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PDR2015-00004 Decision - Polygon At West River Terrace 120 DAYS = 8/4/2015 DATE OF FILING: 5/7/2015 II • DATE MAILED: 5/7/2015 _ CITY OF TIGARD TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2015-04 PC BY THE PLANNING COMMISSION Case Number: PLANNED DEVELOPMENT REVIEW (PDR) 2015-00004, SUB2015-00006, SLR 2015-00003, TUP 2015-00014-17 Case Name: POLYGON AT WEST RIVER TERRACE Applicant's Name/Address: Polygon Northwest Company,Fred Gast, 109 E 13th Street,Vancouver,WA 98660 Owner's Name/Address: Brian and Kathleen Bellairs, 12655 N. Dakota, Tigard, OR 97223; Red Rocket, LLC, Don and Theresa Roshak, 13580 SW Roy Rogers Road, Sherwood, OR 97140; Marianne P.McMahon,Trustee,Marianne P. McMahon Revocable Living Trust 13855 SW Roy Rogers Road, Sherwood, OR 97140 Address of Property: Westside of SW Roy Rogers Road approximately 1,000 feet north of SW Bull Mountain Road Tax Map/Lot Nos.: Washington County Tax Map 2S106,Tax Lots 02900, 3000, and 3200. A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A 137-LOT PLANNED DEVELOPMENT, SUBDIVISION, SENSITIVE LANDS REVIEW, TEMPORARY USES, AND A REQUEST TO DEFER COMPLIANCE WITH SECTION 18.660.030.B TO FINAL PLAT APPROVAL ON A 19-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 THE MAY 4, 2015 COMMISSION HEARING. Request: >The applicant requests a 137-unit planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, and temporary use permits for three model homes and one sales office on 19.01 acres. Zone: R-7: medium-density residential district. R-25: medium high-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 a?peal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Bou_evard,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) 639-4171. NOTICE OF FINAL ORDER NO. 2015-04 PC PLANNING COMMISSION 1171 FOR THE CITY OF TIGARD, OREGON A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A 137-LOT PLANNED DEVELOPMENT, SUBDIVISION, SENSITIVE LANDS REVIEW, TEMPORARY USES, AND A REQUEST TO DEFER COMPLIANCE WITH SECTION 18.660.030.B TO FINAL PLAT APPROVAL ON A 19-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 THE MAY 4, 2015 COMMISSION HEARING. 120 DAYS = 8/4/2015 SECTION I. APPLICATION SUMMARY FILE NAME: POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT CASE NOS.: Planned Development Review (PDR) PDR2015-00004 Subdivision (SUB) SUB2015-00006 Sensitive Lands Review (SLR) SLR 2015-00003 Temporary Use Permits (TUP) TUP 2015-00014-17 REQUEST: The applicant requests a 137-unit planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, and temporary use permits for three model homes and one sales office on 19.01 acres. 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: Brian and Kathleen Bel lairs 12655 N. Dakota Tigard, OR 97223 Red Rocket, LLC Don and Theresa Roshak 13580 SW Roy Rogers Road Sherwood, OR 97140 Marianne P. McMahon, Trustee Marianne P. McMahon Revocable Living Trust 13855 SW Roy Rogers Road Sherwood, OR 97140 PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 1 OF 59 LOCATION: Westside of SW Roy Rogers Road approximately 1,000 feet north of SW Bull Mountain Road;Washington County Tax Map 2S106,Tax Lots 02900, 3000, and 3200. ZONE/ COMP PLAN DESIGNATION: R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. R-25: medium high-density residential district. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multifamily housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are 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, 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 2 OF 59 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 $7,342 for the city's cost of collecting and processing the inventory data for the entire urban forestry plan of 251 trees and one stand of trees ($147 first tree + $7,000 ($28 x 250) + $195= $7,342). 4. Prior to any site work, the applicant shall provide a tree establishment bond in the amount of$122,739 (251 planted trees x $489/tree). 5. Prior to any site work, the applicant shall submit a revised soil volume plan and Attachment C to the Supplemental Report to demonstrate the soil volume standard is met. 6. Prior to any site work, the applicant shall submit revised plans and elevations that demonstrate the proposed buffer fence and landscape tract along Roy Rogers Road are "high quality," as determined by the Planning Commission. 7. Prior to any site work, the applicant shall submit revised plans that include a nature trail along the proposed open space Tract A and stormwater detention facility incorporating community amenities outlined in the River Terrace Stomwater Management Standards Official Interim Guidance Memorandum, dated April 13, 2015 and obtain a revised CWS service provider letter in support of the enhancements,if necessary. 8. Prior to any site work, the applicant shall submit a revised site plan showing an additional pedestrian connection in the vicinity of Tract L, the proposed stormwater facility, at the intersection of SW Rustic View Lane and SW Katie Scarlett Avenue. The pedestrian connection shall be included as a community amenity as called for in the River Terrace Stormwater Management Standards Official Interim Guidance dated April 13,2015. 9. Prior to any site work, the applicant shall submit a revised Parking Plan showing the minimum on-street parking requirement is met with the applicable no-parking collector section shown for SW Jean Louise Road. 10. 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. 11. Prior to any site work, the applicant shall 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 3 OF 59 Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 12. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NO"1E: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 13. Prior to commencing site improvements, submittal of 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 will be required as part of the issued PFI. 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. 14. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 15. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. • Roy Rogers Road,a Washington County arterial,and shall be shown on plans to have: — Right of way dedication of 49 feet from centerline (half street improvements). — Pavement width, 37 feet centerline to curb, — A cross section to provide for a 6-inch curb, 5 foot planter, 8 foot sidewalk with half a foot behind the sidewalk. NOTE: 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. — 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. — Prior to issuance of PFI, the Applicant shall provide preliminary sight distance certification from a registered professional engineer which indicates the proposed intersection will comply with Washington County and city design standards. — The Applicants drawings shall accommodate a right turn/deceleration lane on Roy Rogers Road at Jean Louise Road and adequate right of way for the construction of a future signal at this intersection. — The Applicant shall enter into a cost-sharing agreement with the City for the future signal and Jean Louise Boulevard and Roy Rogers Road. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 4 OF 59 • Jean Louise Roads a city collector (with a min 58'right of way) and shall be shown on plans to have: — Standard per figure 18.810.2 of the Development Code — Pavement width,curb to curb, shall be min 34 feet. — Concrete curb or curb/gutter as needed. — Storm drainage. — 5 foot concrete sidewalk with 5 foot planter strip,excluding curb. — Street trees — Bike lanes — Street striping — Street light layout by Applicant's engineer to be approved by City Engineer. — Underground utilities — Street signs and traffic control devices. • Neighborhood Routes (with 58' right of way) includes only Sabrina Avenue and shall be shown on plans to have: — Pavement width,curb to curb, shall be 36 feet. — Concrete curb or curb/gutter as needed. — Storm drainage. — 5 foot concrete sidewalk with 5 foot planter strip,excluding curb. — Street trees — Street striping — Street light layout by Applicant's engineer to be approved by City Engineer. — Underground utilities — Street signs and traffic control devices. — A pavement section of 4 inches of asphaltic concrete over 15 inches of aggregate base. — NOTE: Due to topography and natural resources,a section at the north end of project abutting the vegetative corridor will have a narrowed right of way of 36 feet with a paved width of 24 feet and sidewalks on both sides. • Local Skinny Streets (with 50' right of way) include Fairchild Avenue, Rustic View Lane, Katie Scarlett Avenue, Anna Grace Avenue, Gideon Avenue, and Umber Springs Lane and shall be shown on plans to have: — Pavement width,curb to curb, shall be 28 feet. — Concrete curb or curb/gutter as needed. — Driveway approaches placed as far as possible from the intersection with the collector. — Storm drainage. — 5 foot concrete sidewalk with 5 foot planter strip excluding curb. — Street trees — Street striping — Street light layout by Applicant's engineer to be approved by City Engineer. — Underground utilities — Street signs and traffic control devices. • Private Streets are Rocky Ramble Lane and Silent Fox Terrace shall be shown on plans to have. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 5 OF 59 — Road section shall meet public local street standards. — Street lights shall be metered separately from the public system. — Sidewalks adjacent to mountable curbs shall be 6 inches thick. • Alleys are unnamed but all have at least 20 feet paved width shall be shown on plans to have: — Road section shall meet public local street standards. — Street lights shall be metered separately from the public system. 16. Prior to commencing site improvements, the Applicant shall demonstrate how they comply with sufficient pump station capacity requirements of CWS as part of the Public Facility Improvement (PFI)permit plans. 17. Prior to commencing site improvements, the applicant shall provide sanitary sewer and storm drainage details 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. 18. Prior to commencing site improvements, the Applicant shall provide sufficient information to show that public utility connections (water, sewer and storm sewer) can be made to adjacent properties. 