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12/17/2018 - PacketPLANNING COMMISSION AGENDA – DECEMBER 17, 2018 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 City of Tigard Planning Commission Agenda MEETING DATE: December 17, 2018 - 7:00 p.m. MEETING LOCATION: City of Tigard – Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7:04 p.m. 5. PUBLIC HEARING 7:05 p.m. ROSHAK RIDGE SWIM CENTER PLANNED DEVELOPMENT MODIFICATION Planned Development Review (PDR)2018-00004 Staff: Monica Bilodeau The Applicant requests approval of a new planned development to modify the original Roshak Ridge planned development (PDR2015-00002). The modification consists of reducing the front yard setback from 12 feet to zero feet for the swim complex on Tract U and changing the site coverage from 80 percent to 88 percent. The proposed modification only applies to Tract U, the swim center lot. LOCATION: Southeast corner of SW Roy Rogers Road and SW Bull Mountain Road 6. BRIEFING 8:05 p.m. Urban Forestry Manual Updates Staff: Lina Smith 7. OTHER BUSINESS 8:25 p.m. 8. ADJOURNMENT 8:30 p.m. December 17, 2018 Page 1 of 6 CITY OF TIGARD PLANNING COMMISSION Minutes, December 17, 2018 Location: Tigard Civic Center Town Hall, 13125 SW Hall Blvd. CALL TO ORDER Vice President Feeney called the meeting to order at 7:00 p.m. ROLL CALL Present: President Fitzgerald Vice President Feeney Commissioner Brook Commissioner Hu Commissioner Jackson Commissioner Middaugh Commissioner Roberts Commissioner Schmidt Alt. Commissioner Whitehurst Absent: Commissioner Lieuallen Staff Present: Tom McGuire, Assistant Community Development Director; Doreen Laughlin, Executive Assistant; Monica Bilodeau, Associate Planner; Lina Smith, Assistant Planner COMMUNICATIONS - None CONSIDER MINUTES (2 SETS) President Fitzgerald asked if there were any additions, deletions, or corrections to the November 5 minutes; there being none, President Fitzgerald declared the minutes approved as submitted. President Fitzgerald asked if there were any additions, deletions, or corrections to the November 19 minutes; there being none, President Fitzgerald declared the minutes approved as submitted. PUBLIC HEARING ROSHAK RIDGE SWIM CENTER PLANNED DEVELOPMENT MODIFICATION Planned Development Review (PDR)2018-00004 DESCRIPTION OF PROPOSAL: The Applicant requests approval of a new planned development to modify the original Roshak Ridge planned development (PDR2015-00002). The December 17, 2018 Page 2 of 6 modification consists of reducing the front yard setback from 12 feet to zero feet for the swim complex on Tract U and changing the site coverage from 80 percent to 88 percent. The proposed modification only applies to Tract U, the swim center lot. LOCATION: Southeast corner of SW Roy Rogers Road and SW Bull Mountain Road QUASI-JUDICIAL HEARING STATEMENTS President Fitzgerald read the required statements and procedural items from the quasi-judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias or conflict of interest. Ex-parte contacts: None. Site visitations: Jackson, Feeney, Schmidt. No one in the audience wished to challenge the jurisdiction of the commission. STAFF REPORT Associate Planner Monica Bilodeau introduced herself and went over a PowerPoint presentation (Exhibit A). The applicant requests modification to the front yard setback from twelve to zero feet for the swim center complex on Tract U. This request also includes changing the site coverage from 80 percent to 88 percent. The applicant is seeking to modify only the rear yard setbacks of the interior lots of the five previously approved planned developments. The proposed modification will reduce the rear yard setbacks from fifteen feet to ten feet for interior detached homes, and from ten feet to five feet for all interior attached row homes. She noted that they have the authority to modify the setbacks all the way to zero feet according to Section 18.640.070 d) Where the applicant can propose to reduce the underlying base zone setbacks for building on lots. STAFF RECOMMENDATION Staff recommends the Planning Commission take an action in favor of the proposed Planned Development front yard setback and site coverage modification for the Roshak Swim Center. QUESTIONS Commissioner Hu – This modification has no additional conditions of approval - is that correct? That is correct. This is subject to the previous conditions of approval from 2015. The motion need not contain any approval of additional conditions, since those old conditions stand and they were approved previously. APPLICANT’S PRESENTATION Chris Walther – Vice President of Operations - Polygon NW introduced himself as did Eric Hawkinson of Pacific Community Design Eric went over a PowerPoint (Exhibit B). He went over the overall River Terrace Planned District area. He noted the site is in the center – Roshak Ridge – just north of Bull Mountain Road and east of Roy Rogers Road. He went over the Roshak Ridge siteplan. He noted this application only applies to Tract U where the Swim Center is. He noted that the swim center is an adequately sized building and pool area and the location along the River Terrace Blvd Trail provides the opportunity to bring the building a little closer to the trail to foster a pedestrian friendly environment