows trees and existing natural resources and identifies methods for their preservation. The site has been designed to preserve existing trees where it is feasible. The site contains few trees, most of which are concentrated along the eastern site boundary. Most of the trees along the eastern site boundary will be preserved using tree protection fencing during construction and minimizing grading near the preserved trees. The concept plan includes an open space tract designated for the preservation of an existing drainage way to be enhanced and relocated to the northern edge of the site. This criterion is met. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 15 OF 62 development or open space buffers. The site abuts unincorporated Washington County residential development to the east, and rural agricultural land to the north, west and south that is also within the River Terrace Plan District. The attached Opportunities and Constraints Map (Sheet 5.1) shows existing development on adjacent properties. The applicant proposes to position lower density along the east and transition higher density towards the west in order to reduce impacts to existing low-density residential development to the east. The concept plan includes an open space tract on the northern edge of the site to provide a buffer between property designated for higher density/commercial north of the site and development on the site. The street layout included in the concept plan is designed to conform to the existing street system, including existing collector street Bull Mountain Road and arterial street Roy Rogers Road abutting the site, and inclusion of proposed collector street River Terrace Boulevard. This criterion is met. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes,linkages to or other provisions for bus stops, etc. The proposed development includes methods for promoting walkability such as a multi-use trail along River Terrace Boulevard which provides linkages to future amenities within the River Terrace Community Plan area, pedestrian connection tracts throughout the site which provide shorter pedestrian routes than vehicular routes, and sidewalk improvements along all street frontages. The proposed development also includes alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking in the portion of the project with higher densities. The pedestrian paths and transportation system are shown in the proposed Concept Plan Map (Sheet 5.2). This criterion is met. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. The Concept Plan Map (Sheet 5.2) shows locations of proposed uses, housing types, densities, and general lot size ranges. The concept plan proposes 244 residential units, including 166 single-family detached homes and 78 single- family attached row houses. At a gross density of 6 units per acre, the concept plan places lower density towards the east and transitions higher density towards the west in order to reduce impacts to existing low-density residential development to the east. The development also includes a community building and swimming pool next to the proposed neighborhood park in the center of the site. This criterion is met. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The proposed Concept Plan provides development consistent with the general purpose of the R4.5, R-7 and R-12 zones in which it is located and with the River Terrace Community Plan Zoning Districts Map. The Concept Plan places lower density towards the east, where the lower density zone is located, and transitions higher density towards the west, as the zoning transitions towards higher density towards the west. According to the density calculations shown in section 18.715 of this report, the density range specified for the site according to the site's zoning is 234-293 units. At 244 units, the Concept Plan is consistent with overall densities of the zones in which it is located. The Concept Plan includes protection of natural features to the maximum extent possible. Most of the trees on the site will be preserved along the eastern edge of the site using tree protection fencing during construction and minimizing grading near the preserved trees. An existing drainage way on the site will be moved, remediated and re- established in an open space tract. In addition to providing a 2.24 acre active recreational use park and open space throughout the site, the proposed development will also include a 38 foot wide multi-modal trail/landscape corridor PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 16 OF 62 through the site along River Terrace Boulevard. The proposed development also includes alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking in the portion of the project that has higher densities. These features enhance the development project and would not otherwise be available with the project as a standard development. This criterion is met. FINDING: As shown in the analysis above, staff finds that the proposed Concept Plan meets the concept plan approval criteria. RECOMMENDATION: Staff recommends the Planning Commission approve the proposed Concept Plan (Sheet 5.2). 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions,with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. As shown on the Preliminary Plat (Sheets 6.1 and 6.2), no lots on the perimeter of the project will be less than 80% of the minimum size required in the base zone. This standard is met. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. The applicant states that no lots are proposed with site coverage greater than 80%. However, site coverage for the proposed development is included in Table A of the narrative,which includes 85% site coverage for attached single- family dwellings. These statements are in conflict. The applicant submitted a clarifying memo dated April 13, 2015 demonstrating that the maximum site coverage for all lots is 80%, as proposed. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. The proposed development does not include any increases in the building height above the maximum allowed in the base zone. Building height is shown on the attached Conceptual Elevations (Applicant's Exhibit J). This standard is met. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Setbacks for structures within the proposed development are included on the Typical Lot Plan (Sheet 12). Setbacks for structures on the perimeter of the project, located on the eastern boundary of the site, will meet the 15-foot back yard setback requirement of the R-4.5 base zone. This provision is met. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 17 OF 62 parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. The applicant states that all structures in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for attached single family homes is proposed to be 18.5' for garages that are rear loaded from a street. The garage setback for rear loaded garages from an alley will be 3-5 feet when no driveway parking is provided or at least 16 feet when driveway parking is allowed from a private alley, as shown on the Typical Lot Plan (Sheet 12). The setback provisions are met. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Proposed setbacks and requested modification from the base zone setbacks are shown in the applicant's narrative in Table A and on the Typical Lot Plan (Sheet 12). See Development Standards comparison table in Section 18.510 of this report. This provision is met. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. As shown in the applicant's preliminary plans and narrative report the proposed development complies with all other provisions of the R-4.5, R-7 and R-12 base zone, with the modifications listed in the applicant's Table A and Typical Lot Plan (Sheet 12). This provision is met. FINDING: Based on the analysis above, the detailed development plan is consistent with the base zone development provisions. These provisions are met. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. The detailed plan is generally consistent with the concept plan and none of the above changes are proposed or anticipated. This criterion is met. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; All provisions of the subdivision provisions are met and demonstrated in Section 18.430 of this report. This criterion is met. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 18 OF 62 part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Compliance with the standards of Chapter 18.350.070.C.1-8 is addressed in subsequent sections of this report. The applicant's proposal is not seeking modification of any of the standards listed in the section. These criteria do not apply. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. The streets, buildings and other amenities in the proposed development have been designed so as to preserve the existing trees and topography. A natural drainage on the site will be altered in order to complete remediation of contaminated soils and to better stabilize the channel. A new channel will be created to the north of the existing channel and that drainage will be vegetated and protected to the greatest degree possible. The new drainage way on the site will be protected within an open space tract on the northern edge of the site. Most of the trees on the site will be preserved along the eastern edge of the site using tree protection fencing during construction and grading will be minimized near the trees. As described in the Urban Forestry Plan Supplemental Report, the 40% tree canopy standard will be met through tree preservation, street tree planting, and tree plantings in parks and open spaces. Grading on the site will be limited in order to preserve existing topography, as shown on the Grading Plan (Sheet 7). As shown on the attached Opportunities and Constraints Map (Sheet 5.1), the site slopes northwest,west, and southwest from a knoll (high point) in the southeast quadrant of the site. Grades do not exceed 20%; grades range from 12-17%in the eastern half of the site to 3-14%in the western half of the site. The site is proposed to be graded so that blocks step down from east to west and some homes will be designed to be split level to minimize impacts to the site's natural topography and to optimize provision of views for existing residents and future residents from east to west. These criteria are met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 19 OF 62 iii. Whether the screening needs to be year-round. The surrounding uses to the east are single family residential similar to the proposed development. The buffering and screening Matrix standards do not apply. The development does not include any service areas, storage areas or parking lots. This criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; No nonresidential structures are proposed that would abut an existing residential development. This criterion does not apply. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Single-family attached units in groups of three, four, and five (row homes) are proposed with this project and will include offsets at a minimum of every 30 feet along the vertical face of the structures. Recesses, or extensions, and/or offsets will be provided on the row homes as shown in the Conceptual Elevations (Applicant's Exhibit J). The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. These criteria are met. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. Section 18.660.070.0 of the River Terrace Plan District code states that the private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 20 OF 62 Section 18.660.070.D of the River Terrace Plan District code states that the shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Compliance with the access and circulation standards are addressed in subsequent sections of this report. No adjustments are requested. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. As demonstrated in the attached Open Space Planting Plan (Sheet L2.01), a minimum of 20% of the site will be landscaped in either improved open space tracts (26.6%). This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. The proposed development site does not abut and is not within a quarter mile of a public transit route. This criterion does not apply. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Compliance with parking standards are addressed in subsequent sections of this report. The proposed development will meet the specific parking standards of the River Terrace Plan District, as described in section 18.660.100 of this report. This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 21 OF 62 level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for stormwater conveyance is proposed and no adjustment is requested. This criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain. This criterion does not apply. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes,wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The proposed development is located within the River Terrace Plan District. As identified in section 18.660.070.E, the shared open space facilities criteria of this section do not apply to developments within the River Terrace Plan District. These criteria do not apply. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 22 OF 62 form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. The applicant has proposed a neighborhood park and a portion of the River Terrace Trail as shown in the adopted River Terrace Community Plan, Maps 7 and 8 respectively. Dedication of proposed parks, playgrounds or other public uses will be completed at the time of final plat submittal as determined in writing by the parks & facilities division manager prior to final plat approval. These criteria are met. FINDING: Based on the analysis above, the detailed development plan approval criteria are met. To ensure these standards are met the following condition of approval shall be applied. CONDITION: Prior to final plat approval, the applicant shall submit a determination in writing by the parks and facilities division manager regarding dedication of proposed parks,playgrounds or other public uses. 18.430 SUBDIVISIONS 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this decision and have been shown to either meet, or be conditioned to meet, standards with this decision. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant submitted a plat name reservation from the Washington County Surveyor dated December, 3, 2014 certifying the proposed Polygon at Roshak Ridge plat name. This criterion is met. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and The Future Street Plan (Sheet C-14) demonstrates that streets internal to the proposed subdivision are laid out to conform with the existing subdivision to the east and the existing road pattern. However, the applicant has proposed vacation of the exiting Roshak right of way on the northern boundary of the subject property and included the right of way in the proposed open space tract for the stream relocation. The proposed design requires use of the right of way. Therefore, approval of the proposed planned development would be contingent on the Roshak Road vacation. This criterion is not met. 4. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810. This criterion is met. FINDING: Based on the analysis above, the proposal does not meet all of the preliminary plat approval criteria PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 23 OF 62 for subdivisions but can be approved subject to the following condition of approval. CONDITION: Prior to any site work, the applicant shall redesign the project outside of the Roshak Road right of way and apply to CWS for an amended Service Provider Letter. 