19. Prior to commencing site improvements, the Applicant's design engineer shall submit documentation, for review and approval by CWS and for review by the City (Kim McMillan) for 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. • The Applicant shall 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. • 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. 20. Prior to commencing site improvements, the applicant shall show any extension of public water lines on the proposed Public Facility Improvement (PFI) permit construction drawings and Washington County Facilities Plans and shall be reviewed and approved by the City 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. 21. Prior to commencing site improvements, the applicant shall provide an erosion control plan 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 6 OF 59 22. Prior to commencing site improvements, the applicant shall submit a final grading plan 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. • The Applicant shall incorporate the recommendations from the submitted geotechnical report by GeoDesign,dated March 16,2015,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. • 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. • 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. • 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. 23. Prior to commencing site improvements, the Applicant shall revise the plans to show how water service will be obtained for lots on Silent Fox Terrace that abut Roy Rogers Road. 24. Prior to commencing site improvements, the Applicant shall provide written approval from Tualatin Valley Fire&Rescue for fire flow,hydrant placement and access. THE FOLLOWING CONDITION SHALL BE MET PRIOR TO FINAL PLAT APPROVAL The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 25. 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. 26. 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. 27. 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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 7 OF 59 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. Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 28. Prior to final plat approval, 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. Contact Washington County LUT for submittal requirements. 29. The Washington County Facility permit shall include,but not be limited to the following: • Construction drawings indicating full half-street improvements on Roy Rogers Road, which meet county and city standards and comply with the recommended conditions by Washington County LUT, dated April 13, 2015, showing a right of way dedication providing 49 feet from centerline, 5 foot planter strip, and an 8 foot sidewalk,which can meander in a pedestrian easement over the required 10 foot landscape tract. • The Applicants drawings shall accommodate a southbound right turn/deceleration lane on Roy Rogers Road at Jean Louise Road and adequate right of way for the construction of a future signal at this intersection. • The Applicant shall enter into a cost-sharing agreement for the future signal at Jean Louise Boulevard and Roy Rogers Road. 30. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of 7,850.00 (137 lots and 20 tracts X$50/address = $7,850). (STAFF CONTACT: Karleen Aichele,Engineering, 503-718-2467). 31. 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). 32. Prior to building permit, the Applicant's engineer shall provide post-construction intersection sight distance certification for the intersections at Roy Rogers Road and Jean Louise Road. 33. Prior to final plat approval, the Applicant shall demonstrate that they have formed and incorporated a homeowner's association to manage the private streets. 34. Prior to final plat approval, the Applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private 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 Depatuuent (Karleen Aichele) prior to approval of the final plat. 35. Prior to final plat approval, 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. 36. Final Plat Application Submission Requirements: PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 8 OF 59 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 and pathways shall be made on the final plat. 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 of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). 37. 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 15, 16, 17, 20, 28, 29 and 49). 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: PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 9 OF 59 38. 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. 39. Prior to the issuance of building permits, the applicant shall meet the conditions of approval of CWS's Service provider letter dated March 2, 2015, or as may be amended to allow for a nature trail to be incorporated into the open space Tract A and stormwater detention facility design. 40. 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 received by the city April 2, 2015 and all related submittals. Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 41. Prior to issuance of building permits, the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 42. The City requires submittal and approval of a construction access and parking plan for the home building phase. 43. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets shall be fully paved, 3) any off-site utility improvements are substantially completed, and 4) all street lights within the subdivision 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). 44. 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). 45. Prior to issuance of building permits, the Applicant shall provide intersection sight distance certification meeting Washington County standards. 46. Prior to issuance of building permits, the Applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses served by the given driveway or street. 47. Prior to issuance of building permits, the pump station must be fully operational and the sewer main connected to the development. 48. Prior to issuance of building permits, any necessary off-site utility easements shall be submitted to and accepted by the City. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF OCCUPANCY: Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 49. Prior to issuance of occupancy, obtain a finaled Washington County Facility Permit. Contingent upon the following: PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 10 OF 59 A. The road improvements completed to County standards. B. Upon completion of necessary improvements, submit final certification of adequate sight distance in accordance with county code,prepared and stamped by a registered professional engineer. IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 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 PDR2015 00004/SUB2015 00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 11 OF 59 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR 7 YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 12 OF 59 SECTION III. BACKGROUND INFORMATION Site History and Vicinity Information: The subject site consists of Tax Lots 2900, 3000, and 3200 on Tax Map 2S1W06, located west of SW Roy Rogers Road approximately 1,000 feet north of SW Bull Mountain Road, within the River Terrace Community Plan area. The site includes two zones: R-7 and R-25. The site is currently in agricultural use with two single-family residences and contains existing trees, most of which are located along the northern site boundary (significant tree grove). The site is not within a flood zone, but contains an existing drainage way along the northern site boundary which is proposed to be preserved where it crosses the northeastern corner of the site. The site abuts rural agricultural land to the west that is not within the River Terrace Plan District or the UGB, and rural agricultural land to the east, south and north that is within the River Terrace Plan District. The site is located adjacent to arterial street Roy Rogers Road along its east boundary. Land to the east of Roy Rogers Road is designated as commercial. Proposal Description: The Applicant requests approval of a 137-unit single-family residential Planned Development and Subdivision on a 19.01-acre site. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned Development. The proposed development includes 92 detached single-family homes and 45 attached single-family row homes, an open space tract for the preservation of an on-site drainageway,wetlands and vegetated corridor in the northeastern portion of the site, a detention pond, a landscape buffer along Roy Rogers Road and smaller landscaped tracts among the row homes. The proposed development includes a segment of a collector street running east-west through the site, providing access to/from Roy Rogers Road, and a segment of a north-south neighborhood route through the center of the site, both of which are shown on the River Terrace Community Plan. The project proposes the use of local residential skinny street options, private alleys and private streets. Additional right-of-way dedication and frontage improvements are proposed along existing arterial street Roy Rogers Road. This application includes a Sensitive Lands Permit for the proposed vegetated corridor impacts (drainage way) along the northeastern boundary of the site. This application also includes a request for a Temporary Use Permit for three model homes and a sales office in a modular building (temporary). Issues for Planning Commission Consideration Shared Open Space Facilities Shared Open Space Facilities 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. The site is within the service area of two proposed neighborhood parks north of the site and the proposed northern community park. To meet the shared open space requirements, the applicant has proposed "high-quality" architectural features for the dwellings, and a 10' landscaped tract and fence to serve as a "high-quality"visual and noise buffer along Roy Rogers Road. Staff is concerned that even though these enhancements nominally meet the minimum standard for shared open space facilities, opportunities to provide trails in and around the proposed open space Tract A and stormwater detention facility have been overlooked. In addition, nature trails along or through such natural resource areas can help meet connectivity and community amenity standards that the proposed development has otherwise been conditioned to meet. The Planning Commission may wish to clarify the definition of"high quality" in this case and whether sufficient shared open space facilities are provide with the proposed development. PDR2015 00004/SUB2015 00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 13 OF 59 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The applicant held a formal neighborhood meeting on January 28, 2015 with 5 people in attendance. Neighbor concern focused on drainage, street improvements and traffic, sewer alignment, and the development schedule. On April 7, 2015 the city sent notice of a pending land use action to neighboring property owners within 500 feet of the subject site boundaries. The City did not receive any 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 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards B. Impact Study 18.390 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 PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 14 OF 59 submitted. The applicant's narrative addresses the concept plan criteria on pages 7-15. 