while also still having that buffer of the trail section so it doesn’t appear too close – having close proximity to the travel lanes of River Terrace Blvd. It still appears set- December 17, 2018 Page 3 of 6 back and it’s closer to the trail. It’s currently under construction. He went over the proposed architectural elevations. It has frontage along River Terrace Blvd so it’s subject to special design standards and it’s designed in compliance with that. So things like articulation, entrances, “eyes on the street” – those things are included in the application as well. QUESTIONS The entrance on the south of the building – is that a public entrance? It’s an accessible route for egress. Is this only open to residents of the River Terrace development – and not to other Tigard citizens? Yes, that’s correct. TESTIMONY IN FAVOR Joyce Libke – 14405 SW 164th Ave. Tigard – lives very near River Terrace Blvd – she hadn’t signed up to speak but said she had just a quick question. She said she wanted some clarification about the River Terrace parking. “So, I understand that there’s no parking lot right next to the swim center – just on-street parking?” Yes, that’s correct. TESTIMONY IN OPPOSITION – None. QUESTIONS Does the swim center itself require additional parking on top of what’s required for each house? VP Feeney responded, “If I recall correctly from the original application, the swim center was already part of that application so it was already factored in to all the street parking – in addition to all the homes and all that. So the swim center is not new to us or to the approval. It’s just the placement of where the building’s at. So the original application already approved all the parking.” RESPONSE FROM STAFF None. APPLICANT COMMENTS None. PUBLIC HEARING CLOSED DELIBERATION President Fitzgerald asked the Commissioners to give their thoughts on the application. • Commissioner Middaugh – “I’m not opposed to adding the zero setback or increasing the site coverage size from 80 to 88%. I’m not opposed to the change.” December 17, 2018 Page 4 of 6 • Commissioner Brook – “I feel like the world always needs more parking. I think the plan is beautiful and seems very well thought out. I like the look of the building. I wish there were more parking but I don’t know where more parking would go. Hopefully this will just increase the resident’s desire to walk to the building and enjoy it. In my dream world I’d ask for more parking, but I don’t know how realistic that is. Overall , I feel good about this application.” • Commissioner Schmidt – It’s a nice plan. No problems – it looks great. • Vice President Feeney – is good with the zero set back and increased coverage. • Commissioner Hu – I will vote to approve. • Commissioner Jackson – I’ve got nothing against this proposal. • Commissioner Roberts – is fine with setback of coverage. Agrees with Commissioner Brook but realizes the parking is a done deal from the previous approval. • Alt. Commissioner Whitehurst – said he would recommend approval. • President Fitzgerald – believes it’s a reasonable request, but she commented for the record that she believes it’s applicable to Tract U only and is not setting a precedent for other areas of River Terrace to come in and point out that since this was approved, it should be approved for them too. This is a one-off because it’s a swim center, a community asset, and it has a significant set-back from River Terrace Blvd. She doesn’t believe any conditions should be added, but just wanted to have this in the record as her commentary. MOTION Vice President Feeney made the following motion: “I move for approval of application PDR2018-00004 and adoptions of the findings and conditions of approval contained in the staff report and based on testimony received .” Commissioner Schmidt seconded the motion. VOTE All in favor – none opposed. Passes 8 - 0 RESULT Recommendation for APPROVAL passes unanimously 8 – 0. BRIEFING – Assistant Planner Lina Smith spoke about proposed updates to the Tigard Urban Forestry Manual. She noted the manual is made up of administrative rules; City Council will be notified of the proposed amendments in February, and the City Manager will be the decision-making authority so no vote will be required of them. This is a briefing only. She noted that since the Planning Commission was instrumental in the creation of the manual, city staff wanted to present this information to them. She noted the first changes are basically “cleaning up” the manual so it’s consistent with the newly-updated Community Development Code. December 17, 2018 Page 5 of 6 Examples would include fixing outdated numerical Code references and eliminating the word “shall” from the manual. The next change is regarding the Hazard Tree Evaluation and Abatement Procedure for Formal Reconciliation. This process is used when a customer believes their neighbor has a hazardous tree on their property, and they request the city get involved. Currently, the manual requires city staff and a property owner with a hazardous tree to respond within 7 calendar days. In practice, this timeline has proved to be too short, so they propose amending the language so the timeline is more open-ended. The next change is to the section on canopy credit for preserving