18.510 RESIDENTIAL ZONING DISTRICTS The site includes R-4.5, R-7, and R-12 zones, Low and Medium-Density residential zoning districts. Attached and detached single-family residential dwelling are proposed and are a permitted use in these zones. The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 R-7 R-12 Proposed PD Minimum Lot Size NA for PD Detached unit 7,500 sq.ft. 5,000 sq. ft. 3,050 sq. ft. Duplex 10,000 sq.ft. per unit Attached Unit[1] 5,000 sq. ft. Average Minimum Lot Width, None NA for PD Detached units lots 50 ft. 50 ft. Duplex lots 90 ft 50 ft. Attached unit lots 40 ft. Maximum Lot Coverage N/A 80% [2] 80% 80% Minimum Setbacks Front yard 20 ft. 15 ft. 15 ft. 12 ft. (8 ft.front porch) Side facing street on corner&through lots 15 ft. 10 ft. 10 ft. 8 ft. min public street side,3 ft.alley side Side yard 5 ft. 5 ft. 5 ft. [3] 0 attached (RH) / 3 ft. detached Rear yard 15 ft. 15 ft. 15 ft. 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street (3 ft. deck overhang of sidewalk on private street) Side or rear yard abutting more restrictive zoning district N/A. 30 ft. 30 ft. NA except perimeter Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-5 ft RH on private street without driveway / >_16 ft. rear garage for detached on alley with driveway parking space or 3-5' rear garage for detached on alley without driveway Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement N/A 20% 20% 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. [3]Except this shall not apply to attached units on the lot line on which the units are attached. PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 24 OF 62 FINDING: Based on the analysis above, base zone development standards in the R-4.5, R-7, and R-12 residential zones have been met or can be modified as requested through the planned development process. Development standards will be verified at the time of building permit issuance. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.020 Applicability This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.660.A, which is located at the end of this chapter. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict. The subject development site is located in the River Terrace Plan District, therefore, this chapter applies. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict. 18.660.030 Provision of Adequate Public Facilities A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure master plans, in light of the desire of property owners to commence preliminary development prior to full implementation of these plans and with the understanding that no development rights vest and no development approvals can be granted until the infrastructure systems are in place or assured. B. Approval Standard. Land use applications for subdivisions, partitions, planned developments, site development reviews, and conditional uses may be approved when the applicable standards in subsection E of this section are met by the applicant and when all of the following funding components of the River Terrace Funding Strategy have been adopted by the city and are in effect: 1. Transportation. A citywide transportation system development charge (SDC), a River Terrace transportation SDC, and a River Terrace transportation utility fee surcharge. 2. Sewer.A citywide utility fee surcharge. 3. Stormwater. A River Terrace stormwater utility fee surcharge. The applicant is requesting deferral of the requirement to demonstrate compliance with the transportation, sewer and stormwater approval standards of this section. C. Deferral of Compliance. 1. The applicant may request to defer demonstrating compliance with one or more of the standards in subsections B and E of this section as provided for below: a. Preliminary Plat. Deferral of compliance to final plat approval. b. Planned Development Concept Plan (Without a Land Division Proposal). Deferral of compliance to detailed development plan approval. c. All Other Development Applications. A condition of development approval requiring demonstration of compliance no later than 180 days after approval or prior to submission of applications for building or public facility improvement permits, whichever occurs first. 2. Deferral of compliance as provided for in paragraph 1 of this subsection C shall be granted only if: a. The applicant demonstrates that the approval standard will likely be met prior to filing an application for final plat or detailed development plan approval, or prior to expiration of the condition of approval described in subparagraph 1.c of this subsection C. A determination by the approval authority that it is PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 25 OF 62 likely that the standard will be met shall be for the purposes of deferral only and in no way constitutes an assurance, guarantee, or other representation that may in any way be relied upon by the applicant; and b. The applicant executes a written agreement prepared by the city acknowledging that the applicant has determined that deferral is to its benefit and that any and all actions taken pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk. The acknowledgement shall waive, hold harmless and release the city, its officers, employees and agents for any and all claims for damages, including attorney fees, in any way arising from a denial for failure to demonstrate compliance with the standards in subsection B of this section, without regard to fault. Nothing in this section shall preclude the applicant from seeking review of any land use decision in accordance with ORS Chapters 197, 215, 227, or equitable relief in a court of competent jurisdiction. The Applicant is requesting deferral of the requirement to demonstrate compliance with the storm water approval standards of this section. The City is continuing to work on adoption and implementation of the systems development charges, utility fees and related matters so it is likely that the applicant will be able to demonstrate compliance prior to final plat approval. The applicant shall executed a written deferral agreement substantially in the form provided in Exhibit 5 to this report and as approved by the City. D. Exception. 1. An exception to one or more of the standards in subsection B of this section may be obtained through a Type II procedure as governed by Section 18.390.040. 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 paragraph B.1 of this section are not in effect at the time of building permit issuance, the applicant shall pay an amount equal to the SDC amount assumed in the River Terrace Funding Strategy. No credits shall be issued against this payment, but the city shall issue a refund if: i. The applicant made improvements to a facility that is eligible for credit under an adopted SDC credit, up to the amount of the credit, or ii. An SDC is adopted and paid by the applicant or its successor, up to the amount of such payment, or iii. The city has not adopted the SDCs within two years of the effective date of this ordinance. 3. An exception shall be granted only if the city finds that: a. There are adequate funding components in place for the infrastructure that is needed to serve the proposed development; and 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 Funding Strategy and related infrastructure master plans. The Applicant is not requesting an exception to the standards in subsection B, therefore this section does not apply. 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 PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 26 OF 62 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-ofway 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. The applicant's plans indicate the infrastructure improvements will be located in rights-of-way or easements, as defined above. This standard is met. 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. The applicant has agreed to extend the 18 inch water main along their frontage up to the water line in Scholls Ferry Road. Their plans also show a 12" water line in both River Terrace Boulevard and Bull Mountain Road. These shall be upsized to 16-inch water lines, meeting the City of Tigard's Water System Hydraulic Study recommendation. 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. The Applicant shall demonstrate how they comply with sufficient pump station capacity requirements of CWS prior to issuance of the City of Tigard's PFI permit. The Applicant must connect to adequate and operational public sewer facilities prior to issuance of building permits. 5. If compliance with stormwater management standards is dependent upon an off-site conveyance system or an on- or off-site regional facility that has not yet been provided, the applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility shall include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on- or off-site regional system or facility may include a condition to form a reimbursement district. c. No stormwater management system or facility shall be approved if it would prevent or significantly impact the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards. Applicant has proposed to construct a storm water quality and regional detention facility at the northwest corner of their site. This location is in compliance with the stormwater master plan. The storm water analysis provided does not comply with the Tualatin River Urban Stormwater Tool (TRUST) model for continuous flow simulation developed by CWS and the City of Tigard. The Applicant will be required to resubmit water quantity analysis using the TRUST model with their PFI application. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 27 OF 62 F. Other Provisions. 1. Unless expressly authorized in a development approval, no person shall impose a private fee or any charge whatsoever that prohibits, restricts, or impairs adjacent or surrounding properties from accessing a public easement, facility, or service. 2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other charge to fund public facilities and/or services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. 18.660.040 Approval Criteria The applicant is seeking both a preliminary subdivision plat approval and a planned development approval. Accordingly, Subparagraphs A and B both apply. Instance, the standards are identical, so the following findings address compliance both subsection. 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. As reviewed earlier in this staff report, the proposed subdivision preliminary plat complies with the approval criteria in Section 18.430.040. This criterion is met. 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 subsection 18.420.020.D or 18.430.020.C, a plan for future phases shall show the location of lot lines, rights-of-way, easements, and other details of layout that demonstrates that future division may readily occur without violating applicable zoning district requirements and development standards of the TCDC. As demonstrated on the Circulation Plan (Sheet 9), the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. The River Terrace Transportation System Plan Addendum Figure 3 shows SW Roy Rogers Road as an arterial street, SW Bull Mountain Road as a collector street, and proposed River Terrace Boulevard as a collector street. Frontage improvements will be in accordance with the arterial and collector street standards, as discussed in later sections of this report. In conformance with the River Terrace Transportation System Plan Addendum Figure 6, the proposed development will incorporate a section of River Terrace Boulevard and associated trail system through the center of the site. No additional streets, street extensions, and intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Map 14 — Transportation Improvements does not identify connections to existing or future streets around the edges of the subject site, other than River Terrace Boulevard. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. Future re-division is not proposed with this application. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 28 OF 62 With the provision of the above mentioned future street connections, the preliminary plat does not impede the future use or development of adjacent property within River Terrace not under the control or ownership of the applicant proposing the preliminary plat. No phased development is proposed as part of the proposed development. These criteria are met. B. Conditional Use, Planned Development, and Site Development Review Approval Criteria. In addition to the approval criteria in Sections 18.330.030, 18.350.050, 18.350.070, and 18.360.090, the following approval criterion shall apply to all conditional use,planned development, and site development review applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington County,where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. 2. The development shall not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the conditional use, planned development, multifamily, or commercial development. As demonstrated on the Circulation Plan (Sheet 9), the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. In conformance with the River Terrace Transportation System Plan Addendum Figure 6, the proposed planned development will incorporate a section of River Terrace Boulevard and associated trail system through the center of the site. No additional streets, street extensions, and intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Map 14 —Transportation Improvements does not identify connections to existing or future streets around the edges of the subject site, other than River Terrace Boulevard. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. The development conforms to approved plats of subdivisions and maps of partitions of abutting properties, as to width and general direction,where applicable. This criterion is met. C. Conditions of Approval. The approval authority may attach such conditions as are necessary to comply with the River Terrace Community Plan, related infrastructure master plans, this chapter, and other applicable provisions of the TCDC. Staff has recommended conditions of approval in this staff report for the Planning Commission's consideration. 18.660.060 River Terrace Boulevard Development Standards A. Applicability. The applicable development standards contained in the underlying base zone shall apply to all development in River Terrace, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 or subsection D of this section, and except as specified below. The development standards in this section shall apply to the types of development listed below on lots abutting the River Terrace Boulevard right-of-way (ROW). The 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. The proposed residential planned development property abuts the River Terrace Boulevard right-of-way as shown on Map 18.660.B. Therefore, this section applies. B. Building Placement and Design. 1. The following standards shall apply to all single-family, duplex, and multifamily residential PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 29 OF 62 development that is located on the side of the River Terrace Boulevard ROW opposite the trail corridor, except as approved through the adjustment process in accordance with subsection D of this section. 