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 provide for the preservation of an existing drainage way, wetlands, existing trees, and vegetated corridor in 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 existing trees, most of which are concentrated along the northern site boundary. Most of the trees along the northern site boundary will be preserved using tree protection fencing during construction and minimizing grading near the preserved trees. The concept plan includes an area designated for the preservation of an existing drainageway in the northeastern corner 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 development or open space buffers. The site abuts rural agricultural land not within the River Terrace Plan District or the UGB to the west, and rural agricultural land within the River Terrace Plan District to the south, east and north. The attached Opportunities and Constraints Map (Sheet 5.1) shows existing development on adjacent properties. The applicant proposes to position lower density along the west and transition higher density towards the east in order to reduce impacts to existing rural agriculture land to the west. The concept plan includes an open space tract in the northeastern corner of the site to preserve an existing drainageway and existing trees. A landscape buffer is proposed along the site's frontage on Roy Rogers Road. The street layout included in the concept plan is designed to conform to the planned street system, including one collector street connection to arterial street Roy Rogers Road abutting the site and provision of a neighborhood route connection to the north and south. 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 through sidewalk improvements along the street frontage where the site abuts SW Roy Rogers Road and along all streets interior to the development. 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. The pedestrian paths and transportation system are shown in the attached 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 137 residential units, including 92 single-family detached homes and 45 single- PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 15 OF 59 family attached row houses. At a gross density of 7.2 units per acre, the concept plan places lower density towards the west and transitions higher density towards the east in order to reduce impacts to existing rural agricultural land outside the UGB to the west. 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. Purposes of the site's zones as stated in section 18.510 of the Tigard Development Code are: 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-25: medium high-density residential district. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multifamily housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. The concept plan provides development consistent with the general purpose of the R-7 and R-25 zones in which it is located. The concept plan places lower density towards the west, adjacent to lands outside the UGB, and transitions higher density towards the east, adjacent to arterial street Roy Rogers Road and commercially zoned land east of Roy Rogers Road. 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 118-148 units. At 137 units, the concept plan is consistent with overall densities of the zones in which it is located. The concept plan includes protection of natural features to the extent feasible. Most of the trees on the site will be preserved along the northern 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 protected in an open space tract. 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. Perimeter lots in River Terrace are located on the north and east boundaries of the District. The subject site does not include any perimeter lots. The base zone standards for lot depth,width and size do not apply to the proposed lots. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 16 OF 59 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. This standard is met. 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 11). This provision is met. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. The applicant states that all structures in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for attached single family homes is proposed to be 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 11). The setback provisions are met. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Proposed setbacks and requested modification from the base zone setbacks are shown in the applicant's narrative in Table A,below, and on the Typical Lot Plan (Sheet 11). PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 17 OF 59 Table A: Proposed Building Dimensions (See Typical Lot Plan on Sheet 11 in Exhibit C) R-7 R-25 PD Proposal Front Building 15' 15' 12' Front Garage 20' 20' 20' Alley Garage - - 3-5', Row Home Garage - - 18.5' Rear Building (SFD) 15' 15' 15' Rear Building (RH) - - 10' Rear Building From Alley - - 0 Front Porch 17' 17' 8' Side 5' 5' 0 if attached, 3' Street Side 10' +10' detached 8' minimum (3' alley side) Lot Coverage 80% max 80% 80% if detached max 85% if attached Row Home Balcony At Street - - 3' overhang of sidewalk 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-7 and R-25 base zone, with the modifications listed in the applicant's Table A and Typical Lot Plan (Sheet 11). 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 PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 18 OF 59 development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Compliance with the standards of Chapter 18.350.070.C.1-8 is addressed in subsequent sections of this report. The applicant's proposal is not seeking modification 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; An existing drainage way on the site will be protected within an open space tract in the northeastern corner of the site. The draingeway is also identified as a significant tree grove on Map 5 of the River Terrace Community Plan. Most of the trees on the site will be preserved along the northern 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 open spaces. Grading on the site will be limited in order to preserve existing topography, as shown on the Grading Plan in Exhibit C-7. As shown on the attached Opportunities and Constraints Map (see Exhibit C- 5.1), the site slopes northwest and north from a high point in the southern half of the site. Grades range from 5-6% in the western half of the site and from 1-5% in the eastern half of the site. The site is proposed to be graded in a manner that will preserve the naturally gentle slope of the site; some row homes will be split level in order to minimize impacts to the site's natural topography. This criterion is met. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Proposed structures located on the site are not in areas subject to ground slumping and sliding, as further described in the geotechnical report in Exhibit M. This criterion is met. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions,where possible. The basic site analysis information from the concept plan is shown on the Constraints and Opportunities Map (Sheet 5.1). A sun exposure diagram is included in the Opportunities and Constraints Map. The development has been designed so that structures are oriented north-south for best sun exposure, where possible. Due to the site topography and the street network,many of the homes must be oriented east-west. This criterion is met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 19 OF 59 ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. Compliance with buffering standards is addressed in section 18.745 of this report. No specific buffering standards apply to this site, as no adjoining site has a differing use that would require buffering. The subject site is surrounded by similarly zoned property to the north, east and south, and rural agricultural uses to the west. Screening standards do not apply as the site contains no such activities as service areas, storage areas, parking lots and mechanical devices on roof tops. This criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; 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 (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 (Conceptual Elevations in Exhibit J). The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (see Exhibit J) 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. A condition will ensure these standards are met at the time of building permit site plan review. 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: PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 20 OF 59 a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Section 18.660.070.D of the River Terrace Plan District code states that the shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Compliance with the access and circulation standards are addressed in subsequent sections of this report. No adjustments are requested. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. As demonstrated in the attached Open Space Planting Plan (Sheet L2.01), a minimum of 20% of the site will be landscaped in either improved open space tracts (13.6%) or on individual lots (making up the balance of the minimum 20% of the site, each lot will have a minimum 20% area landscaped, 8.76 AC of lots x 20% = 1.75 AC = 22.8% of 19.01 total site area). 