existing trees in new developments. o Currently, the manual gives double canopy credit for preserving any mature tree and doesn’t distinguish if it’s a nuisance tree. o We propose adding language so canopy credit isn’t given for preserving nuisance trees. o We also propose adding language so canopy credit is given for preserving young native trees, in addition to mature native trees. City staff also proposes to change the section that outlines minimum canopy requirements. o Currently, the requirements are outlined by zone, but we propose changing this so they are outlined by housing type and development type, so it’s consistent with the newly-updated Community Development Code. o None of the percentages will be changing, except for wireless communications facilities, for which we propose removing the canopy requirement. Finally, we propose changes to the bonding requirements for trees in new developments. o The manual currently requires bonds for street trees and on-site trees in all new developments. o We propose removing the separate bond requirement for street trees and incorporating it into the Public Works bond requirement for all street improvements. o This will help eliminate redundancy, and hopefully make things easier for the applicant because they will only need to provide one bond instead of two. o We propose to keep the bond requirement for on-site trees in nonresidential developments, but to remove it for on-site trees in subdivisions and partitions. At this point, Assistant Community Development Director Tom McGuire spoke generally about the Tree Code. He noted where the council differed from the Commission’s recommendation. With regard to single family houses – the original tree canopy program had the developer of the subdivision bonding to protect trees for two years and then the property owner would be responsible to maintain the trees that were required to meet the canopy coverage. The council decided that owners of single family homes could decide whether they wanted to keep the trees or not. They changed it and so staff has been implementing it where the developer has to protect the trees for the two years but once they sell that lot to someone – it’s up to that person, from the time they buy the property, whether they want to keep that tree or not keep that tree. QUESTIONS – None. OTHER BUSINESS – None. C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e Roshak Ridge Swim Center Planned Development Modification Planning Commission Hearing Agenda Item #5 Community Development December 17, 2018 C I T Y O F T I G A R D Project Summary The applicant requests modification to the front yard setback from twelve to zero feet for the swim center complex on Tract U. This request also includes changing the site coverage from 80 percent to 88 percent. C I T Y O F T I G A R D C I T Y O F T I G A R D C I T Y O F T I G A R D 18.640.070 PLANNED DEVELOPMENTS B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. 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. C I T Y O F T I G A R D 18.640.070 PLANNED DEVELOPMENTS B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. 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. 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. C I T Y O F T I G A R D Staff Recommendation Staff recommends the Planning Commission take an action in favor of the proposed Planned Development front yard setback and site coverage modification for the Roshak Swim Center. C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e Roshak Ridge Swim Center Planned Development Modification Planning Commission Hearing Agenda Item #5 Community Development December 17, 2018 River Terrace River Terrace Roshak Ridge Roshak Ridge Swim Center Conceptual Site Plan Proposed Architectural Elevations PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 1 OF 5 Agenda Item: 5 Hearing Date: December 17, 2018Time: 7:00PM SECTION I. APPLICATION SUMMARY FILE NAME: ROSHAK RIDGE SWIM CENTER PLANNED DEVELOPMENT MODIFICATION CASE NOS.: Planned Development Review (PDR) PDR2018-00004 REQUEST: The Applicant requests approval of a new planned development to modify the original Roshak Ridge planned development (PDR2015-00002). The modification consists of reducing the front yard setback from 12 feet to zero feet for the swim complex on Tract U and changing the site coverage from 80 percent to 88 percent. The proposed modification only applies to Tract U, the swim center lot. OWNER: Polygon Northwest Company c/o Jason Baker 703 Broadway St. Suite 510 Vancouver, WA 98660 Applicant’s Representative: Pacific Community Design, Inc. Stacy Connery 12564 SW Main Street Tigard, OR 97223 LOCATION: Southeast corner of SW Roy Rogers Road and SW Bull Mountain Road; Washington County Tax Map 2S107, Tax Lots 00100 - 00106. ZONE/ COMP PLAN DESIGNATION: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units, at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. R-12: medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = 3/14/2019 PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 2 OF 5 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.110, 18.640, 18.710, 18.770. SECTION II. STAFF RECOMMENDATION SECTION III. BACKGROUND INFORMATION Site History and Vicinity Information: The