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 subparagraphs 18.660.070.I.1, 2, 4, and 5 for the façade that faces the River Terrace Boulevard ROW. The applicant proposes lots located on the side of the River Terrace Boulevard ROW opposite the trail corridor that will abut the River Terrace Boulevard ROW with their front or side lot lines, with the exception of lots 223- 233, as shown on the Preliminary Plat (Sheet 6). The applicant is seeking an adjustment in accordance with Subsection 18.660.060.D for lots 223-233. Lots with front lot lines abutting the River Terrace Boulevard ROW will meet all of the building design standards in Subsection 18.660.070.G, as shown on the Conceptual Elevations in Exhibit J and described below. Lots with side lot lines abutting the River Terrace Boulevard ROW will meet the building design standards for Articulation, Eyes on the Street, Detailed Design, and Garages and Carports in Subsections 18.660.070.G.1, 2, 4, and 5 for the facade that faces the River Terrace Boulevard ROW, as shown on the Conceptual Elevations in Exhibit J and described below. Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) to show conceptual elevations representative of the product type that Polygon builds in order to demonstrate that the housing types that Polygon is likely to build in the proposed development will meet these standards. These standards are not met but can be adjusted as reviewed below. As adjusted, these standards are met. 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 D of this section. 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 subparagraphs 18.660.070.I.1, 2, 4, and 5 for the façade 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. The proposed development will consist of single-family units. Lots located on the side of the River Terrace Boulevard ROW with the trail corridor will abut the River Terrace Boulevard ROW with their side or rear lot lines. Lots with side or rear lot lines abutting the River Terrace Boulevard ROW will meet the building design standards for Articulation, Eyes on the Street, Detailed Design, and Garages and Carports in Subsections 18.660.070.G.1, 2,4, and 5 for the facade that faces the River Terrace Boulevard ROW, as shown on the Conceptual Elevations (Applicant's Exhibit J). The development will provide at least one walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, as demonstrated on the Preliminary Plat (Sheet 6). Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) to show conceptual elevations representative of the product type that Polygon builds in order to demonstrate that the housing types that Polygon is likely to build in the proposed development will meet these standards. These standards are met. 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 D of this section. 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 PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 30 OF 62 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. The proposed development does not include direct individual access to River Terrace Boulevard from single-family and duplex development sites. All lots abutting River Terrace Boulevard will take access from local residential streets. This standard is met. 5. Fences, walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over three feet in height are not permitted in any front, side, or rear yard that lies between any 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 D of this section. 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 six 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 six feet in height The applicant states that no fences,walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over 3 feet in height will be placed in any front, side, or rear yard that lies between the applicable residential development identified in Section A above and the River Terrace Boulevard ROW, except as allowed in paragraph b of this section. This standard is met. 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 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. The applicant is seeking an adjustment for the standards of Subsection 18.660.060.B for lots 223-233, as the rear lot line will face River Terrace Boulevard on the side opposite the trail corridor. Lots 223-233 have not been positioned with their front lot lines facing River Terrace Boulevard because driveways are located on the front lot line and standards restrict vehicular access and driveways to River Terrace Boulevard, as it is a collector street. The design of streets within the site are restricted by topographical constraints in the southern portion of the site, existing natural resources, and the location of arterial and collector streets bordering the site. The proposed design provides safe and convenient pedestrian connections to the pedestrian facilities within the River Terrace Boulevard ROW. The adjustment criteria are met and the proposed adjustments can be approved. FINDING: As shown in the analysis above, the standards for obtaining an adjustment to 18.660.060.B have been met and the adjustment should be granted as described in the applicant's proposal. 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 PDR2015 00002/SUB2015 00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 31 OF 62 Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way, including tracts for vehicle access, to 20% of gross site acreage for the purpose of calculating net development area and density as described in paragraphs 18.715.020.A.3 and 4. The applicant proposes to utilize the 20% deduction of land dedicated for public or private rights-of-way for the purpose of calculating net development area and density. As shown on the Density Calculation Maps & Tables (Sheet 4), the proposed development meets minimum and maximum densities using the standards described in Subsections 18.715.020.A.3 and 4. B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in subsection 18.350.060.0 shall not apply. The following specific development standards shall apply in their place. 1. Lot Dimensions. The minimum lot area and lot width standards of the underlying base zone shall not apply to any lots, including those lots abutting right-of-way,with the following exception: Lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the minimum lot area and lot width standards of the underlying base zone. 2. Building Height. The maximum building height standard of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way,with the following exception: Buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall be set back one additional foot for every two feet of height above the maximum height allowed on the side of the lot abutting the perimeter. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. 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 zero 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 subparagraph a of this paragraph 3, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. 4. Planning Commission Discretion. The Planning Commission may approve a smaller perimeter lot and/or a lesser perimeter setback where the applicant demonstrates that a smaller lot or lesser setback will have no greater impact on abutting development or land than the minimum standards for perimeter lots described above in paragraphs 1 through 3 of this subsection B. The proposed development contains lots on the eastern perimeter of the River Terrace Plan District that abut existing residential development. These lots meet the minimum lot area and lot width standards of the underlying base zone, as shown on the Preliminary Plat (Sheet 6). Lots on the eastern boundary will meet the setback standard of the underlying R-4.5 base zone, as shown on the plans (Sheet 12). Setbacks are further addressed in section 18.350.060.0 of this report and proposed modifications are shown on the Typical Lot Plans (Sheet 12). All lots will meet all requirements of the Uniform Building and Fire Code. All lots provide a minimum garage or carport setback PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 32 OF 62 of 20 feet where vehicle access is taken from a public right-of-way, except as specifically shown on the Typical Lot Plans (Sheet 12). These standards are met. C. Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development. The proposed development consists of single-family development. Therefore, the private outdoor area requirements of 18.350.070.D.5 do not apply. D. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development. Therefore, the shared outdoor recreation and open space requirements of 18.350.070.D.6 do not apply. E. Shared Open Space Facilities. The shared open space facility requirements of paragraph 18.350.070.D.13 shall not apply. In lieu of these requirements, the following open space requirements and development enhancements shall apply. These requirements are intended to provide the community with added benefits that are consistent with the overall development vision for River Terrace as described in the River Terrace Community Plan and River Terrace Park System Master Plan Addendum. 1. The development shall provide parks, trails, and/or open space that: a. Meets a need for neighborhood parks, linear parks, open space, and/or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan's level of service standard; and b. Will be dedicated to the public if the proposal is for a neighborhood park,linear park, or trail. The proposed development will provide parks, trails, and/or open space that meets a need for neighborhood or linear parks, open space, and/or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan's level of service standard. The park in the center of the site will fulfill the need for one of the neighborhood parks identified in the River Terrace Park System Master Plan Addendum, to be dedicated to the public. The site also incorporates a section of River Terrace Boulevard and the associated trail corridor, to be dedicated to the public. The open space requirements are met. 2. The development shall include at least three of the following development enhancements: a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a 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 I of this section. The proposed development will include (a) and (e) of the development enhancements identified in this section. As shown on the Preliminary Plat (Sheet 6), the development includes a public multi-use trail corridor associated with the proposed River Terrace Boulevard through the center of the site, which will facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations surrounding the site. The development also includes PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 33 OF 62 pedestrian connections and trails throughout the site, to be located within public access easements and maintained by a homeowner association. The pedestrian connections along the east side of River Terrace Boulevard cannot meet ADA standards due to the steeper topography in this area. The Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) demonstrate the proposed high-quality architectural features on attached and detached single-family dwelling units that meet the building design standards in Subsection 18.660.070.I. These exhibits are representative of the product type that Polygon typically builds. They demonstrate that the product type Polygon is likely to build in the proposed development can comply with the standards of Subsection 18.660.070.I. Architectural features are further described in Subsection 18.660.070.I. Two open space enhancements are proposed where at least three enhancements are required. This standard is not met. However, as provided below, additional enhancements for the subject properties abutting River Terrace Boulevard are proposed. Therefore, this standard is sufficiently met. 3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more of the following enhancements may be provided in lieu of one or more of the enhancements listed in Subsection E.2 above: a. Long-term maintenance plan administered by a homeowner association that is acceptable to the applicable road authority for any proposed and/or required landscaping in or adjacent to the Roy Rogers Road or River Terrace Boulevard right-of-way that is not part of a stormwater management facility. b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative and solid barrier component outside of the public right-of-way. c. Park facilities in the River Terrace Trail corridor, including but not limited to benches, picnic tables, lighting, and/or small playground areas (i.e. tot lots or pocket parks). Provision of such facilities may allow the applicant to count the trail corridor as a linear park facility, thus contributing to meeting the city's level of service standards in the River Terrace Park System Master Plan Addendum for both linear parks and trails. The Public Works Director shall determine whether the proposed facilities elevate the trail corridor to a linear park facility. The applicant is providing (c) in addition to the enhancements listed in Section E.2 above. The proposed development will include park facilities in the neighborhood park abutting the River Terrace Trail corridor, thus contributing to meeting the city's level of service standards in the River Terrace Park System Master Plan Addendum for both neighborhood parks and trails. These facilities, as shown in the Park Planting Plan (Sheet L4.01), will include a community building and pool for use by the HOA residents, a tot lot play area, a youth play area, a shelter with picnic tables, bike racks, an overlook with benches, an open play lawn, a basketball half court, and pedestrian trails and pathways. Additionally, the multi-use River Terrace Trail corridor will run through the site and provide a pathway for both pedestrians and bicycles. This standard is met. F. Open Space Conveyance. The standards of paragraph 18.350.070.D.14 shall apply to the conveyance of open space in River Terrace. The standards of subsection 18.810.080.B shall not apply. Open space in the proposed development will comply with the standards of Subsection 18.350.070.D.14, as detailed in that section of this report. G. Street Design Standards. The standards of Chapter 18.810 shall apply in addition to the specific provisions for public skinny streets,private streets, and private alleys in subsections 18.660.080.D and E. As shown on the Circulation Plan (Sheet 9), streets in the proposed development meet the standards of Chapter 18.810 in addition to the specific provisions for public skinny streets, private streets, and private alleys in Subsections 18.660.080.D and E. 