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. PDR2015-00004/SUB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 21 OF 59 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Compliance with parking standards are addressed in subsequent sections of this report. The proposed development will meet the specific parking standards of the River Terrace Plan District, as described in section 18.660.100 of this report. This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for stormwater conveyance is proposed and no adjustment is requested. This criterion 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 22 OF 59 Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; 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 not proposed any parks, playgrounds or other public use open space. However, the Parks and Facilities Manager has recommended a nature trail be incorporated into the Tract A open space and stormwater detention facility along the northern boundary of the subject site. 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 applicable 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; The preliminary subdivision plat (Sheets 6.1 and C-6.2) is in compliance with the specific regulations and standards of the zoning ordinance,which are addressed in greater detail in this staff report. The proposal either meets, or can be conditioned to meet, the applicable standards. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant submitted a plat name reservation from the Washington County Surveyor dated December, 3, 2014 certifying the proposed Polygon at West River Terrace plat name. This criterion is met. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 23 OF 59 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 There are not existing subdivisions or plats adjoining the subject property. The proposed Circulation Plan (Sheet C- 9) demonstrates that streets internal to the proposed subdivision are laid out to conform with the existing road pattern, Roy Rogers Road to the east. This criterion is met. 4. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810. This criterion is met. FINDING: Based on the analysis above, the proposal meets all of the preliminary plat approval criteria for subdivisions and can be approved. 18.510 RESIDENTIAL ZONING DISTRICTS The site includes R-7 and R-25 zones, Low and Medium High-Density residential zoning districts. Detached and attached single-family residential dwelling units are proposed and are a permitted uses in these zones, respectively. The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-7 R-25 Proposed PD Minimum Lot Size NA for PD Detached unit 5,000 sq.ft. 3,050 sq. ft. Attached Unit [1] 5,000 sq.ft. 1,484 sq.ft. Average Minimum Lot Width, None NA for PD Detached units lots 50 ft. Duplex lots 50 ft. Attached unit lots 40 ft. Maximum Lot Coverage 80% [2] 80% 80% Minimum Setbacks Front yard 15 ft. 15 ft. 12 ft. (8 ft.front porch) Side facing street on corner&through lots 10 ft. 10 ft. 8 ft. min public street side, 3 ft. alley/private street Side yard 5 ft. 5 ft. [3] side 0 attached (RH) / 3 ft. Rear yard 15 ft. 15 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. or private street Distance between property line and front of garage 20 ft. 20 ft. NA except perimeter 20ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-6 ft RH on private street without driveway / 216 ft. rear garage for detached on PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 24 OF 59 alley with driveway parking space or 3-6' rear garage for detached on alley without driveway Maximum Height 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement 20% 20% 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. [3]Except this shall not apply to attached units on the lot line on which the units are attached. [4]Governed by the UBC and ensured at time of building permit review FINDING: Based on the analysis above, base zone development standards in the R-7 and R-25 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. The applicant seeks to establish a Development Agreement with the City to establish alternative schedules for meeting compliance with the criteria in this section. City Council is scheduled to vote on the proposed River Terrace Funding Strategy fees on April 28th. C. Deferral of Compliance. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 25 OF 59 1. The applicant may request to defer demonstrating compliance with one or more of the standards in subsections B and E of this section as provided for below: a. Preliminary Plat. Deferral of compliance to final plat approval. b. Planned Development Concept Plan (Without a Land Division Proposal). Deferral of compliance to detailed development plan approval. c. All Other Development Applications. A condition of development approval requiring demonstration of compliance no later than 180 days after approval or prior to submission of applications for building or public facility improvement permits, whichever occurs first. 2. Deferral of compliance as provided for in paragraph 1 of this subsection C shall be granted only if: a. The applicant demonstrates that the approval standard will likely be met prior to filing an application for final plat or detailed development plan approval, or prior to expiration of the condition of approval described in subparagraph 1.c of this subsection C. A determination by the approval authority that it is likely that the standard will be met shall be for the purposes of deferral only and in no way constitutes an assurance, guarantee, or other representation that may in any way be relied upon by the applicant; and b. The applicant executes a written agreement prepared by the city acknowledging that the applicant has determined that deferral is to its benefit and that any and all actions taken pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk. The acknowledgement shall waive, hold harmless and release the city, its officers, employees and agents for any and all claims for damages, including attorney fees, in any way arising from a denial for failure to demonstrate compliance with the standards in subsection B of this section, without regard to fault. Nothing in this section shall preclude the applicant from seeking review of any land use decision in accordance with ORS Chapters 197, 215, 227, or equitable relief in a court of competent jurisdiction. The Applicant is requesting deferral of the requirement to demonstrate compliance with the 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. The applicant shall execute 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 PDR2015-00004/SLB2015-00006-POLYGON AT NEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 26 OF 59 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 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. The Applicant's plans do not restrict the ability of any other property to develop in accordance with the applicable River Terrace Infrastructure Master Plan (RTIMP). This standard is met. 2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are located, wherever possible, within existing or future rights-of-way. Easements and rights-of-way shall extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way shall be evaluated for conformance with this standard during the land use review process. Dedications of easements and rights-of-way shall be required as a condition of land use approval, except where the approval is for a future phase of a planned development or land division approval. 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. Map 12 of the River Terrace Community Plan shows the subject site located in 410 Pressure Zone. This standard does not apply. 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. As shown in the Composite Utility Plan (Sheet 8) the proposal includes a connection to a line in the SW Sabrina Avenue right of way that will be constructed as part of Applicant's Roshak Ridge development. The line is shown to extend north to an offsite pump station to be constructed by Clean Water Services (CWS). 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. As conditioned, this standard will be met. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 27 OF 59 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. The Applicant has proposed to construct a storm water quality and regional detention facility along the north- central edge of the site. This location is in compliance with the stormwater master plan. However, 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. As conditioned, this standard will be met. F. Other Provisions. 1. Unless expressly authorized in a development approval, no person shall impose a private fee or any charge whatsoever that prohibits, restricts, or impairs adjacent or surrounding properties from accessing a public easement, facility, or service. 2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other charge to fund public facilities and/or services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. 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. 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 28 OF 59 As shown on the Applicant's Preliminary Circulation plan (Sheet 9) the collector street, Jean Louise Road, is a commercial collector within the River Terrace Community Plan. This street needs to follow the collector design standards as illustrated in figure 18.810.2 of the Development Code. Provisions have been made for future street connections. The adopted map, 18.660.B, River Terrace Blvd. and Commercial Collector Location shown in the River Terrace Plan District code illustrates that the River Terrace commercial collector is not to be located on the Applicant's site. Applicant is required to revise plans showing standard city collector per figure 18.810.2 of the Development Code. As conditioned, this criterion will be 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. The Applicant's the Circulation Plan (Sheet 9) shows the collector street, Jean Louise Road, as a commercial collector within the River Terrace Community Plan. This street needs to follow the collector design standards for a minimum three lane collector with 70 feet right of way as illustrated in figure 18.810.2 of the Development Code. Provisions have been made for future street connections. The adopted map, 18.660.B, River Terrace Blvd, and Commercial Collector Location shows that the River Terrace commercial collector is not to be located on the Applicant's site. Applicant is required to revise plans showing standard city collector per figure 18.810.2 of the Development Code. As conditioned, this criterion will be 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). River Terrace Boulevard is not located within the subject site. These standards do not apply. 