subject site consists of Tax Lots 100, 101, 102, 103, 104, 105 & 106 on Tax Map 2S107, located in the northeast corner of SW Roy Rogers Road and SW Bull Mountain Road, within the River Terrace Community Plan area. The site includes three zones: R-4.5, R-7, and R-12. The site is currently being graded and developed under the land use approvals for Roshak Ridge. The site abuts unincorporated Washington County residential development to the east, rural agricultural land to the north, and South River Terrace to the south that is also within the River Terrace Plan District. Proposal Description: The applicant requests the approval of a modification of Planned Development – Detailed Development plan for previously approved “Roshak Ridge” Casefile No. PDR2015-00002, SUB2015-00004, SLR2015-00001, VAR2015- 00014-24, TUP2015-00003, 00008-13. The proposed modification consists of an addition to the Proposed Dimensional Standards Table for a front setback of zero feet for the Swim Center building and increased lot coverage to 88 percent. The modification is requested to accommodate revised architecture for the Swim Center. While developing detailed plans for the Swim Center, the applicant recognized a need for a refined design that allows the Swim Center to function despite site constraints. A zero-foot front setback will allow the pool and building to be sized large enough to accommodate residents of the Roshak Ridge development. The Swim Center has frontage along River Terrace Boulevard and its architecture is therefore subject to the River Terrace Design Standards. It is also located on the side of the River Terrace Boulevard ROW with the trail corridor. The Swim Center’s location on the trail-side of River Terrace Boulevard ROW creates an opportunity to reduce the front building setback to zero- foot without giving the appearance of close-proximity to the road. In effect, the building is 41 feet from the travel lanes on River Terrace Boulevard. The attached building elevations (Exhibit B) includes a diagram illustrating this relationship. Additionally, the design refinements necessitate a modification for increased lot coverage beyond the 80 percent lot coverage standard. This is requested to allow for the revised design that provides adequate pool/outdoor space capacity necessary to serve the sizable population of the Roshak Ridge development. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET On November 19, 2018, the city sent notices of a pending land use action to neighboring property owners within 500 feet of the subject site boundaries. The City did not receive any comments regarding the proposal. Staff recommends that Planning Commission find that the proposed Planned Development Detailed Plans will not adversely affect the health, safety and welfare of the City and meet the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends APPROVAL, subject to the following Conditions of Approval. THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR SEVEN YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 3 OF 5 SECTION V. SUMMARY OF APPLICABLE CRITERIA Only the approval criteria that pertain to the specific modification are applicable to this requested planned development amendment. The request is for a modification of previously approved setbacks and lot coverage. No other aspects of the previously approved planned development is subject to this review. The requirements of the River Terrace Plan District (18.640) apply in addition to the requirements of the Planned Development Chapter. Because the request is to modify just the setbacks and lot coverage of Track U, the swim center, only the following criteria apply: 18.770.070 Detailed Development Plan Submission Requirements 18.640.070 Planned Developments SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.770 PLANNED DEVELOPMENTS 18.770.070 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: 2. Site coverage. The maximum site coverage is 80 percent, except in the IP zone where the maximum site coverage shall be 75 percent. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. This application requests to modify the original Planned Development approval regarding site coverage. Due to the refined Swim Center design, the impervious site coverage was increased to 88 percent. This allowance is requested to support pool/outdoor space capacity needed to serve the population of the Roshak Ridge development. 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; 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. 