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 PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 34 OF 62 intended to illustrate how development could comply with these standards and should not be interpreted as requiring a specific architectural style. An architectural feature may be used to comply with more than one standard. The design standards of this section apply to all attached and detached single-family dwelling units within the proposed development, as required according to section 18.660.060.B and 18.660.070.E.2.e. The Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) shows compliance with individual standards for each product type. These exhibits are representative of the product type that Polygon typically builds. They demonstrate that the product type Polygon is likely to build in the proposed development can comply with the standards of Subsection 18.660.070.I. Provided development occurs that is consistent with the examples provided in Exhibit J, these standards will be met. FINDINGS: As shown in the analysis above, the applicable planned development standards are met. To ensure compliance the following condition of approval will be imposed. CONDITION: The applicant shall submit plans and elevations demonstrating that each single family dwelling unit is designed and constructed to conform to the applicable design standards in 18.660.070.I. 18.660.080 Street Design A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as shown in Figure 18.660.7 below. The general location of River Terrace Boulevard is shown on Map 18.660.B,which is located at the end of this chapter. The Applicant's plans show a cross section, with a 110 foot ROW that generally conforms to the River Terrace Design Standards. However, the City is developing River Terrace Boulevard guidelines that include more details and amenities for the boulevard that include curb extensions and storm planters. The Applicant shall submit revised plans for River Terrace Boulevard incorporating the design guidelines, curb extensions, and pedestrian crossings with their City of Tigard PFI application. C. Street Design—Arterial Streets. The following street design standards apply to the arterial streets in the River Terrace Plan District as shown on Map 18.660.B,which is located at the end of this chapter. The proposed development abuts Roy Rogers Road, a Washington County arterial street. The cross section provided by Applicant does meet Washington County standards which is 98-feet, ultimate right of way, 49feet from centerline. However, the county and city have agreed to a section that incorporates the city's planter and sidewalk standard from the curb. The Applicant shall revise the SW Roy Rogers Road cross section to provide for a 6-inch curb, 5 foot planter, 8 foot sidewalk with half a foot behind the sidewalk. The additional 2 feet needed for sidewalk area can be handled in a pedestrian easement over the required 10 foot landscape tract. The sidewalk can also meander within the 10 feet of the landscape tract,provided the easement covers the full 10 foot width. This revised section shall be submitted with the applicant's Washington County Facilities Permit and the City of Tigard's Public Facility Improvement (PFI) Permit application. 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. The Applicant has proposed private streets for access to the attached single-family housing portion of the development The Applicant states that access taken from the private street provides safe and convenient vehicle and pedestrian access to the public street will be managed by the HOA, with the appropriate legal documents for ownership and maintenance. The private streets will meet on street parking requirements. This criterion is met. E. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in subsection 18.810.030.R. Adjustments to any of these standards PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 35 OF 62 shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9. The Applicant has proposed to provide vehicular access to some lots through alleys located in tracts that are a minimum width of 20 feet. The Applicant states the private alley will be managed by the HOA, with the appropriate legal documents for ownership and maintenance. This criterion is met. 18.660.090 Street Connectivity A. Street Alignment and Connections. In addition to the exceptions already allowed in subsection 18.810.030.H, the following exceptions shall also apply to development in River Terrace. 1. For development sites located on the side of the River Terrace Boulevard right-of-way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. The street system of the proposed planned development has been designed so as to minimize the number of streets crossing River Terrace Boulevard trail. Two streets will cross River Terrace Boulevard on this site. As shown on the Site Plan (Sheet 11), bicycle and pedestrian connections are provided adjacent to the trail right of way at a minimum of every 330 feet. This standard is met. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. The subject property is not a public or private school site. This standard does not apply. B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography,wetlands, significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. As shown in the Site Plan (Sheet 11), perimeter of blocks formed by streets in the proposed development do not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography, 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. This standard is met. FINDINGS: As shown in the analysis above, the street connectivity standards are met. 18.660.100 On-Street Parking A. Applicability. In addition to the standards in Chapter 18.765 for off-street parking, the following onstreet parking standards shall also apply to all residential single-family attached, single-family detached, and duplex development in River Terrace with individual off-street parking and vehicle access on a local street, neighborhood route, or private street or alley. B. Quantity Standards. All single-family and duplex development described in subsection A of this section shall provide the following number of on-street parking spaces: 1. For a dwelling with one off-street parking space, a minimum of two on-street parking spaces shall be provided. 2. For a dwelling with two off-street parking spaces, a minimum of one on-street parking space shall be provided. 3. For dwellings with more than two off-street parking spaces, a minimum of one on-street parking space shall be provided for every two lots with more than two off-street parking spaces that are adjacent to each other. PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 36 OF 62 As shown in the applicant's Parking Plan (Sheet 10), the proposed development will provide more than the required number of on-street parking spaces. A total of 325 on-street parking spaces are provided,which greatly exceeds the required total of 162 on-street parking spaces. This standard is met. C. Dimensional Standards. Parking spaces shall be at least 20 feet in length. Parking spaces may not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. As shown in the applicant's Parking Plan (Sheet 10), parking spaces within the proposed development will be at least 20 feet in length and will not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. This standard is met. D. Location Standards. Required on-street parking spaces shall be provided within the development site and along the affected lot's street frontage by parallel parking, except as provided below. 1. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be provided on a street frontage not associated with the affected lot provided that the required parking space(s) is located on the same block and within 200 feet of the affected lot. 2. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be provided in parking courts that are interspersed throughout the development when all of the following standards are met: a.A parking court shall contain no more than eight parking spaces. b.A parking court shall be located within 200 feet of the affected lots. c. Parking courts within the same block and on the same side of the street shall be separated by at least 200 feet of street frontage. d. A parking court shall be paved and comply with all applicable grading and drainage standards in the TCDC. e. A parking court shall have a landscape strip around its perimeter that is at least five feet wide and contains living ground cover and trees spaced every 15 to 40 feet on center. The ground cover shall include shrubs of an appropriate height to minimize headlight glare impacts on adjacent residential uses. f. A parking court shall be illuminated. All lighting shall be shielded and directed away from adjacent residential uses. g. A parking court that takes access on a public or private local street or alley may be designed to allow vehicle turning or backing movements within the street or alley. A parking court that takes access on a public neighborhood route may be designed to allow vehicle turning or backing movements within the public right-of-way with the approval of the city engineer. h.All parking spaces in a parking court shall be clearly marked. i. A parking court shall be privately owned and maintained by a homeowner association into perpetuity. For each parking court there shall be a legal recorded document that includes, at a minimum, the following: i. A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. j. No portion of a parking court, including landscaped areas, shall be used to satisfy any requirement for open space or recreation. Additionally, no paved portion of a parking court shall be used as a development's stormwater management facility where it would interfere with the use of the court for parking. k.A parking court shall be used solely for the parking of operable passenger vehicles. As shown in the applicant's Parking Plan (Sheet C-10), parking spaces within the proposed development are either provided on a street frontage associated with the affected lot or on the same block and within 200 feet of the affected lot. The development does not propose the use of parking courts. This standard is met. E. Adjustments.Adjustments to these standards shall be processed by means of a Type II procedure, as PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 37 OF 62 governed by Section 18.390.040, using approval criteria from subparagraph 18.370.020.C.6.a. The applicant does not propose any adjustments. This standard does not apply. FINDING: As shown in the analysis above, the on street parking standards are met. 18.660.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed by the applicant in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in accordance with Section 18.785.030, meet the approval criteria in subsection 18.785.040.C, and comply with the provisions in this section. If the applicant does not propose a temporary sales office or model home in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in accordance with Chapter 18.785. A. Temporary Sales Office. 1. No more than one temporary sales office, not including a sales office in a model home, per subdivision may be approved for placement on a lot intended for a dwelling unit as shown on the preliminary plat. 2. Conditions of approval for a temporary sales office shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. 3. Any improvements to the property shall be designed and constructed so as to not preclude future use of the property as zoned. The applicant proposes one temporary sales office with the proposed development, as shown on the Model Home/Sales Office Plan (Sheet 11.1). The sales office shall be conditioned to protect the public's health, safety, and welfare. B. Model Homes. 1. The number of model homes shall be limited to: a. Three, or one for every six acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a planned development application 2. Conditions of approval for a model home shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering and/or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 38 OF 62 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, façade design, and access. Nothing in this section shall be construed as recognizing the lot on which the model home is located as a final approved lot for any purpose. Nor shall the model home approval be the basis for a variance, exception, vested right or nonconforming use. 5. No model home may be occupied except during established business hours and in no event shall be used as an overnight accommodation. 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. The applicant proposes six model homes with the proposed development, as shown on the Model Home Site Plan in Exhibit C-11.1. Given the 40.0-acre site, six model homes are permitted, subject to a condition to protect the public's health, safety, and welfare, as provided below. C. Owner Authorization and Performance Bond. The temporary use application for the sales office and/or model home(s) shall include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to paragraph D.2 of this section. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. D. Removal of Model Home or Temporary Sales Office. 1. If final plat approval is not obtained prior to the lapse of the preliminary plat approval, each model home or temporary sales office shall be removed and the property restored and made safe by the applicant or owner. This shall occur no later than 60 days after the lapse of the preliminary plat approval in accordance with Section 18.430.030, including any approved extension. 2. A model home or temporary sales office not removed in accordance with paragraph 1 of this subsection D shall be declared a nuisance. The city shall enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s) in accordance with the owner authorization and performance bond required in subsection C of this section. Based on the analysis above, the proposed sales office and model homes may be approved subject to conditions of approval to protect the public's health, safety, and welfare, as provided below. FINDING: Based on the analysis above, the proposed development meets, or has been conditioned to meet the applicable model home and temporary sales office standards. CONDITIONS: The proposed sales office and model homes may be approved subject to protection of the public's health, safety, and welfare through the following: a. Provision of adequate fire access and water supply, including fire hydrants, as determined by the fire service provider. 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. The applicant shall provide authorization,binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance. The applicant shall post a performance bond in PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 39 OF 62 favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. 18.705 ACCESS, EGRESS,AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is a 244-lot subdivision; therefore these standards apply. 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. As shown on the applicant's Circulation Plan (Sheet 9), all lots have access to a public or private street. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposed subdivision consists of detached single-family residential lots and single-family attached units. There will be no vehicular access to the front of the attached units. Each of the attached units in the proposed development will have its own parking space in an attached garage at the rear entrance of the unit. Access to the unit from the parking space will be provided through the attached garage. The development will not include a shared vehicular parking area. All attached units will have pedestrian access from the front entrance of the unit to the sidewalk along SW Roy Rogers Road or SW Mackay Terrace, which will which will provide access to adjacent streets and common open space and recreation facilities. Additionally, a sidewalk will be provided along both sides of the SW Cairns Terrace, the private street located at the rear of the attached units. Through the sidewalk system along adjacent public and private streets, each residence is connected to vehicular parking areas, parks and open spaces and recreation facilities. This standard is met. H. Access management. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 40 OF 62 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). The applicant has submitted a Sight Distance Certification, dated March 9, 2015. There are two access points for the subdivision onto Bull Mountain Road. A roundabout will be constructed 600 feet east of Roy Rogers Road. This intersection will be with River Terrace Boulevard, a proposed collector street. The second access will be a proposed local street, Darwin Avenue, and will be located 130 feet west of the development's east property line. The applicant states that the second access meets stopping sight distance requirements. However, comments received by Washington County engineering staff state that the design must meet intersection sight distance. The applicant shall provide intersection sight distance certification meeting Washington County standards. The applicant has submitted a Traffic Impact Study prepared by Kittelson &Associates, dated March 9, 2015. The analysis was done for the four proposed Polygon developments in River Terrace. The proposed Roshak development, located at the NE corner of the intersection of Roy Rogers Road and Bull Mountain Road will provide 78 attached and 166 single family homes. Based on the analysis done by Kittelson the following is recommended: • Roy Rogers Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. • Bull Mountain Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. The improvements shall also include an east-bound left-turn lane at the proposed Darwin Avenue intersection to provide safe access into the development. • The River Terrace Boulevard intersection with Bull Mountain Road will be constructed as a roundabout, as recommended in the River Terrace Community Plan Transportation System Plan Addendum. • A traffic signal should be installed at the intersection of Roy Rogers Road and Bull Mountain Road. • The signal timing at Roy Rogers Road and Scholls Ferry Road should be reviewed and optimized. • Intersection sight distance should be provided at all local street intersections created as part of the development. Kittelson's analysis concludes that the proposed neighborhood development can occur while maintaining acceptable traffic operations and safety at the study intersections. The applicant shall incorporate all of Kittelson's recommendations into their Washington County Facilities Permit application and City of Tigard PFI permit application for review and approval. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. There are no driveways placed directly on the arterial or collector streets. There are some driveways that will be within less than 150 feet from either SW Bull Mountain Road or River Terrace Boulevard,which are both collector streets. The individual lots have less than 150 feet of street frontage. The driveways shall be placed as far as possible from the intersections with Bull Mountain Road and the intersections with River Terrace Boulevard. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 41 OF 62 The proposed development includes a section of arterial street SW Roy Rogers Road along the west boundary of the site, a section of collector street SW Bull Mountain Road along the south boundary of the site, and the addition of a section of proposed collector street River Terrace Boulevard through the center of the site. As shown on the proposed Parking Plan (Sheet 10), no driveways are placed on arterial or collector streets. As demonstrated on the Preliminary Plat (Sheet 6), the proposed development includes two streets along collector street SW Bull Mountain Road which meet the minimum spacing standard of 200 feet, and two streets along collector street River Terrace Boulevard which meet the minimum spacing standard of 200 feet. All local streets in the proposed development will meet the minimum spacing standard of 125 feet, as shown on the Preliminary Plat (Sheet 6). The access management standards are met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 or fewer Min. Number of Min. Access Width Min. Pavement units)Number Dwelling Unit/Lots Driveways Required Width 1 or 2 1 15' 10' 3-6 1 20' 20' The applicant states a driveway will be provided for each of the proposed residential lots that has a minimum access width of 15 feet and a minimum paved width of 10 feet. As proposed, this standard is met and will verified at the time of building permit review. FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or"Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 42 OF 62 B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. FINDING: According to the applicant's narrative and plan set, the portion of the project site within the R-4.5 district is approximately 8.27 acres in size. The portion of the project site within the R-7 district is approximately 10.99 acres in size. The portion of the project site within the R-12 district is approximately 20.74 acres in size. The Density Calculation Maps & Tables on Sheet C-4 show the density calculations for the proposed development, in accordance with Chapter 18.715. The proposed subdivision includes 244 single-family dwellings. The proposed unit count is within the permitted density range of 234-293 units. No adjustments or density transfers are requested. The density computations standards are met. 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS This chapter requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions, vibration, odors, glare and heat, and insects and rodents: Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028- 090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: This is a attached and detached single-family residential project, which are permitted within the residential zones. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. The Environmental Performance standards are met. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 43 OF 62 A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z6O, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.79O.030.A.2), Tree Canopy Cover site plan (per 18.79O.030.A.3) and Supplemental Report (per 18.79O.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. The attached landscape plans (Sheets L1.01-L4.01) demonstrate compliance with the required number of street trees based on linear feet of street frontage divided by 40 feet, location, and soil volume requirements. These criteria are met. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 44 OF 62 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. The subject property abuts properties to the north and south within the Tigard River Terrace area that have a zoning designation of either R-4.5, R-7 or R-12. The R-4.5, R-7, and R-12 zones permit single family residential units. Adjacent properties to the east and west are designated by Washington County as either agricultural use or low-density residential. Lots along the eastern border of the site will be the largest sized lots in the subdivision to be more consistent with the existing development to the east. Lots along the northern border of the site will be separated from future development to the north by an open space tract. Lots along the southern and western border of the site will be separated from future development by collector street SW Bull Mountain Road and arterial street SW Roy Rogers Road respectively. The subject site is surrounded by rural agricultural land and single-family residential properties. Therefore, buffering and screening is not required. FINDING: Based on the analysis above, the Landscaping and Screening standards are met. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. The proposed Parking Plan (Sheet 10) shows proposed parking, access, egress, and circulation. This standard is met. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. No bicycle parking is required for single-family attached or detached dwellings. As shown on the Circulation Plan (Sheet 10), with the provision of parking in driveways and garages, more than one off-street parking space will be provided per dwelling unit thus meeting the parking standard in table 18.765.2. The development includes 166 detached single-family units requiring 1 off-street space per unit, for a total 166 required of-street parking spaces. The development includes 42 attached single-family 3 bedroom units requiring 1.75 off-street spaces per unit, for a total 74 required of-street parking spaces. The development includes 36 attached single-family 2 bedroom units requiring 1.5 off-street spaces per unit, for a total 54 required of-street parking spaces. This comes to a total of 128 required off-street parking spaces for all attached units, and a total of 294 required off-street parking spaces for the project. The development includes 115 front-loaded detached single-family units each with a 2 car garage and 2 additional off-street parking spaces in the driveway, for a total of 460 off-street parking spaces. The development also includes PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 45 OF 62 51 alley-loaded detached single-family units, each with a 2 car garage, for a total of 102 off-street parking spaces. This comes to a total of 562 off-street parking spaces provided for all detached units,which greatly exceeds the 166 required off-street parking spaces. The development includes 42 attached single-family units with a 2 car garage, for a total of 84 off-street parking spaces. The development also includes 36 attached single-family units with a 1 car garage and 1 driveway space, for a total of 72 off-street parking spaces. This comes to a total of 156 off-street parking spaces provided for all attached units,which exceeds the 128 required off-street parking spaces. The project provides a total of 718 off-street parking spaces, which is greater that the required 294 off-street parking spaces for the project. These standards are met. FINDING: As shown in the analysis above, the on and off street parking requirements are met. 18.775 SENSITIVE LANDS F. Sensitive lands permits issued by the director. 1. The director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25% or greater or unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." The proposed development site is not within the 100-year floodplain or 1996 flood inundation line, does not contain steep slopes of 25% or greater and unstable ground, and does not include significant habitat areas. As shown on the Existing Conditions and Demolition Plan in Exhibit C-2, the site contains a natural drainageway flowing east to west through the northern portion of the site and wetlands which are only within wetland areas that meet the jurisdictional requirements of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard 'Wetland and Streams Corridors Map." A copy of the Wetland Delineation Report and Concurrence Letter issued by the Department of State Lands is included as Exhibit L. A Service Provider Letter has been issued for the site by CWS and a copy is included as Exhibit E. An application is currently in review with the U.S. Army Corps of Engineers/Division of State Lands for the site's wetlands and waters of the state. The applicant is requesting a sensitive lands permit from the City in order to relocate and restore the drainageway on the site. 2. Sensitive lands permits shall be required for the areas in paragraph 1 of this subsection F when any of the following circumstances apply: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50% of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d.Accessory structures which are greater than 528 square feet in size, outside floodway areas. A sensitive lands permit is required for the proposed relocation of the drainage way, which will involve more than 50 cubic yards of material. The sensitive lands review requested with this application is subject to the Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070, but is submitted concurrent with the Type III Planned Development. 18.775.030 Administrative Provisions A. Interagency coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. As governed by CWS "Design and Construction Standards," the necessary permits for all "development," as defined in Section 18.775.020.A, shall include a CWS service provider letter, which specifies the PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 46 OF 62 conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the agency to issue a stormwater connection permit. The applicant has obtained a CWS service provider letter for the proposed development (application Exhibit E) and has submitted a fill permit application to DSL/COE that is being reviewed by the appropriate agencies (application Exhibit L). B.Alteration or relocation of water course. 1. The director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration; 2. The director shall require that maintenance is provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished. Staff notified communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse. FEMA indicated (John Griggs, Region 10) that stream modifications outside of the floodplain do not require evidence of such notification. The subject stream is located outside of the Tualatin River floodplain at elevation 270 to 330 and is therefore not subject to DLCD or FEMA notification. According to the applicant's submittal, maintenance will be provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished, as is addressed in Exhibit H. These standards are met. C. Apply standards. The appropriate approval authority shall apply the standards set forth in Sections 18.775.040 and 18.775.070 when reviewing an application for a sensitive lands permit. 18.775.070 Sensitive Land Permits A. Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in 18.775.020.F and G. The approval criteria for various kinds of sensitive areas, e.g., floodplain, are presented in subsections B through E of this section. D. Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; The applicant is requesting a Type II sensitive lands permit for the drainageway on the proposed development site. As shown in the applicable findings in this staff report the proposal demonstrates compliance with all of the applicable requirements of this title. This criterion is met. 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; As detailed in the applicant's narrative, relocating the existing drainage channel will improve water quality by providing for the treatment of currently untreated stormwater runoff; aquatic and terrestrial habitat will be improved with the drainage channel relocation by eliminating current drainage channel entrenchment; the proposed relocation would further minimize disruption to the drainage channel by limiting the number of roads crossing the drainage channel to one. Therefore, the extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use. This criterion is met. 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; In addition to the beneficial effects outlined above, the proposed development includes the provision of a tract of open space along the northern edge of the site to integrate the enhanced drainage channel into the design of a PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 47 OF 62 usable park and open space area. Therefore, the proposed drainage way relocation will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. This criterion is met. 4. The water flow capacity of the drainageway is not decreased; As shown in the applicant's Preliminary Storm Report Memo in Exhibit H, the water flow capacity of the drainageway will not be decreased as a result of the proposed drainage way relocation. This criterion is met. 