18.660.070 Planned Developments The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way, including tracts for vehicle access, to 20% of gross site acreage for the purpose of calculating net development area and density as described in 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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 29 OF 59 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 does not contain lots on the eastern or northern perimeter of the River Terrace Plan District that abut existing residential development. According to the applicant's narrative, all lots will meet all requirements of the Uniform Building and Fire Code. All lots provide a minimum garage or carport setback of 20 feet where vehicle access is taken from a public right-of-way. The garage setback for attached single family homes is proposed to be 18.5' for garages that are rear loaded from a street, if driveway parking is provided. 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 Table A, above, and on the Site Plan/Typical Lot Plan (Sheet 11).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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 30 OF 59 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 site is within the service area of two proposed neighborhood parks north of the site and the proposed northern community park identified in the River Terrace Park System Master Plan Addendum. The applicant has not proposed either a neighborhood or community park on the subject site. An open space tract, Tract A, and several pedestrian alleys between row house blocks are proposed. 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 applicant has proposed to include (e) of the development enhancements identified in this section, as shown on the attached Conceptual Elevations in Exhibit J, and two of the enhancements in Section 3 below for properties abutting Roy Rogers Road in lieu of two enhancements in Section 2. 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. PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 31 OF 59 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 proposes to include (a) and (b) of the development enhancements identified in this section, to be used in lieu of two of the enhancements listed in Section E.2 above. A 10'landscaped tract and fence maintained by a Home Owners Association is proposed between the proposed development and SW Roy Rogers Road to serve as a high-quality visual and noise buffer. Conceptual representations of the fence are provided in the River Terrace Community Elements Book (see Exhibit N-7) and the location of the tract is shown on the Circulation Plan (Sheet 9). The proposed "high-quality" visual and noise buffer fence and landscaped tract are not adequately defined in the application to determine whether this enhancement can be credited. Public Works staff have recommended that a nature trail (2.b) be provided along Tract A and the storm water detention facility in an open space tract dedicated to the public to eventually continue in a future trail corridor on the abutting property to the north. The minimum open space requirements and enhancements have not been met. At minimum, the applicant shall demonstrate the proposed buffer fence and landscape tract are high quality. In addition, revised plans shall include a nature trail along the proposed open space tract and stormwater detention facility incorporating community amenities outlined in the River Terrace Stomwater Management Standards Official Interim Guidance Memorandum, dated April 13,2015. 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 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 32 OF 59 FINDINGS: As shown in the analysis above, the applicable planned development standards are not all met. To ensure compliance, the following conditions of approval will be imposed. CONDITIONS: 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. The applicant shall demonstrate the proposed buffer fence and landscape tract along Roy Rogers Road are high quality. In addition, revised plans shall include a nature trail along the proposed open space Tract A and stormwater detention facility incorporating community amenities outlined in the River Terrace Stomwater Management Standards Official Interim Guidance Memorandum, dated April 13,2015. 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. River Terrace Boulevard is not located within the site. This section does not apply. B Street Design—Commercial Collector Section 18660.080.B states that the following street design standards apply to the commercial collector as shown in Figure 18.660.8 below. These standards apply to the collector street located in the community commercial zone as shown on the city's zoning map. The general location of the commercial collector is shown on Map 18.660.B, The commercial collector is not located within the site. This section does not apply. C. Street Design—Arterial Streets. The following street design standards apply to the arterial streets in the River Terrace Plan District as shown on Map 18.660.B,which is located at the end of this chapter. 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,49 feet from centerline. However, the county and city have agreed to a section that incorporates the city's planter and sidewalk standard from the curb. This standard is not met. The Applicant shall revise the 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. The Applicant shall show on the plans a southbound right turn/deceleration lane on Roy Rogers Road at the intersection of Jean Louise Boulevard. 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 vehicular and pedestrian access to the public street. The Applicant states the private streets will be managed by the HOA, with the appropriate legal documents for ownership and maintenance. The private streets will meet on street parking requirements. However, the redesign requested of Jean Louise Boulevard, a commercial collector shown PDR2015 00004/SUB2015 00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 33 OF 59 with parking, will not be allowed. The revised standard city collector does not allow parking. This standard is not met. The Applicant shall revise plans to show the corrected cross section per figure 18.810.2. E. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in subsection 18.810.030.R. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9. The 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 standard 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 site does not abut the River Terrace Boulevard ROW. This standard does not apply. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. The subject property is not a public or private school site. This 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 on the Circulation Plan (Sheet 9), the street system of the proposed planned development has been designed to provide adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site. The 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, 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. This standard is met. FINDINGS: As shown in the analysis above, the street connectivity standards are not all met,but can be met with the identified conditions of approval. 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: PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 34 OF 59 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. As shown on the attached Parking Plan (Sheet 10), the proposed development will provide more than the required number of on-street parking spaces. The development includes 31 detached single-family units with 4 off-street parking spaces, which requires 1 on-street parking space for every 2 of these units, totaling 16 required on-street parking spaces. The development also includes 61 detached single-family units with 2 off-street parking spaces, which require 1 on-street parking space for every 1 of these units, totaling 61 required on-street parking spaces. The development also includes 37 attached single-family units with 3 off-street parking spaces, which requires 1 on- street parking space for every 2 of these units, totaling 19 required on-street parking spaces. The development also includes 8 attached single-family units with 2 off-street parking spaces, which requires 1 on-street parking space for every 1 of these units, totaling 8 required on-street parking spaces. Thus, a total of 104 on-street parking spaces are required. The development is providing 125 on-street parking spaces for the detached single-family units, which greatly exceeds the 77 spaces required. The development provides 27 on-street parking spaces for the attached single-family units, which meets the 27 spaces required. A total of 152 on-street parking spaces are provided as shown on the attached Parking Plan (Sheet 10) which greatly exceeds the required total of 104 on-street parking spaces. However, 54 spaces are provided on the SW Jean Louise Road shown as a commercial collector with parking, when the applicable collector cross-section does not include on-street parking. This would leave a deficit of 6 on-street parking spaces. This standard is not met. Therefore, as a condition of approval, the applicant shall submit a revised Parking Plan showing the minimum on- street parking requirement is met with the applicable collector standard shown for SW Jean Louise Road. 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. PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 35 OF 59 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 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 not all met, but can be met with the following condition of approval. CONDITION: The applicant shall submit a revised Parking Plan showing the minimum on-street parking requirement is met with the applicable collector standard shown for SW Jean Louise Road. 