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 The request does not modify the original compliance with most of these criteria. The applicant states that all structures in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for attached single family homes is proposed to be 20 feet for garages from a public street. The applicant is seeking to modify only the front yard setback of the swim center (Track U). The proposed modification will reduce the front yard setback from fifteen feet to zero feet. The proposed modifications are shown on the Site Plan (Exhibit 3.1 and 3.2) of the applicant’s documents. The Commission has the authority to approve the modification and a reduction of the front yard setback for the swim center to zero feet. As the provisions of 070.C.4.b, allow for no front setbacks at all and the request is just for this one project on this single tract, the requested reduction is clearly within the standards of this section. This criterion is met. PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 4 OF 5 18.770.080 Detailed Development Plan Approval Criteria The approval authority shall approve or approve with conditions a planned development detailed development plan application when all of the following 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 proposed modification includes the addition of a zero-foot front yard setback and 88 percent site coverage for the Swim Center. While developing detailed plans for the Swim Center, the applicant recognized a need for a refined design that functions within site constraints. The requested zero-foot front setback will allow the pool and building to be sized large enough to accommodate the Roshak Ridge development residents using the facility. The Swim Center is located on the side of the River Terrace Boulevard ROW with the trail corridor, which provides a generous setback from the street due to the trail corridor. In effect, the building is 41 feet from the travel lanes (see Exhibit C). No increases in residential densities, or reductions in parking are proposed. The revised Swim Center has approximately 87.7 percent impervious area, so the applicant also requests the modification for an increase in allowable lot coverage, 88 percent. The increased lot coverage is necessary for the revised design, which boosts capacity of the pool and recreation facility. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected agencies. The proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. 18.640 RIVER TERRACE PLAN DISTRICT 18.640.070 PLANNED DEVELOPMENTS 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.C shall not apply. The following specific development standards shall apply in their place. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to zero feet where proper clearances for turning and backing movements are provided. c. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not Zoning Map Generalized Zoning Categories Zoning Description Residential Mixed Use Residential Commercial Mixed Use Triangle Mixed Use Mixed Use Employment Industrial Parks and Recreation WA-CNTY Overlay Zones Historic District Overlay Planned Development Overlay Subject Site Map printed at 01:54 PM on 14-Nov-18 Information on this map is for general location only and should be verified with the Development Services Division. DATA IS DERIVED FROM MULTIPLE SOURCES. THE CITY OF TIGARD MAKES NO WARRANTY, REPRESENTATION OR GUARANTEE AS TO THE CONTENT, ACCURACY, TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN. THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS, OMISSIONS, OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. COMMUNITY DEVELOPMENT DEPARTMENT City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 503 639-4171 www.tigard-or.gov SW 168TH AVENUESW RIVER TERRACE BLVDSW ROCKHAMPTON LANE SW BULL MOUNTAIN ROAD SCALE 1 INCH = 20 FEET 20 10 200 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.1)Color Site Exhibit.dwg - SHEET: Layout1 (2) Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK CONCEPTUAL SITE PLAN 3.1 SW RIVER TERR A C E B O U L E V A R D SW 168TH AVENUE 8.71' 8.71' 6.42'3.71' 2.54' 3.69' 37.08'40.41' 46.78' SCALE 1 INCH = 10 FEET 010 5 10 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.2)Dimensional Site Plan.dwg - SHEET: 22x34 Nov 12, 2018 - 11:13am jjk[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK DIMENSIONAL SITE PLAN 3.2 LEGEND: ROW PROPERTY LINES BUILDING LIMITS LOT COVERAGE LOT = 7,034 SF BUILDING = 2,687 SF (38.2%) ADDITIONAL IMPERVIOUS SURFACE = 3,4854 SF (49.5%) TOTAL IMPERVIOUS SURFACE = 6,172 SF (87.7%) www.tvfr.com Training Center 12400 SW Tonquin Road Sherwood, Oregon 97140-9734 503-259-1600 South Operating Center 8445 SW Elligsen Road Wilsonville, Oregon 97070-9641 503-259-1500 Command & Business Operations Center and North Operating Center 11945 SW 70th Avenue Tigard, Oregon 97223-9196 503-649-8577 December 4, 2018 Monica Bilodeau Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: Polygon at Roshak Ridge Swim Center Tax Lot I.D: 2S107 Lots 00100-00106 Thank you for the opportunity to review the proposed site plan surrounding the above named development project. These notes are provided in regards to the plans received November 15, 2018. There may be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse this proposal predicated on the following criteria and conditions of approval. FIRE APPARATUS ACCESS: 1. ADDITIONAL ACCESS ROADS – COMMERCIAL/INDUSTRIAL HEIGHT: Buildings exceeding 30 feet in height or three stories in height shall have at least two separate means of fire apparatus access. (D104.1) Building elevation is not provided. This would only apply if the building exceeds the above standards. 