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; As shown on the applicant's Landscape Plans in Exhibit C-L1.01-L.4.01, where natural vegetation is removed due to the drainage way relocation, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745,Landscaping and Screening. This criterion is met. 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; As documented in the applicant's Preliminary Storm Report Memo in Exhibit H, the drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. This criterion is met. 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; The applicant has obtained a CWS service provider letter for the proposed development (application Exhibit E) and has submitted a fill permit application to DSL/COE that is being reviewed by the appropriate agencies. This criterion is met. 8. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain. This subsection is not applicable. FINDING: As shown in the findings above, all of the criteria for development within a drainageway are met. Therefore, the Planning Commission may approve the sensitive lands permit. 18.785 TEMPORARY USE C. Temporary sales office or model home. By means of a Type I procedure, as governed by Section 18.390.030, the director may approve, approve with conditions or deny the use of any real property within the city as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this city, but for no other purpose, provided the following criteria are satisfied: 1. Temporary sales office. a. The temporary sales office shall be located within the boundaries of the subdivision or tract of land in which the real property is to be sold; and b. The property to be used for a temporary sales office shall not be permanently improved for that purpose. As described in the applicant's narrative and shown in the plans (Plan Sheet 11.1), the proposed development includes one temporary sales office which is located within the boundaries of the subdivision and would not be PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 48 OF 62 permanently improved for that purpose. This criterion is met. 2. Model house. a. The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated; and b. The property to be used for a model house shall be a permanently designed dwelling structure. As described in the applicant's narrative and shown in the plans (Plan Sheet 11.1), the proposed development includes six model homes, which are located within the boundaries of the subdivision and would be permanently improved for that purpose. This criterion is met. FINDING: The proposed development includes six model homes and one temporary sales office (Plan Sheet 11.1), as described in the Model Homes and Temporary Sales Office section of the River Terrace Plan District (18.660.110), above. Accordingly, the proposal and approval shall be processed in accordance with Section 18.785.030, meet the approval criteria in subsection 18.785.040.C, and comply with the provisions in section 18.660.110. As reviewed above, the proposed model homes and sales office have been conditioned to ensure that the public's health, safety, and welfare are protected. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. As shown in the applicant's preliminary plans (Sheet 13, Tree Preservation Plan; Sheets L1.01-6, Tree Canopy Plans) and the Urban Forestry Plan Supplemental Report (applicant Exhibit F), which has been prepared by a Certified Arborist, Morgen Holen, and Registered Landscape Architect, Daren Lankford, the proposal meets the urban forestry plan requirements. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The Supplemental Report demonstrates the applicable standard percent effective tree canopy cover is provided. This standard does not apply. FINDING: Based on the analysis above, the urban forestry plan requirements are met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 49 OF 62 A condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. 522 new trees are proposed. Therefore, a bond in the amount of $255,258 (522 trees x $489/tree) is required. As conditioned, this requirement is met. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan at $147 first tree + $28/each additional tree; 9 retained trees + 522 planted trees = 531 trees total: $147 + $14,840 (530 x $28) _ $14,987. As conditioned, this requirement is met. FINDING: Based on the analysis above, the applicable urban forestry plan implementation standards are met. 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING: Clear vision areas are shown in the applicant's Site Plan (Sheet 11) using hatched areas at each intersection. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities, street lighting, storm drainage, and street trees. The site is adjacent to Roy Rogers Road, a county road, which is classified as an arterial. The applicant's plans show a 98-foot right of way section, thereby meeting the county standard. However, the county and city have agreed to allow the development of the street cross section to meet the city's standards behind the curb. The city will require a 6-inch curb, 5 foot planter strip and 8 foot sidewalk and 6-inches to ROW line (14 feet overall). The River Terrace plan calls for a 10 foot landscape tract behind the sidewalk along Roy Rogers Road. PDR2015-00002/SLB2015-00004-POLYGON AT ROSHAIc RIDGE PLANNED DEVELOPMENT PAGE 50 OF 62 The applicant shall revise the construction documents to provide for the 98 foot ROW section, the 5 foot planter and the 8 foot sidewalk. The sidewalk can meander into the 10 tract. The applicant will be required to record a pedestrian easement over the tract. The applicant will be required to obtain a Washington County Facilities Permit for work in the right-of-way. The City of Tigard and Washington County are working on a possible MSTIP project for the improvement of Roy Rogers Road to its ultimate 5-lane configuration. The applicant has shown the half-street improvements on their plans and will provide a revised x-section, as discussed above. The submittal of construction plans by the applicant would be premature,in light of the city/county discussions. The applicant has an obligation to mitigate the impacts of this development by completing half-street improvements, if not completed by others. The timing of a possible MSTIP project is uncertain at this time. Therefore, the applicant shall enter into a development agreement with the City of Tigard to defer these improvements with the understanding that they will be required to construct them if an MSTIP project is not approved and funded prior to issuance of building permits. Construction level drawings will be deferred to a development agreement that will allow for the development of a Washington County-City of Tigard MSTIP project. The site is also adjacent to Bull Mountain Road, which is classified as a Washington County collector. The applicant's plans show a 70-foot right of way section, however the ultimate ROW section shall be 74 feet right of way thereby meeting the county standard roadway section and the city section for the planter and sidewalk area. The applicant shall revise the construction documents to provide for the 74 foot ROW section. The applicant will be required to obtain a Washington County Facilities Permit for work in the right-of-way. River Terrace Boulevard (RTB) is a north-south collector required in the River Terrace Transportation System Plan (TSP). The plans show two cross sections for RTB, the standard cross section and the narrower section where crossing sensitive areas. The typical section is shown to meet the design standard of 72 foot ROW and 38 foot multi-modal landscape corridor, for an overall 110 foot ROW. The narrow section provided a 44 foot ROW with 24 foot travel lanes and pedestrian walks on both sides. The applicant shall revise the plans to indicate where the narrow section of RTB will be constructed. This revision shall be shown on the applicant's submittal for the City of Tigard PFI Permit. Roshak Road is an unimproved ROW along the north property line of the proposed development. The ROW jurisdiction was transferred to the City of Tigard recently. The width of the ROW is approximately 50 feet. The applicant states they will be applying for right-of-way vacation under separate application. The City of Tigard would like to have a pedestrian path in this area, the full length of the applicant's north property line. In discussions with Clean Water Services (CWS), the City of Tigard has found a favorable response to a 3 foot soft path. The city can support a recommendation for ROW vacation if a pedestrian easement and 3 foot soft path is approved by CWS. The applicant shall revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies. The City of Tigard and Greenworks are developing River Terrace Boulevard Design Guidelines. These guidelines provide a cohesive and aesthetic landscape that contributes to Tigard's vision to create a vibrant, livable and walkable community. The guidelines also provide for curb extensions that impact the street design. The applicant shall revise the River Terrace Boulevard plans to reflect the design guidelines for landscaping, trails, sidewalks and curb extensions. The development plan shows a mix of local streets, skinny streets, private streets and alley ways for the development. The residential local street is proposed for Mackay Terrace and a portion of Townsville Street. The cross section shown meets the standard. The applicant requests use of the residential local skinny street option for Sunshine Coast Street, Darwin Avenue, a portion of Townsville Street, Campbelltown Terrace, Rockhampton Lane, Gold Coast Lane, Botany Bay Lane Adelaide Lane and Shellharbour Terrace. The applicant proposes the skinny street option that provides a 50 foot ROW and 28 foot paved section,in accordance with 18.810.4.B, for streets with less than 1000 vehicle trips per day PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 51 OF 62 (vpd). The section allows parking on both sides of the street. The applicant provided an analysis of the future street plan than anticipates less than 1000 vpd on the local skinny streets. The applicant has addressed the other skinny street option criteria of 18.810.4.B, thereby meeting these criteria. The proposed development includes private streets and alleys in order to provide access to homes that cannot be served by the proposed local residential streets or Roy Rogers, an existing arterial. These private streets and alleys will be maintained by the developer through the formation of an HOA or other approvable agreement. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a Future Street Plan showing the pattern of existing and planned future streets adjacent to and around the development. River Terrace Boulevard will extend north and south of the proposed development and is shown as such. The applicant has another land use application submitted that is for the property directly to the south that will connect and extend River Terrace Boulevard from the south side of the proposed roundabout. The north end of River Terrace Boulevard will be extended to Scholls Ferry Road by future development,in accordance with the River Terrace TSP. The applicant shall provide a future profile of River Terrace Boulevard for 500 feet beyond their north property line with the City of Tigard PFI permit application. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The proposed street plans in the development meet the spacing standard of no more than 530 feet between connections, except along River Terrace Boulevard which is allowed an additional exception in 18.660.090.A.1 to the street spacing standard. The exception is encouraged to minimize the number of trail crossings,providing there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. The applicant shall provide an additional pedestrian connection on the east side of River Terrace Boulevard, connecting to Shellharbour Terrace, between Bull Mountain Road and Townsville Street in order to meet the 330 foot spacing standard. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 52 OF 62 River Terrace Boulevard is identified as a collector street that will extend north-south through most of the River Terrace urban growth area. The applicant has shown River Terrace Boulevard on their plans to extend from their north property line to the intersection of Bull Mountain Road, including the construction of the roundabout. This will provide for future through circulation. There are no opportunities for street connections to the east due to existing development patterns. This criterion for connection and through circulation is met. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate Bull Mountain Road, a collector, is just under 12% grade. The grade on Roy Rogers, an arterial,is much less than 10%. The applicant states that the grades of the local streets proposed within the site do not exceed 10%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The site is adjacent to Roy Rogers Road, an arterial, Bull Mountain Road, a collector, and is traversed by River Terrace Boulevard, a collector. The applicant has provided a circulation plan that shows all lot access will be from the residential local streets. This criterion is met. Alleys, public or private: Section 18.810.030.R states that alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. The development plans show alleys in tracts for private access. The alleys are greater than 20 feet wide. The alleys shall be managed and maintained by a homeowners association (HOA) into perpetuity. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 53 OF 62 The development plans show private streets in tracts. The proposed private streets serve more than six dwelling units,which is allowed within planned developments. The private streets shall be managed and maintained by a homeowners association (HOA) into perpetuity. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s) and alleys. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant shall provide a pavement section for the private streets equal to a public local street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets,limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed development is located within the River Terrace plan District area, and is thus subject to the minimum block perimeter standard of 1,600 feet identified in section 18.660.080. As discussed in section 18.660.080 of this report, the length, width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings and convenient access, circulation, and control and safety of street traffic. Existing site natural topography, existing natural resources, and the existence of an arterial and collector streets within the site were factors in the design of the proposed block layout. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant's narrative does not address the 330-foot maximum spacing standard for bicycle and pedestrian connections when full street connection is not possible. The distance between pedestrian connections along SW Shellharbour Terrace is approximately 450 feet. This standard is not met. A condition of approval shall require the applicant to submit a revised site plan showing an additional pedestrian connection in the vicinity of SW Botany Bay Lane connecting SW Shellharbour Terrace with SW River Terrace Blvd. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. This application proposes single-family residential detached homes and attached residential units. No lots are proposed that contain any portion of an existing or proposed public ROW. As shown on the Preliminary Plat (see Exhibit C-6), the depth of all of the proposed lots does not exceed 2-1/2 times the average lot width. The subject site is zoned R-4.5. R-7, and R-12 and does not include any commercial or industrial uses. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. PDR2015-00002/SUB2015-00004-POLYGON AT ROSH AK RIDGE PLANNED DEVELOPMENT PAGE 54 OF 62 As shown on the attached Preliminary Plat (Sheet 6), each of the proposed lots containing a detached home fronts onto a public or private street for a width of greater than 25 feet. Each of the proposed lots containing an attached unit fronts onto a public or private street for a width of greater than 15 feet. This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be installing full sidewalk improvements with this development along both sides of the internal streets, except Campbelltown Terrace,which will not have a planter strip as it is adjacent to the park and will have meandering trails. Sidewalks will also be provided along the site frontage of Bull Mountain and Roy Rogers Roads. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate sanitary sewer mains will be constructed to accommodate their development and additional development to the south. The River Terrace Community Plan identifies two sanitary sewer basins, North Basin and South Basin. The proposed Polygon at Roshak development is located at the south end of the North Basin. The applicant's plans indicate they are extending the proposed sewer lines in the Roshak development to the Polygon at South River Terrace development. The Polygon at South River Terrace development is located in the South Basin. The proposed sewer extension would redirect flow from one basin to the other. The applicant has proposed this redirection of flow due to the anticipated construction schedules of the north and south pump stations. The construction of the north pump station is offsite and will be located on property owned by another development group. The applicant has been working with CWS and the other party to provide for the extension of the sewer main from the pump station east and south, approximately 2900 lineal feet to the northwest property corner of the Roshak development. These offsite sanitary sewer improvements must be complete prior to issuance of building permits. The applicant will be required to provide written approval from Clean Water Services to redirect flow from the south basin (Polygon South) to the north basin before the City of Tigard and Washington County will review and approve the public sanitary sewer lines in Bull Mountain Road, Roy Rogers Road, and within the Roshak development. The pump station must be fully operational and the sewer main connected to the Roshak development prior to issuance of building permits. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The River Terrace Community addresses stormwater management and the need to protect the quality of the community's water supply, the built environment from flood damage during large storm events, and the health and function of stream corridors for habitat and recreation. A River Terrace Stormwater Master Plan was then developed to address the following goals: • Restore/enhance vegetated corridors • Protect water quality • Preserve existing hydrology PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 55 OF 62 • Promote safe and long-lasting stormwater facilities • Balance the use of regional and on-site stormwater management • Preserve existing mature vegetation • Maximize use of multi-benefit facilities to create community amenities • Promote partnership with other public service providers Stormwater management infrastructure is needed to protect the water quality of downstream natural resource areas, the downstream receiving waters from increased rates of erosion caused by additional water quantity, and the built environment from flood damage during large storm events. River Terrace Stormwater Master Plan has identified Strategy Areas A, B and C,with varying water quality and water quantity treatment tools. The proposed Polygon at Roshak development is primarily in Strategy Area A and flows to Tributary 3, as identified in the River Terrace Stormwater Master Plan. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There is an existing drainage course that enters the site at the east property line and flows west towards Tributary 3 on the west side of Roy Rogers Road. The upstream drainage basin is approximately 55 acres of single family residential development. The applicant has proposed to realign the drainage course to more closely follow the north property line. The developer has an application in review with the U.S. Army Corps of Engineers/Division of State Lands and is requesting a sensitive lands permit from the City. A Service Provider Letter has been issued for the site by CWS. The applicant shall have all approvals from the Corps/DSL, CWS and the City of Tigard prior to relocating or modifying the drainage course. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The River Terrace Stormwater Master Plan identifies the area of the proposed development as a portion of Strategy Area A. The recommended strategy for Area A is a combined regional water quality treatment and water quantity detention facility. Stormwater water quantity management strategy is required everywhere in River Terrace to mitigate for potential flooding and erosion impacts that would otherwise result from increases in stormwater runoff volume, rate and duration due to development in River Terrace. The applicant has a preliminary Water Quality & Detention Analysis, dated December 23, 2014. The proposed project is approximately 38 acres and will be developed to provide 166 single-family homes and 78 single-family attached row houses. The applicant used the Hydroflow Hydrographs Modeling System 2004 software program by Intelisolve to determine the required detention volume for the pond and design the flow control structure. The City of Tigard has been working with Clean Water Services, OTAK and Clear Creek Solutions to develop a water quantity management tool, identified as TRUST. The design tool is a continuous flow-duration simulation model. The detention volumes were initially expected to be 25% larger than traditional design methods. Current modeling indicates that detention volumes will likely be another 1.5 — 2.0 times as large. This design tool is nearly complete and the city expects to release the tool and manual in May 2015. The applicant will be required to resubmit calculations for the detention facility using the TRUST model to ensure the detention calculations are correct and the amount of area set aside for the pond within the development is PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 56 OF 62 adequate. The calculations and any subsequent revisions to site layout shall be submitted with the applicant's City of Tigard PFI Permit application. Regional stormwater facilities for water quantity in River Terrace are required to be vegetated facilities and be integrated with the site as a community amenity. The regional detention facilities shall be combined with the regional water quality facilities whenever possible. The regional facilities should be multi-functional, providing passive recreation, mimic a natural system, or provide active recreation. The City of Tigard and OTAK are currently developing design guidelines for the regional stormwater facilities. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard Design Guidelines prior to issuance of site permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. The applicant states that all utility lines, as stated in the above standard, shall be placed underground in the proposed development. This criterion is met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Kittelson&Associates prepared a Traffic Impact Study, dated March 9, 2015. The report was prepared for the four Polygon developments being proposed in River Terrace with recommendations for each. Based on the analysis done by Kittelson the following is recommended: • Roy Rogers Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. • Bull Mountain Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. The improvements shall also include an east-bound left-turn lane at the proposed Darwin Avenue intersection to provide safe access into the development. • The River Terrace Boulevard intersection with Bull Mountain Road will be constructed as a roundabout, as recommended in the River Terrace Community Plan Transportation System Plan Addendum. • A traffic signal should be installed at the intersection of Roy Rogers Road and Bull Mountain Road. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 57 OF 62 • The signal timing at Roy Rogers Road and Scholls Ferry Road should be reviewed and optimized. • Intersection sight distance should be provided at all local street intersections created as part of the development. Kittelson's analysis concludes that the proposed neighborhood development can occur while maintaining acceptable traffic operations and safety at the study intersections. The applicant shall incorporate all of Kittelson's recommendations into their construction documents for review and approval. Washington County Department of Land Use and Transportation (LUT) staff provided comments and conditions in a memo dated April 13, 2015. The memo covers the roadway sections and ROW dedication for Roy Rogers Road and Bull Mountain Road, the sight distance requirements, street lighting, recommendations in the Kittelson Traffic Impact Study, dated March 9, 2015, and Facility Permit requirements. The applicant shall comply with the recommended conditions by Washington County LUT, dated April 13, 2015. Public Water System: The City's Water System Hydraulic Study has indicated that this site falls across both the 550-foot pressure zone and the 410-foot pressure zone. The break point between the two zones is approximately elevation 290 feet. The applicant indicates that they will provide service to this development from the City of Tigard water line in Bull Mountain Road (713 zone),requiring a pressure reducing valve, and from a water line extension in Roy Rogers from the 18 inch line at Scholls Ferry Road (410 zone). This development will also have to provide a water line extension to the north through the proposed River Terrace Boulevard. The developer's plan shows construction of a 12 inch water line in Roy Rogers Road, but the City's Water System Hydraulic Study indicates the line shall be an 18 inch line. The applicant shall construct an 18 inch line along their frontage, for which they will receive SDC credits for the difference between the 12 inch and 18 inch pipes, installed. They shall also extend an 18 inch line from the north end of their frontage to the existing water line in Scholls Ferry Road at Roy Rogers Road. They will receive SDC credits for the full amount of this section of pipe installation. The developer's plan shows construction of a 12 inch water line in Bull Mountain Road, but the City's Water System Hydraulic Study indicates the line shall be 16 inch. The applicant shall construct a 16 inch line along their frontage, for which they will receive SDC credits for the difference between the 12 inch and 16 inch pipes,installed. There is an approximately 226 if section of 8 inch pipe in Bull Mountain Road, just east of the development. The developer shall replace the 8 inch pipe with 16 inch pipe, for which they will receive SDC credits for the full amount of this pipe removal and replacement. The developer's plan shows construction of a 12 inch water line in River Terrace Boulevard, but the City of Tigard Water System Hydraulic Study indicates the line shall be 16 inch. The applicant shall construct a 16 inch line along the length of River Terrace Boulevard within their development, for which they will receive SDC credits for the difference between the 12 inch and 16 inch pipes,installed. The developer's plans show a series of public lines to serve the site,located in proposed public streets. The site will be served from two pressure zones, the 713-zone, reduced to the 550-zone through a pressure reducing valve, and the 410-zone. The applicant will be required to provide written approval from Tualatin Valley Fire &Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 58 OF 62 require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The development is located in River Terrace Strategy A, which recommends a combined water quality and water quantity facility. The applicant has submitted a stormwater report and has shown a combined facility on the plans. The applicant shall resubmit stormwater calculations for the combined facility using the TRUST model with their City of Tigard PFI application. Regional stormwater facilities for water quality in River Terrace are required to be vegetated facilities and be integrated with the site as a community amenity. The regional detention facilities shall be combined with the regional water quality facilities whenever possible. The regional facilities should be multi-functional, providing passive recreation, mimic a natural system, or provide active recreation. The City of Tigard & OTAK are currently developing design guidelines for the regional stormwater facilities. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard's Design Guidelines prior to issuance of site permits. This submittal shall include a maintenance plan,in accordance with the CWS design and construction standards, for the facility and must be reviewed and approved by the city prior to issuance of site permits. Clean Water Services (CWS) has provided comments in a letter to the City of Tigard, dated April 8, 2015. Prior to any work on the site and plat recording a Clean Water Services Storm Water Connection Permit Authorization must be obtained as detailed in the letter. The applicant shall obtain a (CWS) Stormwater Connection Permit Authorization prior to issuance of the City of Tigard PFI permit. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. A Report of Geotechnical Engineering Services for Roshak Ridge was prepared by GeoDesign, dated January 28, 2013. Recommendations for site preparation, construction and inspection have been provided in the report. The recommendations in the January 28, 2013 report prepared by GeoDesign shall be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 59 OF 62 The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The site is over 5 acres in size, therefore an NPDES 1200-C permit is required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $12,200.00 (244 lots and/or tracts X$50/address = $12,200.00). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or unnamed private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). B. IMPACT STUDY SECTION 18.390.040.B.2.e requires that the applicant include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. The proposed subdivision is for 244 lots, and includes traffic impacts to the city and county transportation system that will be offset with dedication of right of way, frontage improvements and payment of the Transportation Development Tax. As stated in the applicant's narrative, the applicant specifically concurs with dedication of right-of-way along SW Bull Mountain Road and Roy Rogers Road. ROUGH PROPORTIONALITY ANALYSIS The Washington County Transportation Development Tax (TDT) is a mitigation measure required for new development and will be paid at the time of building permits. Based on Washington County implementation figures for 2014/2015, TDTs are expected to recapture approximately 28.0 percent of the traffic impact of new development on the Collector and Arterial Street system. In addition to the County TDT, the City of Tigard Transportation System Development Tax (TSDT) and the River Terrace Transportation System Development Tax (RTTSDT) will be applicable. Based on the proposed 244 single-family residential units and upon completion of this development, the future builders of the residences will be required to pay combined TDTs of approximately PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 60 OF 62 $3,029,289. Based on the estimate that total TDT fees cover 28.0 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $10,818,889 ($3,029,289 - 0.28). The difference between the TDT paid and the full impact,is considered as unmitigated impact. Estimated Mitigation Value Assessment: Full Impact ($3,029,289-0.28) $10,818,889 Less TDT Assessment - 3,029,289 Less estimated value of dedication and improvements of adjacent arterial and collector -5,335,000 Estimate of unmitigated impacts $2,454,600 FINDING: The applicant specifically concurs with the dedication of right-of-way and proposes improvement of SW Roy Rogers, an arterial, and SW Bull Mountain Road, a collector street, as shown in the Circulation and Site Plans (Sheets 9 and 11) and stated in the narrative. Based on the analysis above,the net value of off-site dedications, assessments, and improvements is roughly proportional to the value of the full impact. SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and had no objections to it. The City Public Works Department reviewed the proposal and identified that no water improvements were shown on the plans. Parks commented that the proposed 2-acre park be considered open space because the density of the planting would preclude active recreational use of the open space as parkland. Conditions of approval will ensure plans show required water system components and that areas proposed for parks meet City of Tigard park criteria. The City Development Review Engineer (Contact Kim McMillan, 503-718-2642) has reviewed the proposal and provided comment in a Memorandum dated April 15, 2015 and Lori Faha, City Engineer, summited River Terrace Stormwater Management Standards Official Interim Guidance dated April 13, 2015. Both of these documents can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Washington County (Naomi Vogel, 503-846-7623) has reviewed the proposal and submitted a comment letter by dated April 13, 2015 including required conditions of approval. These findings and conditions have been included in this staff report and are attached. Clean Water Services has reviewed the proposal and issued a Service Provider Letter (CWS File No. 14-003029) dated November 6, 2014 which describes on and off-site sensitive areas, encroachment into the vegetated corridor and mitigation requirements. A condition of approval will ensure CWS conditions of the SPL are met. CWS also submitted a stormwater connection permit review letter dated April 8, 2015 with conditions of approval. The letter notes that the site must complete the annexation process for inclusion into the CWS jurisdictional boundary in order for public sanitary or storm sewer services to be provided. A condition approval of this staff report will ensure annexation occurs. Tualatin Valley Fire and Rescue Gohn Wolfe, 503-259-1504) has reviewed the proposal and submitted a comment letter dated April 9, 2015 with conditions of approval. A condition of approval of this staff report will implement the conditions of TVR&Rs letter. Attachments: Exhibit 1 Vicinity Map Exhibit 2 Site Plan PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 61 OF 62 Exhibit 3 Kim McMillan, Memorandum dated April 15, 2015 Exhibit 4 Lori Faha, River 7'c.ft7Cc Storrs?•,\ [c•r 1I;in:;1(-men r Str;mdatnl C)11it1:I] irrlt•ri i (;iiid::Ii]ce dated April 13, 2015 Exhibit 5 Deferral Agreement SECTION IX. CONCLUSION "I'he Cir1 of 1 1;2-.1ri] II:in in;. Co nnii i(h1 has APPROVED PC)I.YGC)\ 1'l ,�t..)I \k lill)GE, PDR2O15-00002, SOB2015-0uuO4, SLR 2015-00001, VAR 2015-00014-24, TO P2015-(li ii ?I. and 00008-11 IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 4'1' DAY OF MAY, 2015 BY THE CITY OF TIGARD PLANNING COMMISSION. I` r1 R().L; ;',, 1'1tnnin_ i :or11n lititii i;7 President t+f' 1);1ttt] iiii<_-- day of May,2015. = ai'I.. I4il.,,... ,I I:. :II 1'i. . :tiEi1]171?117.Lipp lI'sV'I' h\.Gu.o2[71'62 --1 , }}p. . __ . _ . ...._ _Rwe - POLYGON NW COMPANY [T] (360) 695-7700 [F] 360-693-4442 WWW.POLYGONHOMES.COM DATE: 3/23/2015 MATCHLINE: SEE SHEET 6.2 - - - - - 7 - - r -I - -r - - - - - - - - - - - - - - - - - - - ,- - ■ - - - - - - - - - - - - - - - - - - - - � � - - - - - - - - REVISIONS 1,380 SF 71.3' 1 57.0' 72 27 8 i 6 224 • I 207 b 206 b 205 b 204 b 203 TRACT W 57.0 1,102 SF o b b b v° 3,681 SF I o 0 0 0 5,358 SF I NO. DATE DESCRIPTION 2,880 SF I 2,880 SF 69 4,847 SF Fs. 4,500 SF rn 4,500 SF E's. 4,500 SF rn b 105.0' N 1,622 SF N 3.006 • A V M M M I M I N I W 71.2'�.I f pUE I I °' TRACT KK I 92.3' N 1 80.0' I 80.0' `• 89,261 SF o4 104 M TYP. °' 28.6' b TRACT C b b I TRACT A b �' I I o - 50.00' 8.00'PUE 1,376 SF - 1,280 SF 'O 'O 1,280 SF 'O '^ 71.1' TRACT I 3.00'PUE TYP. 103 • 30,833 SF TYP. 3.00'PUE 80.0' 80.0' 0 4,6245SF6.00'PUE I 50.00' 52.4 3.0' 47.0' 3.0' 47.0' 3.0' 47.0' 3.0' 60.0' I °° 7,350 SF ° 3.00'PUE I 3.00'PUE 1,090 SF 71,1' 39.0' r TYP. b 26 TYP. ~ TYP. 9 b I TYP. I 6.00' 6.00'PUE M 102 �' -- b b I PUE TYP. I y L..._ 6.00'PUE r �' M 2,880 SF .6 .6 2,880 SF M 1 / TRACT N T. M M w 92.6' I I TYP. TYP. 1,089 SF 71,0' _ I I V M 101 961 SF IL 6.00'PUE TRACT I a I I 1 �; 57.0' 80.0' '2,799 799 S• 80.0' °` 1,088 SF 70.9' rn 73 E-n~ TYP. N I N ^ b I 226 I u' 198 b 199 b 200 b 201 b 202 `�° 105.0' 100 M pUE ? [57.0'1,102 SF I o 25 b b 10 0 I- I v° I 3,705 SF I 4,959 SF o° 4,500 SF °rn 4,500 SF °rn 4,500 SF °rn 5,628 SF - 1,370 SF o Typ M 74 E-n M 2,880 SF M M 2,880 SF n Z I I v I 70.8' 874 SF 6.00'PUE 3 1 92.7' o TRACT V _ 57.0' r TYP. 1-.- O I I I � b 175 b CS r.i 914 SF ^�1 75 ^� i 80.0' 80.0' I o 0 w I- I I I I - f 1 F- 7,350 SF 70.7' w L 57.0' 874 SF J \ Ln i› 99 tY N 1,479 SF o v~i 76 ^? I 24 11 I w I 1 227 I N u ��, J�a-cr 1 W N r, M 2,880 SF M M 2,880 SF M CO o 0 w 57.0' 874 SF d 1 u� I 4,662 SF I u' �' 44,4' 50.0' 1 50.0' 50.0' 49.0'CX 1 0 1,083 SF 70,6' Sri > 77 `n 6.00'PUE 98 70.6' � < 97 r! > o 57.61,102 SF _ 80.0' 80.0' u I 72I I I TYP. SW BOTANY BAY LANE 105.0' p "' - - - ' 1,081 SF L v TRACT 0 'r b 23 0 0 12 b 3 94.1' -50.00'- - 70.5' _ w I p I I w 7 57.0' 827 SF M 2,880 SF M M 2,880 SF M (/) I o• 96 0 V 78 Q I I / o I 228 I N m 1 6.00'PUE I o '^ c v 3,814 SF v° 50.1' 50.0' + TYP' 50.0' + 50.0' 51.0' 176 ° to ° 1,473 SF 70.4' • aM 1,102 SF ° 80.0' 80.0' I I W I I Q O. _ �? 7,350 SF M w TRACT U H M 57.0' 79 M b 22 o q 13 o I O I 96.8' I J ---- --- o. bs 798 SF 95 70.3' - (/') "' 874 SF - > ° 2,880 SF M M 2,880 SF ° I m 1 I W ,°., 1,470 SF o fY h 57.0' 80 ,l 80.0' 80.0' I Li Lij I I 229 I N I 105.0' 70.2 N 874 SF < I • / 4,962 SF I `� 3 1 ;-,1 94 57.0' 81 r, ° to I 197 b 196 b 195 b 194 b 193 70.1' • >-)114- I I 6.00'PUE I I 0 0 0 0 6.00'PUE 1,076 SF 874 SF ° 21 ° ° 14 b W ^ 6,017 SF rn 4,500 SF rn 4,500 SF rn 4,500 SF rn 5,808 SF b ^n 93 r M 57.0' 82 M N I ° 2,880 SF M M 2,880 SF ° I / ►� I TYP. I ^ I ^ TYP. 1,102 SF 6.00'PUE 1,075 SF 70.1' o� W as / 102.0' 1 6.00'PUE y b 177 b - 0 80.0' 6.00' 8.00'PUE -.1I _> ° / I"- TYP. ° 7,350 SF ° 0 92 0 57.0'TRACT P 80.0' f PUE TYP. I 230 I I TYP. N 1,465 SF70 0, 1° 30.00' 827 SF ° 20 15 b TYP. I .. o I 4,182 SF I ° 50.00' r I KAC I I 57.o' 83 I M 2,880 SF M M 2,880 SF .p I o 71.7' 50.0' 50.0' 50.0' 65.0' 793 SF ::: -- c 57.0' 1,102 SF 54.00' 20.00' 80.0' M 50.00' I I I 106.8' 50100' I I 105.0' 61 84 I I POLYGON AT N 1,461 SF o 57.0' 874 SF 99.7' 8.00'PUE I o I b 19 b b 16 b 90 85 T-.•, .6 •o ' 6.00'PUE I I TYP. 231 06 b b ,,,.., M 2,880 SF M M 2,8805E M R RI DG E 1,070 SF 69.7' ui uM, 57.0' 874 SF TYP. I o 1 5,410 SF I 188 b 189 b_, 190 b 191 b 192 b b 89 86 80.0' I 1 N I I 6,799 SF o° 4,500 SF rn 4,500 SF °rn 4,500 SF °rn 5,808 SF w o^ 7,350 85F f 80.0' 1,069 SF 69,7'L 57.0' 874 SF TRACT LL 1 `- I I a I- b b I I 106.5' / p Z 88 87 M N 18 b. b. 17 N ° I 1,456 SF o 1,102 SF ° I 3,238 SF v v 3,238 SF co 8,419 SF w 69.6' N 57.0' I o ( J I I N I 232 I _^ \ ) 105.0' -I KAC 15 -J N -I KA( I / v,.`_ ---1-J L I_�o I v° I 4,089 SF I 7 a r v -7957F 'N' 65.1' 50.0' } 50.0' I 50.0' 51.0' 69.5' 30.0' 143.0' 1-10 66.0 I 66.0' I I J 1 J 6.00'PUE 6.00'PUE J 103.5' 6.00'PUE 6.00'PUE I 6.00'PUE b 55.5' 35.5' I TYP. TYP. o TYP. I \ - - - N 46.00' ° TYP. - 50.00' - TRACT MM I I I '� TYP. -50.00'- - I o 7 3 095E ^ PRELIMINARY TRACT R (PRIVATE STREET) M 1,499 SF b o 233 \ SW ADELAIDE LANE 7,235 SF SW ROCKHAMPTON LANE r I ° I 5,718 SF \ 'S Z, 6 TYP.PUE PLAT 5.0'(PRIVATE STREET) I I 14.9' 20.3' 40.0' 50.0' 50.0' 40.0' ! 50.0' 40.0' 1 I 50.8' 40.0' 50.0' 15.5' 34.5' 40.0' 50.0' + 40.0' 50.0' 50.0' 120.5' 35.0' 15.0' 4h' - L \?O 19.5' I I \ o T 1 I 111.2' ti� I 1 105.0' 92 I 6.00'PUE I : I II -- 50.00' D_ TYP. � I IM I E I 235 234 I 187 186 N 185 �' 184 183 M 182 ° 181 I N N 244 243 b 242 M 241 240 239 238 b 237 M 236 a TRACT JJ 4,568 SF rn 3,738 SF Ss*" 4,643 SF rn 4,610 SF CT, 3,664 SF rn 4,551 SF 4,716 SF �, �, 180 ° n a o o n v 3,878 SF rn 4,678 SF h' T 5,005 SF rn 3,970 SF rn 4,933 SF rn 4,900 SF rn 3,896 SF rn 4,841 SF rn 3,849 SF rn 4,782 SF rn 4,749 SF rn / `b \ 9,424 SF rn I 6.00'PUE 7,822 SF N. / \ N 6.00'PUE TYP. ,r) I \ N. TYP. N y T 6 A \ • "3 O, 8.00'PUE 8.00'PUE Q 8.00'PUE TYP. TYP. TYP. SW BULL MOUNTAIN RD 70.00' Lu w 1319.3' u 3 II � I - Pacific -6 I Community Design O I [T] 503-941-9484 [F] 503-941-9485 c PROJECT NO.: 395-010 c TYPE: PLANNING o i REVIEWED BY: JJK 0) c 3 2 SCALE 0 50 0 25 50 0. o O 1 INCH = 50 FEET 0. o • a i z I I t. 10.0' 38.0' I I's_..-_ Itrs `y I 20.00'EXISTING 20.00'EXISTING ? %1CPL RIGHT OF WAY I I TO BE VOACATED TO BE VACATED I I TRACT GG TRACT EE I 78,649 SF 3 89.3' 57,381 SF I 72.00' F s' I I 8.00'PUE 8.00'PUE L - • ° I- TYP. v TYP. 5�b rn I so I �_ 1 � I N 1 U- M 3 2 40.2' 24.1' 25.9' 58.0' U N I i 49.1' 40.0' 50.0' 50.0' 40.0' 50.0' 50.0' 40.0' 50.0' 50.0' 42.0' 40.0' 50.0' 40.0' 50.0' 16.6' 29.9' v U N. I I POLYGON NW COMPANY I- I ~ N I [T] (360) 695-7700 [F] 360-693-4442 I I WWW.POLYGONHOMES.COM 1 135 N 136 b 137 I I b 139 b 140 141 q 142 143 q 144 145 b 146 147 DATE: 3/23/2015 b b b °• ° 4,502 SF ° 4,777 SF `r 138 0 0 0 0 0 0 0 0 Ib 4,254 SF 148 oo 131 132 133 b 134 3,627 SF rn rn 3,600 SF rn 4,500 SF rn 4,500 SF rn 3,600 SF rn 4,500 SF rn 4,500 SF rn 3,600 SF rn 4,491 SF 1 I 0 0 0 0 F u-i I u ui I 4,807 SF 4,724 SF I TRACT DD b 130 rn 4,500 SF El's 3,600 SF FT 4,500 SF R. 4,511 SF I I 7 I 1 34,483 SF r 3,798 SF I I REVISIONS _- _ NO. DATE DESCRIPTION eb ill 1 I - - - - - moo` � .� ��^ 38.6' q, 28 9' 24.1' 25.9' 48.8' 25.2' `�' 43.3' 40.0' 50.0' 50.0' 40.0' 50.0' 50.0' 40.0' 38.8' 8.5'3.- N - - 2.0' 50.0' 40.0' 50.0' 16.6' 33.5 11. \ I "; / A1° 6.00'PUE - $ r / 6.00'PUE - SW SUNSHINE COAST ST - I - - - - TYP. - - 50.00' - SW SUNSHINE COAST ST - 9. IN / TYP. - - 50.00'- "- - - 6.00'PUE TRACT I-I H 6.00'PUE 3.00' /per. TYP. 0, 19 3' 5.5' 71.8' 23.5' �� 43.8' 50.0' 40.0' 50.0' TYP 50.0' 40.0' 50.0' 50.0' 39.0' M 1 7'872 SF� o0 PUE I 27.0' 36.0' 36.0' 35.0' 1.0' 32.1' 20• 20.0' r _ --- _-- -- --- ---- •O• 1 I � _-� TYP� 3�' - - � - --I I 45 '' 1 a / TRACT BB 113.8' r �- I v 3,029 SF in I I o' 869 SF // 30.4' 3.00' I I I oo M ' I 8.00'PUE y I I og 129 / 25.00' PUE I 76.3' TYP. I 3.5 105.0' L - _ -- 1,525 SF / l t- C'1 31.6' TYp' I 51 b. 50 b 49 b 48 b 47 46 I I ' 157 b 156 b 155 b 154 b 153 b 152 b 151 b 150 b 149 8.00'PUE 128 73.2' TRACT F� o 1 3,239 SF °m 2,881 SF°m 2,881 SF°m 2,881 SF°m 2,579 SFeo 3,201 SF 20.00' 44 -►I I 5,438 SF rn 4,700 SF rn 3,760 SF 4,700 SF rn 4,700 SF rn 3,760 SF rn 4,700 SF ' 4,700 SF rn 4,940 SF b sri I 2,743 SF o I TYP. 0 167 ,095 SF . 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I I v 70 2' M 60.0' 56 M 1 .0 3,238 SF q 36 b 37 b 38 b 78.8' 1 5,216 SF rn 4,700 SF rn 3,760 SF rn 4,700 SF rn 4,700 SF rn 3,760 SF rn 4,700 SF rn 4,700 SF rn 4,940 SF M 123 in - I 920 SF 6.00'PUE -.- L_ °m 2,880 SF°m 2,880 SF °0 2,880 SF°m 40 I 1 I 1,075 SF M I 60.0' M TYP. 39 0 3,034 SF °. 3.00'PUE N 70.1' 57 I 2,560 SF,°o I ° 1 . , 1 TYp ° 1 1 105.0' M 122 M 920 SF I"' 1,074 SF 70.0' - 1 60.0' r l r 3,249 SF °v D 121 ° 1,2585E ° ����- --- J v L _�^ ��� --- ---- 1 ---- --- -� �O I cc LC; Lf1 1,073 SF co 59.9' r O• /� N 69.9' V �\ TRACT H N I 27.0' 36.0' 36.0' f 36.0' 32.0' 39.0' 20.0' 81.8' 22.9' 3 -� �' 39.7' 50.0' 40.0' 50.0' 50.0' 40.0' 50.0' I 50.0' 39.0' CC M 120 ° o 6.00'PUE J m w rn 1,352 SF b <6.F`�-900 SF___I� TYP. J 1 6.00'PUE b 169 b �7 70.0'1 31.6 SW TOWNSVILLE ST 3 SW TOWNSVILLE ST TYP. 0 7,350 SF 0 in TRACT Z �?1 H U - - 54.00'- - - - 54.00'- - rn- - - - - - - - r 1,022 SF bo N Q 6.00'PUE 6.00'PUE M 119 71'1 I 28.6' TYP. 6.00'PUE O 48.7' 50.0' 50.0' 50.0' r TYP. 50.0' 50.0' I 50.0' 51.0' I PC)LYGON AT 1 391 SF �6 W t 66.0' 66.0' r TYP. 1 109.6' C O C� 105.0' 72.6 1 b Q 1�TRACT J �" I- I 1� - ��?o. I titi��- ��o� < ti° __I___ \o' I v, M 118 °v M/'' 884 SF �T-- -� r 1` 1 1,113 SF 72.6'I r�N ( 57.0' 59 0` Y I 34 b b I 1 I w 1 7 1 ROSHAK RIDGE M 117 ° cg 1,192 SF ° V b 3,396 SF - -- 3,396 SF b U 1 C o 1,112 SF 72.5' 57.0' 2 N N ° ° 1 b 170 b M 116 M 60 2 80.0' 80.0' ° I 222 b. 221 b. 220 b. 219 b. 218 b. 217 b. 216 b. 215 ° 7,350 SF °° "' 1,111 SF 'r' - 57.0' 874 SF c H 1 5,168 SF ° 4,500 SF F. 4,500 SF ° 4,500 SF as' 4,500 SF ° 4,500 SF °rn 4,500 SF °rn 5,808 SF b .o W 72.4' M 61 M 2 \ > M 115 M 57.0' 874 SF I b 33 b b b Z I II I Q sci° 1,399 SF 72.3' ° ° 2,880 SF M M 2,880 SF ° O v Z v TRACT Y N 1,192 SF N 1 $0'0 $0'0 105.0' PRELIMINARY 1,048 SF 57.0' 6.00'PUE _ -I 1 41.4' 10.0' 50.0' 50.0' 50.0' 50.0' 50.0' 50.0' 65.0' 72.3' ^' TRACT K TYP. 3 W < 6.00'PUE M 114 698 SF b 32 b b 2,880 SF b m 1 1 1 6.00'PUE I~ TYP. 1,396 SF 72.2' r 57.0' 63 y1r 6.00'PUE ° 2,880 SF ° y 3.00'PUE 1 1 TYP. -I 1 b 171 b PLAT M 113 M w TYP. TYP. Q 1 N 7,350 SF "' 1,106 SF 72.1' "' Lu - 57.0' 1,102 SF 80.0' 80.0' V 1 \ CC •-.0 I M 112 M N M 64 "' I 31 ► I f- o b U "' 1,105 SF 72.0' w 57.0' 874 SF b 31 b b 4 b `n 1 1 a ^ 209 b 210 b 211 0 212 b 213 b 214 N 111 ~ 65 M ° 2,880 SF M M 2,880 SF M I 1 v Ni 208 4,432 SF 4,500 SF ° 4,500 SF ° 4,500 SF ° 4,500 SF ° 5,808 SF 0 7. U r 71.9' M > 57.0' 874 SF 6,719 SF 105.0' Q N 1,104 SF 80.0' 80.0' 1 1 1 50.00' a I- r M 110 M 66 6.00'PUE 6.00'PUE 57.0' 874 SF f y 6.00'PUE 1 8.00'PUE 1,390 SF 71.8' b 30 b b 5 I b TYP. TYP. 8.00'PUE TYP. �,� TYP. M 67 M TRACT X , a 1,102 SF ° I ° 2,880 SF M M 2,880 SF .43 TYP. O' - --- - ��O b 172 b "' 4 1,041 SF v 30.00' 57.0' i I 9. 11' N. 7,350 SF 54.00' 50.00' / 5 4.5' 50.0' } 50.0' 50.0' 50.0' 51.0' N- E 63 80.0' 80.0' 43.2' M 109 71.8' x,3.00' M TRACT L M 20.00' gyp. N °- 1,387 SF a PUE 57.0/ 72.00' 71.1' ��c SW GOLD COAST LANE 6 TYP. F.' 68 ^, b 29 b b 6 b I �.,'O - - -50.00' - - M 1,0 88 F 71.7 r .- I 1,102 SF ', ° 2,880 SF M sri .13 M 2,880 SF ° / ro 6.00'PUE 105.0' in 57.0' o .0 r, 69 r, 80.0' 80.0' b TYP. I ° M 107 71.6' "' 1,097 SF �_ 3.00' 1 57.0'874 SF I 28 7 I ° 4,221 SF - I �O- / 40.2' 50.0' 50.0' 50.0' 46.0' PUE'' 70 �? 1M M 106 71.5'I r, 2,880 SF 2,880 SF 1,096 SF TYP. 1 57.0'874 SF M M M M \ T 1 173 0 N `n 71 M ± 90.2' .� ° 7,350 SF ° II 71.4'I I �, 80.0' 80.0' MATCHLINE: SEE SHEET 6.1 Q Pacific N Community Design O (ng) [T] 503-941-9484 [F] 503-941-9485 V) 0) PROJECT NO.: 395-010 C o TYPE: PLANNING CO i REVIEWED BY: JJK C c .3 2 SCALE 0 50 0 25 50 o E 1 INCH = 50 FEET CO o • 2 a i z