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. PDR2015-00004/SLB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 36 OF 59 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. 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, facade design, and access. Nothing in this section shall be construed as recognizing the lot on which the model home is located as a final approved lot for any purpose. Nor shall the model home approval be the basis for a variance, exception, vested right or nonconforming use. 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 three model homes with the proposed development, as shown on the Model Home Site Plan in Exhibit C-11.1. Given the 19.01-acre site, three 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. PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 37 OF 59 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 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 137-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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 38 OF 59 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. All attached units will have pedestrian access from the front entrance of the unit to the sidewalk, which will provide access to adjacent streets and common open space and recreation facilities. On-site pedestrian walkways are provided as needed to facilitate access to/from homes and to/from parking areas. This standard is met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). The applicant provided a traffic study by Kittelson and Associates, dated March 13, 2015, that addresses the need for landscaping, signage, and above ground utility to be located and maintained to ensure adequate sight distance at intersections. However, a Sight Distance Certification has not been submitted. This standard is not met. • Roy Rogers Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. • 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. The study notes that the River Terrace Community Plan TSP Addendum identifies the need for a future traffic signal the intersection of Roy Rogers Rd. and Jean Louise Rd. 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. Prior to issuance of PFI, the Applicant shall provide preliminary sight distance certification from a registered professional engineer which indicates the proposed intersection will comply with Washington County and city design standards. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 39 OF 59 The Applicants drawings shall accommodate a right turn/deceleration lane on Roy Rogers Road at Jean Louise Road and adequate right of way for the construction of a future signal at this intersection. The Applicant shall enter into a cost-sharing agreement for the future signal and Jean Louise Boulevard and Roy Rogers Road. 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 the collector,Jean Louise Road. The frontage on those lots is less than 50 feet. The driveways shall be placed as far as possible from the intersection with the collector. 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. There are no driveways along the collector or arterial. The proposed five local streets intersecting with proposed collector street, Jean Louise Road, meet the minimum spacing standard of 200 feet. The local streets in the development meet the minimum spacing standard of 125 feet. The minimum spacing 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 be verified at the time of building permit review. FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met or have been conditioned to be 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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 40 OF 59 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or "Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. FINDING: According to the applicant's narrative and plan set, the portion of the project site within the R-7 district is approximately 12.01 acres in size. The minimum lot size is 5,000 square feet within the R-7 district. The portion of the project site within the R-25 district is approximately 7.00 acres. The minimum lot size is 3,050 square feet for lots with detached units and 1,480 square feet for lots with attached units within the R-25 district. 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 137 single-family dwellings. The proposed unit count is within the permitted density range of 118 to 148 units. No adjustments or density transfers are requested. 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. PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 41 OF 59 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: The proposed development is an 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 A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. 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 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 42 OF 59 18.790.030.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 preliminary landscape plans (Sheets L1.01, L1.02, and L1.03) demonstrate compliance with the required number of street trees (206) 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. 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-7 or R-12. The R-7 and R-12 zones permit single family residential units. Adjacent properties to the east are separated by arterial street Roy Rogers Road, are within the Tigard River Terrace area, and have a zoning designation of either R-25 or CC, which permit single family residential units. Lots along the eastern border of the site will have the highest density in the subdivision to be more consistent with the R-25 and CC zoning designation to the east. Adjacent properties to the west are designated by Washington County as either agricultural use or low-density residential. The subject site is surrounded by rural agricultural land and single-family residential properties, with the exception of properties to the east which are separated by an arterial street. 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. PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 43 OF 59 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. The development includes 92 detached single-family units requiring 1 off-street space per unit, for a total 92 required off-street parking spaces. The development includes 45 attached single-family 2 bedroom units requiring 1.5 off-street spaces per unit, for a total 68 required off-street parking spaces. This comes to a total of 160 required off-street parking spaces for the project. The development includes 31 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 124 off-street parking spaces. The development also includes 61 alley-loaded detached single-family units, each with a 2 car garage, for a total of 122 off-street parking spaces. This comes to a total of 246 off-street parking spaces provided for all detached units,which greatly exceeds the 92 required off-street parking spaces. The development includes 8 attached single-family units with a 2 car garage, for a total of 16 off-street parking spaces. The development also includes 37 attached single-family units with a 2 car garage and 1 driveway space, for a total of 111 off-street parking spaces. This comes to a total of 127 off-street parking spaces provided for all attached units,which exceeds the 68 required off-street parking spaces. The project provides a total of 373 off-street parking spaces, which exceeds the required 160 off-street parking spaces for the project. This is summarized in the table on the Parking Plan (Sheet 10). These standards are met. FINDING: As shown in the analysis above, the 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 and does not contain steep slopes of 25% or greater and unstable ground. As shown on the Existing Conditions and Demolition Plan (Sheet 2), the site contains a drainage way,vegetated corridor 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 is included as Application Exhibit L. A Concurrence Letter issued by the Department of State Lands will be provided to the City once it is received. A Service Provider Letter has been issued for the site by CWS and a copy is included as Application Exhibit E. The wetlands and drainage way on site are proposed to be retained within an open space tract. No wetland impacts are proposed. The applicant is requesting a sensitive lands permit from the City for the drainage way (vegetated corridor) 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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 44 OF 59 d. Accessory structures which are greater than 528 square feet in size, outside floodway areas. A sensitive lands permit is required for the proposed buffer impacts to the drainage way to accommodate residential construction. 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 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 and applied for Corp/DSL review for the proposed development (application Exhibit E). This standard is met. B. Alteration or relocation of water course. 1. The director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration; 2. The director shall require that maintenance is provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished. The proposed development does not alter the water course of the stream along the north eastern portion of the property. This standard does not apply. C. Apply standards. The appropriate approval authority shall apply the standards set forth in Sections 18.775.040 and 18.775.070 when reviewing an application for a sensitive lands permit. 18.775.070 Sensitive Land Permits A. Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in 18.775.020.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; The neighborhood route crossing is required to provide a street connection to the north. Proposed vegetated corridor improvements within the drainageway have been required by a CWS SPL. The required improvements are expected to stabilize the drainageway banks and minimize site disturbances. This criterion is met. 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 45 OF 59 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 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; The proposed vegetated corridor improvements will not affect the drainageway channel and capacity will not be increased. 