2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2) 3. AERIAL APPARATUS OPERATIONS: At least one of the required aerial access routes shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial access road is positioned shall be approved by the Fire Marshal. Overhead utility and power lines shall not be located over the aerial access road or between the aerial access road and the building. (D105.3, D105.4) 4. MULTIPLE ACCESS ROADS SEPARATION: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the area to be served (as identified by the Fire Marshal), measured in a straight line between accesses. (OFC D104.3) 5. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an Commercial/Multi-Family 3.5– Page 2 unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1 & D103.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 6. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 7. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width – no parking on either side of roadway 2. 26-32 feet road width – parking is allowed on one side 3. Greater than 32 feet road width – parking is not restricted Note: For specific widths and parking allowances, contact the local municipality. 8. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) 9. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) 10. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). Documentation from a r egistered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) 11. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3) The turning radi are not provided in the plans presented for review. 12. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 1 5%. Alternate methods and materials may be available at the discretion of the Fire Marshal (for grade exceeding 15%). 13. ANGLE OF APPROACH/GR ADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 14. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%. 15. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6): 1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width). 2. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved. 3. Electric gates shall be equipped with a means for operation by fire department personnel 4. Electric automatic gates shall comply with ASTM F 2200 and UL 325. 16. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) Commercial/Multi-Family 3.5– Page 3 FIREFIGHTING WATER SUPPLIES: 17. COMMERCIAL BUILDINGS – REQUIRED FIRE FLOW: The minimum fire flow and flow duration shall be determined in accordance with OFC Table B105.2. The required fire flow for a building shall not exceed the available GPM in the water delivery system at 20 psi residual. (OFC B105.3) Note: OFC B106, Limiting Fire-Flow is also enforced, except for the following: • The maximum needed fire flow shall be 3,000 GPM, measured at 20 psi residual pressure. • Tualatin Valley Fire & Rescue does not adopt Occupancy Hazards Modifiers in section B105.4-B105.4.1 18. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structu re or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 19. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) FIRE HYDRANTS: 20. FIRE DEPARTMENT CONNECTION (FDC) LOCATIONS: FDCs shall be located within 100 feet of a fire hydrant (or as approved). Hydrants and FDC’s shall be located on the same side of the fire apparatus access roadway or drive aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as otherwise approved. (OFC 912.2.1 & NFPA 13) • Fire department connections (FDCs) shall normally be located remotely and outside of the fall -line of the building when required. FDCs may be mounted on the building they serve, when approved . • FDCs shall be plumbed on the system side of the c heck valve when sprinklers are served by underground lines also serving private fire hydrants. BUILDING ACCESS AND FIRE SERVICE FEATURES 21. KNOX BOX: A Knox Box for building access may be required for stru ctures and gates. See Appendix B for further information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and instructions regarding installation and placement. (OFC 506.1) 22. FIRE PROTECTION EQUIPMENT IDENTIFICATION: Rooms containing controls to fire suppression and detection equipment shall be identified as “Fire Control Room.” Signage shall have letters with a minimum of 4 inches high with a minimum stroke width of 1/2 inch, and be plainly legible, and contrast wit h its background. (OFC 509.1) 23. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road f ronting the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) Commercial/Multi-Family 3.5– Page 4 If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, John Wolff John Wolff Deputy Fire Marshal II Email John.wolff@tvfr.com Cc: A full copy of the New Construction Fire Code Applications Guide for Commercial and Multi-Family Development is available at http://www.tvfr.com/DocumentCenter/View/1296 x Planned development modification to modify setback standards and lot coverage for swim center on Roshak Ridge PDR2015-00002, SUB2015-00004, SLR2015-00001, VAR2015-00015-24, TUP2015-00008-13. NE corner of SW Roy Rogers Road & SW Bull Mountain Road 2S107 TL 00100-00106 40 AC R-7, R-12 Jason Baker - Division President Polygon WLH LLC 703 Broadway Street Suite 510 Vancouver, WA 98660 360-695-7700 Jason Baker 360-695-7700 jason.baker@polygonhomes.com PUBLIC RECORD REPORT FOR NEW SUBDIVISION OR LAND PARTITION Public Record Report for New Subdivision or Partition (Ver. 20161024) THIS REPORT IS ISSUED BY THE ABOVE-NAMED COMPANY (“THE COMPANY”) FOR THE EXCLUSIVE USE OF THE FOLLOWING CUSTOMER: Fidelity National Title Phone No.: Date Prepared:May 17, 2018 Effective Date:May 14, 2018 /08:00 AM Charge:$400.00 Order No.:20120058982TOC Reference:Polygon at Roshak Ridge The information contained in this report is furnished to the Customer by Fidelity National Title Company of Oregon (the "Company") as an information service based on the records and indices maintained by the Company for the county identified below. This report is not title insurance, is not a preliminary title report for title insurance, and is not a commitment for title insurance. No examination has been made of the Company’s records, other than as specifically set forth in this report ("the Report"). Liability for any loss arising from errors and/or omissions is limited to the lesser of the fee paid or the actual loss to the Customer, and the Company will have no greater liability by reason of this report. This report is subject to the Definitions, Conditions and Stipulations contained in it. REPORT A. The Land referred to in this report is located in the County of Washington, State of Oregon, and is described as follows: As fully set forth on Exhibit "A" attached hereto and by this reference made a part hereof. B. As of the Effective Date, the tax account and map references pertinent to the Land are as follows: As fully set forth on Exhibit "B" attached hereto and by this reference made a part hereof. C. As of the Effective Date and according to the Public Records, we find title to the land apparently vested in: As fully set forth on Exhibit "C" attached hereto and by this reference made a part hereof. D. As of the Effective Date and according to the Public Records, the Land is subject to the following liens and encumbrances, which are not necessarily shown in the order of priority: As fully set forth on Exhibit "D" attached hereto and by this reference made a part hereof. Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC EXHIBIT "A" (Land Description) Public Record Report for New Subdivision or Partition (Ver. 20161024) PARCEL 1: That part of the Easterlymost 255 feet of the following described tract lying South of a line drawn parallel to and 860 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262: The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon. PARCEL 2: The Westerly 540 feet of that portion of the following described tract lying South of a line drawn parallel to and 910 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the Westerlymost 270 feet of said Westerly 540 feet: The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon. PARCEL 3: That part of the Westerlymost 660 feet of the following described tract lying North of a line drawn parallel to and 910 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262: The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon. PARCEL 4: That part of the Westerly 810 feet of the following described tract lying South of a line drawn parallel to and 910 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the Easterly 540 feet of said 810 feet: The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon. PARCEL 5: That part of the Westerly 810 feet of the following described tract lying South of a line drawn parallel to and 910 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the Westerly 540 feet of said Westerly 810 feet: The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon. PARCEL 6: Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC EXHIBIT "A" (Land Description) (continued) Public Record Report for New Subdivision or Partition (Ver. 20161024) That part of the Easterlymost 510 feet of the following described tract lying South of a line drawn parallel to and 860 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the East 255 feet of the said Easterlymost 510 feet: The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon. PARCEL 7: That part of the Easterly most 660 feet of the following described tract lying North of a line drawn parallel to and 910 feet Northerly of the North line of S.W. Bull Mountain Road, County Road #262, together with that portion of the Easterly most 510 feet of the following described tract lying South of a line drawn parallel to and 910 feet North of the North line of SW. Bull Mountain Road and lying North of a line drawn parallel to and 860 feet North of the North line of S.W. Bull Mountain Road: The Northeast quarter of the Northeast quarter of Section 7 in Township 2 South of Range 1, West of the Willamette Meridian, in Washington County, Oregon. Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC EXHIBIT "B" (Tax Account and Map) Public Record Report for New Subdivision or Partition (Ver. 20161024) APN/Parcel ID(s)R973110,R973101,R1022565,R1022574,R1022583,R1022592 and R482551 as well as Tax/Map ID(s)2S17-00101,2S17-00102,2S17-00103,2S17-00104,2S17-00105,2S17-00106 and 2S17-00100 Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC EXHIBIT "C" (Vesting) Public Record Report for New Subdivision or Partition (Ver. 20161024) Polygon WLH LLC, an Oregon limited liability company Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC EXHIBIT "D" (Liens and Encumbrances) Public Record Report for New Subdivision or Partition (Ver. 20161024) 1.[Intentionally deleted] 2.[Intentionally deleted] 3.Rights of the public to any portion of the Land lying within the area commonly known as streets, roads and highways. 