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 (Sheets L2.01-L.3.01),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; A public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan, as documented in the Preliminary Storm Report Memo (Application Exhibit H),will be provided as part of the proposed development. This criterion is met. 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; The applicant has obtained a CWS service provider letter for the proposed development (Application Exhibit E). However, the applicant has been conditioned to provide a nature trail along the proposed open space Tract A and stormwater detention facility. Inclusion of this path may require a revised Service Provider Letter from CWS. DSL/COE permits are not required as no wetland impacts are proposed. This criterion is met. 8. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain. This subsection is not applicable. FINDING: As shown in the findings above, all of the criteria for the proposed development within the drainageway are met. 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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 46 OF 59 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 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 three 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 three 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. The applicant's preliminary Landscape plans (Sheets L1.01, C-L1.02, C-L1.03, C-L1.04, C-L2.01, and C- L3.01) and the Urban Forestry Plan Supplemental Report (Applicant Exhibit F), have been prepared by Certified Arborist, Morgen Holen, and Registered Landscape Architect, Karen Lankford. According to Attachment C to the Supplemental Report, Street Tree Soil Volume Calculations, 26 of 251 planted trees do not have sufficient open soil to meet the minimum 500 cubic foot soil volume requirement. Therefore, as a condition of approval the applicant shall submit a revised soil volume plan and Attachment C to the Supplemental Report to demonstrate how the soil volume standard can be met. Otherwise, the urban forestry plan requirements are met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 47 OF 59 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 or are conditioned to be met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. A condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. 251 new trees are proposed. Therefore, a bond in the amount of $122,739 (251 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 of 251 trees and one tree stand: $147 first tree + $7,000 ($28 x 250) + $195= $7,342. 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 48 OF 59 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 the right of way line (14 feet overall). The River Terrace Plan calls for a 10 foot landscape tract behind the sidewalk along Roy Rogers Road. 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 development plan shows a mix of collector, neighborhood, routes, skinny streets, private streets and alley ways for the development. The skinny streets proposed are Fairchild Avenue, Rustic View Lane, Katie Scarlet Avenue, Anna Grace Avenue, Umber Springs Lane, and Gideon Avenue. The private streets proposed are Rocky Ramble Lane and Silent Fox Terrace. The alley ways are unnamed. The City of Tigard Parks Department has requested a trail corridor and easement along the northern edge of the wetland butter from the intersection of Umber Springs and Gideon Avenue west to and surrounding the water quality facility and connecting to Rustic View Lane. Consider a public open space pocket park north of Umber Springs Lane north of the Umber Springs Lane eyebrow. The Applicant has shown the half-street improvements on their plans and will provide a revised cross section, as discussed above. The collector street is shown with River Terrace commercial Collector cross-section. The proposed development also includes skinny streets, neighborhood routes, private streets and alleys. All streets and alleys have sidewalks and planter strips. The Applicants drawings shall accommodate a right turn/deceleration lane on Roy Rogers Road at Jean Louise Road and adequate right of way for the construction of a future signal at this intersection. The Applicant shall enter into a cost-sharing agreement for the future signal and Jean Louise Boulevard and Roy Rogers Road. Jean Louise Boulevard shall be designed per the city's collector standard using a 58-foot right-of-way with bike lanes and no parking as shown in figure 18.810.2. The Applicant has addressed the other skinny street option criteria of 18.810.4.B, thereby meeting these criteria. The cross section for these streets and alley ways meet the standards. 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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 49 OF 59 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 with the exception of Jean Louise Boulevard. Applicant's plans terminate at the edge of the Urban Growth Boundary.Applicant shall show future street profiles beyond the site for Jean Louise Boulevard. 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 prevented by topography, natural resources, the UGB boundary and an arterial street. 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 that 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. PDR2015-00004/SLB2015-00000 POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 50 OF 59 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. 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 PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 51 OF 59 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 Rustic View Lane and SW Katie Scarlett Avenue is approximately 470 feet between SW Fairchild Avenue and the alley connecting to SW Sabrina Avenue. 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 Tract L, the proposed stormwater facility. The pedestrian connection shall be included as a community amenity as called for in the River Terrace Stormwater Management Standards Official Interim Guidance dated April 13,2015. 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 (Sheets 6.1 and 6.2), 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-7 and R-25 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. As shown on the attached Preliminary Plat (Sheets 6.1 and 6.2), 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 public streets. All private streets will have sidewalks on both sides of the road with the exception of a short segment of Silent Fox Terrace which will have sidewalk on one side of the road. Sidewalks will also be provided along the site frontage of 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 West River Terrace development is located at the south end of the North Basin. 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. These offsite sanitary sewer improvements must be complete prior to issuance of building permits. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 52 OF 59 The pump station must be fully operational and the sewer main connected to the 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 • 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 West River Terrace development is primarily in Strategy Area A and flows to Tributary 2, 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). The Applicant has submitted a Storm Report dated February 12, 2015. Runoff from the site will be directed to a combined water quality and detention facility along the north edge of the site. The subset site is traversed by a drainage way flowing east to west through the northern edge of the site. The proposed stormwater management system has been designed to accommodate potential runoff from the upstream drainage area. A Service Provider Letter has been issued for the site by CWS. 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 53 OF 59 The Applicant has a preliminary Water Quality & Detention Analysis, dated February 12, 2015. The proposed project is approximately 29 acres and will be developed to provide 153 single-family homes and 80 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 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. 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 54 OF 59 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. • 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. • The Applicants drawings shall accommodate a right turn/deceleration lane on Roy Rogers Road at Jean Louise Road and adequate right of way for the construction of a future signal at this intersection. • The Applicant shall enter into a cost-sharing agreement for the future signal and Jean Louise Boulevard and Roy Rogers Road. 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. 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 is within the 410-foot pressure zone. Service will be provided by an 18-inch line in Roy Rogers Road constructed as part of the Applicant's Roshak Ridge development. The Applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. The Applicant shall revise the plans to show how water service will be obtained for lots on Silent Fox Terrace that abut Roy Rogers Road. Storm Water Quality: Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) 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. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 55 OF 59 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. 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 March 16, 2015. Recommendations for site preparation, construction and inspection have been provided in the report. The recommendations in the March 16,2015 report prepared by GeoDesign shall be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Depattment prior to issuance of building permits. The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The 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 $7,850.00 (137 lots and 20 tracts X$50/address = $7,850). The developer will also be required to 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. This will assist emergency services personnel to more easily find a particular home. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 56 OF 59 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 137 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 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 137 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 $1,664,052. 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 $5,943,042 ($1,664,052 - 0.28). The difference between the TDT paid and the full impact,is considered as unmitigated impact. Estimated Mitigation Value Assessment: Full Impact ($1,664,052/0.28) $5,943,042 Less TDT Assessment - 1,664,052 Less estimated value of dedication and improvements of adjacent arterial -441,540 Estimate of unmitigated impacts $3,836,450 FINDING: The applicant specifically concurs with the dedication of right-of-way and proposes improvement of SW Roy Rogers, an arterial, 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 transportation dedications, assessments, and improvements is substantially less than the value of the full impact. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 57 OF 59 SECTION VII. OTHER STAFF COMMENTS The City Police Department (Jim Wolf, 503-718-2561) reviewed the proposal and stated that the density of housing units along Silent Fox, Rocky Ramble and sections of Jean Louis (east of Gideon) may pose parking issues affecting residents along the proposed private streets. Police cannot enforce parking matters on private (blue- signed) streets. The City Public Works Department (Steve Martin, Parks and facilities manager, 503-718-2583) reviewed the proposal and recommended that a nature trail be incorporated along the open space tract and the stormwater detention facility. A condition of approval will ensure plans show this enhancement. The City Development Review Engineer (Contact Kim McMillan, 503-718-2642) has reviewed the proposal and provided comment in a Memorandum dated April 23, 2015. Lori Faha, City Engineer, submitted 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 attachments to this decision. The findings and conclusions in the Memoranda 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 dated April 20, 2015 including required conditions of approval. These findings and conditions have been included in this staff report. Clean Water Services has reviewed the proposal and issued a Service Provider Letter (CWS File No. 15-000058) dated February 2, 2015 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 13, 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 (John Wolfe, 503-259-1504) has reviewed the proposal and submitted a comment letter dated April 21, 2015 with conditions of approval with respect to access, turning radius, and hydrant placement. 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 Exhibit 3 Kim McMillan,Memorandum dated April 23,2015 Exhibit 4 Lori Faha,River Terrace Stormwater Management Standards Official Interim Guidance, dated April 13, 2015 Exhibit 5 Deferral Agreement SECTION IX. CONCLUSION The City of Tigard Planning Commission has APPROVED POLYGON AT WEST RIVER TERRACE, PDR2015-00004, SUB2015-00006, SLR 2015-00003,TUP2015-00014-17. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PDR2015-00004/SUB2015-00006-POLYGON AT WEST RIVER TERRACE PLANNED DEVELOPMENT PAGE 58 OF 59 PASSED: THE 4.I DAY OF MAY, 2015 BY THE CITY OF TIGARD PLANNING COMM.ISSI ON. ,11 'minks:ion 131- i(lcut 1):1tud d:1\ ()i- 2015. %■• 1);.), NA' Ofi59 <I, c TR 589 ACT SF M r u • 50.0' 57.0' 50.0' 50.0' 50.0' 211.8' 46.0' I I - I o R.:97e,,, T.e. Lo 71.0' `1JJ5 6.00' I- -..- PUE, TYP 87 ■O I r' 23.0' 4,830 SF .6 N 86 0 85 0 84 0 ni 6.0' oo 5,088 SF °' 4,500 SF °rn 4,500 SF a' 92.8' 25.0' 25.0' W POLYGON N COMPANY [T] (360) 695-7700 [F] 360-693-4442 b 88 °. --_-:!„....„..-----4.1.4 -.:1-v 4,191 SF v I ���`- 43.0' 50.0' 50.0' 2�9' TRACT L 29.0' I WWWPOLYGONHOMES.COM N N 35,353 SF DATE: 3/13/2015 u, SW RUSTIC VIEW LANE o 93.5' p . REVISIONS N NO. DATE DESCRIPTION O 89 0 U' 6.00' �^ o 4,690 SF ° I ° PUE, TYP ° Ell ,ti)� 78.0' 77.0' \0.-1 ) 1 94.2' I ,/ I 105 q 106 oI 5,018 SF � 4,963 SF lb Co b 90 0 v I I v 25.0' 25.0' N o L_ 4,725 SF ° I I I 100.0' i 80.0' Ln I 92.0' 91.0' I ° - 69 b 0 0 2,560 SF M 0 0 L, N N 94.9' 80.0' � .0 I b 104 0 107 0 \ I ° 4,600 SF ° 4,550 SF ° 0 82 0 70 0 b 4,282 SF v I r^,, 2,865 SF b I i' 2,560 SF M v 92.0' 91.0' I 79.0' i I 80.0' I 6.00' 95.5' I 71 PUE, TYP-�o 6.00' iI b 2,560 SF M M 2,560 SF M PUE, TYP b 103 0 108 ° 1-11 M I I b 92 0 I ° 4,600 SF ° 4,550 SF ° 80.0' I I 80.0' o 4,792 SF ° Z W w w I I uJ > I b 80 0 0 72 z N Z 92.0 91.0' �i 2,560 SF M M 2,560 SF M > H M Y Q CO 96.2' Q J 80.0' I u - I 80.0' < I- Z � � 6.00' -I g o0 b I W b 102 E' b 93 b = ° 4,600 SF o 4,5 09SF ° 0 -_ PUE, TYP ° ~I ° b w o 4,826 SF ° 0 ° I o0 79 I I 3.00' 3,105 SF °v < ''I^ u, L1J 3,105 SF PUE, TYP ( ) Q 1- U- 92.0' 91.0' L- - -59.0' - /� ��O-\� --59.0'- - i (n W POLYGON AT > ° o W 96.9' (/) .b 4 - ° ° I , ° O O O N 110 b NI L34o \A/EST RI\/ER o 94 0 b 101 00 4,550 SF o 39.0'- - -- 34.0'- - - -34.0'-- - - - •39.0'-7 xi 4,374 SF 4,600 SF I r 3.00' PUE, TYP 92.0' 91.0' I TERRACE 97.5' i I 78 77 76 b 75 b. 74 ° I I I- 3,078 SF °m 2,720 SF °m 2,720 SF °m 2,720 SF °m 3,078 SF °. 25.0' 25.0' 'O.I o b 95 71- MI 100 111 IM I 29.0' L 5,342 SF I 4,893 SF In 4,839 SF I _ _i ) l 1 25.0' 25.0' I �) PRELIMINARY 84.3' �� �- 78.0' 77.0' �� �1� 25.0' 34.0' 34.0' 34.0' 25.0' �� �� I 0 PLAT 8.00' 8.00' , f_ 8.00' PUE, TYP PUE, TYP w E PUE, TYP w I o SW JEAN LOUISE ROAD o ° N - O -- - - N ° - O W .0 O _ '° °I 8.00' O - 8.00' PUE, TYP-1 w PUE, TYP1 Lu I �� 78.0' 77.0' \p. 1� 25.0' 34.0' 34.0' 34.0' 25.0' 0. 85.4' 0- '1,1' - � I ( ) i-i t, 96 0 112 o 4,944 SF o 0 4,58 SF ° 4,508 SF o I 25.0' ' .6 25.0' 25.0' M M• 114 0 115 0 116 0 117 0 118 N 0 3,078 SF 2 2,720 SF o°0 2,720 SF o°0 2,720 SF o°0 3,078 SF 0 ° 92.0' i 100.1' 91.0' I Pacific O I -� Ir 6.00' - -PUE,6.00' TYP 3.00' E PUE, TYP PUE, TYP Community 0 0 0 97 b 0 98 0 113 © I L--39.0' -- - 34.0'-- - -34.0'- - - -34.0' - - 39.0'-J 0) ° 5,022 SF ° ° 4,601 SF it 4,551 SF Ln - j Design 0 u, o TRACT N TI ° C 0 - c 3,602 SF o" � I a 100.8' I 50.0' I 92.0' 91.0' 50.0' 180.0' 58.0' [T] 503-941-9484 [F] 503-941-9485 u, 0) 0 PROJECT NO.: 395-029 C TYPE: PLANNING co i REVIEWED BY: KCS C .3 (ng) 2 O SCALE 40 0 20 40 N O CO ' 1 INCH = 40 FEET a o Z 6 . 1 I , ,. , __ , , 65.9' 648.5' _- -I 1 TRACT B N � M I /^> 4 `6 6SF R:cven Tettkchce,// / 2�9 I 6.0, / / 153 153 / / 10.00' STORM TRACT A 1`3-3 I 1 / EASEMENT 26� 0, I 63,880 SF 0 0 Co v 24.L ' 'O• 9 r 15.3 8 1,231 SF 80.0' 20.0' 15 3 .� I 7 902 SF 24? 5 .9 6 902 SF 9'20� I 6.00' -I I o o. 1,6645E 902 SF •1`).' PUE, TYP O 68 o• .153 ° N I 94.8' s POLYGON NW COMPANY M 2,560 SF i 10.0'110.0' ° _ _ o 4 3 153 a N 6.00' 3 1,3so SF 3 NE 1 93-444 o -- PUE, TYP , - 1 2 874 SF -20° a LEA ° [T] (36o) 695-7700 [F] 360-6 2 80.0' 1 k 50 / -�� �9 \ 1,3755E 8745E 42 �' g °�iN i WWW.POLYGONHOMES.COM 3.00' 3,583 SF 54.7' \- 0 2 ��( 1 PUE, TYP 131.3' 9 15 3 15.3 \N (to�• -439 3- / O 67 / 7'9' S TRACT D DATE: 3/13/2015 J N 9 6'-•3.3',15' ' q 1,294 SF M 2,560 SF - - -58'8 ti� SW UMBER SPRINGS LANE o 5.4 0 /T6,461 SF 11 75.1' o6 80.0' I _ o ,c - - - - - ............../ ^' 10 o 1 REVISIONS 1 0 r o M 1,646 SF N b 66 0 �,° - - -50.0'- -1 uN 1A,\' ��v8, 79.T NO. DATE DESCRIPTION 5, Ni 2,560 SF M / 1 ° ° 13'i TRACT H , 11 51 1 o I 807 SF \ 1,225 SF 80.0' I I 80.0' I 2,806 SF \ \" 1 �- 66.0' 1 20.0' r 66.0' ��O• I 65.0' 36 I 15.0' 15.0' ' 12 o I 1 ° I 1,229 SF 80.3' I I I ( I 1 I ., 1,457 SF 3.00' O 65 0 79.4' �, 49 M M 37 ^ 73.7' i�- 2,560 SF M I •)-,,,, 1_ I PUE, TYP i.„1„,......._,- 13 rn I I 0 3,4995E i 10.0'10.0' i 3,4995E 10 ° 1,13305 ,1305E M " 1,2345E 80.6' 80.0' I I o 52 25.0' 25.0' I 73.7 i w 2,879 SF o: 80.0' 1 I 1 80.0' 34 M I- u 14 - O 64 I ~ vi, I M I I 25.0' 25.0' 73 7, 1,130 SF "' Z <CI I 81.0' U _ �, 1,690 SF N Ni 2,560 SF i Q I 80.0' I 1 1 I-J ° 6.00' 0 48 0 0 38 0 1 b• 33 • `n 1_ -t TRACT E I 80.0' I 1 I PUE, TYP !- v° 3,200 SF °v °v 3,200 SF °v ° 1,541 SF x . 1,680 SF O. O I 53 3.00' 73.7 � U) 0 I 81.4' I 2,880 SF M 80.0' I -_ IF PUE, TYP Ni 73.7'T9A0 SF `" 1 15 - 0 O 63 N Ni 2,560 SF Ni I I 80 0' W i I i 80.0' 1 ---� -.1-PUE,3.00' oN 1,707 SF ° N b: 32 .1:729. TYP 81.8' : Z 80.0' I I Z I 0 47 , U v I 39 I. W I ° 1,541 SF -I 16 r, N 3.00' 0 54 00 °v 3,200 SF '- °v 3,200 SF i°v D M 73.7' 31 I "' 1,257 SF 82.1' 0 r b 62 PUE, TYP-.71,„ M 2,880 SF M Q I ^ I �_ I Ni CD 2,560 SF Ni i W 1 w 73 7 1,130 SF 17 U 80.0' 1 1 > I 1,2615E 82.4' Q 1 1 80.0' Q I 80.0' I Q M 30 M I O 18 M N I- 80 0 I 0 0 10.0'I10.0' 0 1 73 7' 1,130 SF j 15.0' 1 15.0' 1,266 SF 82 7' W W 10.0'10.0' o Q o 46 40 10 W 0 61 55 °o Z I 3,425 SF I 3,425 SF 1 I 29 Ur I I I 3,105 SF - z 1 19 04 0 I '^ / I \ Q I rn 2,049 SF U) rI 2,865 SF `:' / 2,318 SF N II W L - -59.0'- - ---/,,,'� .p,��- - -59.0'- - i 1T590 L .7 ^,�' , � 623'- O _ ° o oo II -O• O N ° O O O O O ul ° M � r -39.0'• -- - -34.0'----34.0'- - - -34.0'- - - --39.0'- -I I E -39.0'• -- - -34.0'-- --34.0'- - - -34.0'--- -•39.0'- -1 1 0 0 , r35.1'- --15.3' -15.3.-1-15.3.-19.1'-10.8'x-19.1'- 15.3'- 15.3'- -26.7'- I `I_ N POLYGON AT N s N `o N �o N N U " N N N so 0 sci .6 60 0 59 58 57 56 25.0' 25.0' 45 b 44 43 42 41 25.0' 25.0' 'r'. I- WEST RIVER 3,078 SF °m 2,720 SF °m 2,720 SF °m 2,720 SF °m 3,078 SF 3,078 SF °m 2,720 SF °m 2,720 SF °m 2,720 SF °m 3,078 SF 'I 28 r, n in in 'n to 78 v I I 1 2,396 SF $ st $ $ $ 1,878 SF 1 ) I l j l ___ _ _ __ _ , ryti TERRACE ��� 25.0' 34.0' 34.0' 34.0' 25.0' ��� 1� 25.0' 34.0' 34.0' 34.0' 25.0' �� 1� 21.1' 15.3' 15.3' F5.3' 19.1' 10.8' 19.1-[15.3' 15.3 13.5' 15 4 p" L 8.00' L 6.00' 8.00' PUE, TYP 1 PUE, TYP 1 w� PUE, TYP Lo SW JEAN LOUISE ROAD I PRELIMINARY - - - - - - - - - - - - - - l PLAT U E w Q I I o �, 8.00 - Lo 8.00' PUE, TYP 3 LIJ PUE, TYP-1 o -lq 5 Z 1V 25.0' 34.0' 34.0' 34.0' 25.0' ��p, .1� 25.0' 34.0' 34.0' 34.0' 25.0' �p. 3� 21.1' 15.3' 15.3' 15.3' 19.1'12.6' 19.1' 15.3' 15.3' 14.2' < ( 1. )Q I I I 1 137 M I TRACT S 0 125 126 128 in 2,396 SF 1,958 SF TRACT T Z_ I 129 �, in in in in �, in w 0 127 = CO 119 120 121 122 123 25.0' 25.0' 124 SF < 3,078 SF o°0 2,720 SF o°0 2,720 SF o°0 2,720 SF o°0 3,078 SF - b 3,078 SF o°0 2,720 SF o°0 2,720 SF o°0 2,720 SF o°0 3,078 SF - cI u Li_ Li- 3 v! .p `� O M N Q n M p O so H I O - O O < co . 0 En Q 1 PUE,.00 L35.1'- - 15.3'- 15.3'- -15.3' -19.1' -12.6'-19.1'-I 15.3'- 15.3'- -29.1'- - 1 8.00' � --►� 4-PUE, TYP -I L -39.0'. -- - -34.0'-- --34.0'- - - -34.0' - -•39.0'- -I o TRACT Q o a L -39.0' -- --34.0'-- - -34.0'- - - -34.0'- - - - 39.0'- _ N I o N - - -4,7955F- - o _ TRACT 0_ _ q - TRACT P_ - - -o• , 9 0' 5c=)). !L,, - •�- - 3,602 SF o - -o. .°- - 3,602 SF o N ;,, +� o 192.2' Pacific 180.0' 50.0' 180.0' 50.0' TRACT T 10.0' 38.0' E 1,058 SF Community I Design g [T] 503-941-9484 [F] 503-941-9485 1 PROJECT NO.: 395-029 I TYPE: PLANNING E9 i REVIEWED BY: KCS i