4.[Intentionally deleted] 5.[Intentionally deleted] 6.[Intentionally deleted] 7.[Intentionally deleted] 8.Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: Entitled: Stipulted Judgment, Eminent Domain, Case No. C99-1118CV In favor of: Washingon County, an Oregon political subdivision Purpose: Right-of-way and slope and drainage Recording Date: February 22, 2001 Recording No: 2001-014231 Affects: Parcels 3 & 4 Note: The Public Slope and Drainage Easements granted in said document above were vacated by Washington County Board of Commissioners Resolution and Order No. 17-129, recorded December 8, 2017, Recorder's No. 2017-096161, and by Tigard City Council Resolution No. 18-13, recorded April 30, 2018, Recorder's No. 2018-029991, Washington County Deed Records. 9.[Intentionally deleted] 10.Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 11.[Intentionally deleted] 12.Restrictive Covenant shown below and rights incidental thereto, as granted in a document: Granted to: That Roshak Family II LLC, an Oregon limited liability company, Dennis Roshak and Susan Roshak, Trustees or the Roshak Joint Trust u/t/a dated 12/6/1999 as amended, Mary Ann Newell and Jeffery M. Newell, as Trustees of the Mary Ann Newell Trust dated September 28,2005, Jeffrey M. Newell and Mary Ann Newell, as Trustees of the Jeffrey M. Newell Trust dated September 28, 2005, Michael A. Roshak, Kevin A. Roshak, Victor Roshak, Mark Roshak and Claire Roshak Purpose: Union Pacific Railroad Company, a Delaware corporation Recording Date: March 10, 2015 Recording No: 2015-016689 Affects: Reference is hereby made to said document for full particulars. Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC EXHIBIT "D" (Liens and Encumbrances) (continued) Public Record Report for New Subdivision or Partition (Ver. 20161024) 13.[Intentionally deleted] 14.[Intentionally deleted] ************************************************************************************************** Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC EXHIBIT "D" (Liens and Encumbrances) (continued) Public Record Report for New Subdivision or Partition (Ver. 20161024) Note: Property taxes for the fiscal year shown below are paid in full: Fiscal Year: 2017-2018 Amount: $12,987.81 Account No.: R973110 Map No.: 2S17-00101 Affects: Parcel 1 Fiscal Year: 2017-2018 Amount: $10,955.96 Account No.: R973101 Map No.: 2S17-00102 Affects: Parcel 2 Fiscal Year: 2017-2018 Amount: $7,854.37 Account No.: R1022565 Map No.: 2S17-00103 Affects: Parcel 3 Fiscal Year: 2017-2018 Amount: $8,003.45 Account No.: R1022574 Map No.: 2S17-00104 Affects: Parcel 4 Fiscal Year: 2017-2018 Amount: $9,738.53 Account No.: R1022583 Map No.: 2S17-00105 Affects: Parcel 5 Fiscal Year: 2017-2018 Amount: $8,685.53 Account No.: R1022592 Map No.: 2S17-00106 Affects: Parcel 6 Fiscal Year: 2017-2018 Amount: $6,409.29 Account No.: R482551 Map No.: 2S17-00100 Affects: Parcel 7 Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC DEFINITIONS, CONDITIONS AND STIPULATIONS 1.Definitions. The following terms have the stated meaning when used in this report: (a) "Customer": The person or persons named or shown as the addressee of this report. (b) "Effective Date": The effective date stated in this report. (c) "Land": The land specifically described in this report and improvements affixed thereto which by law constitute real property. (d) "Public Records": Those records which by the laws of the state of Oregon impart constructive notice of matters relating to the Land. 2.Liability of Company. (a) This is not a commitment to issue title insurance and does not constitute a policy of title insurance. (b) The liability of the Company for errors or omissions in this public record report is limited to the amount of the charge paid by the Customer, provided, however, that the Company has no liability in the event of no actual loss to the Customer. (c) No costs (including without limitation attorney fees and other expenses) of defense, or prosecution of any action, is afforded to the Customer. (d) In any event, the Company assumes no liability for loss or damage by reason of the following: (1) Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records. (2) Any facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. (3) Easements, liens or encumbrances, or claims thereof, which are not shown by the Public Records. (4) Discrepancies, encroachments, shortage in area, conflicts in boundary lines or any other facts which a survey would disclose. (5) (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights or claims or title to water. (6) Any right, title, interest, estate or easement in land beyond the lines of the area specifically described or referred to in this report, or in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (7) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the Public Records at the effective date hereof. (8) Any governmental police power not excluded by 2(d)(7) above, except to the extent that notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the Public Records at the effective date hereof. (9) Defects, liens, encumbrances, adverse claims or other matters created, suffered, assumed, agreed to or actually known by the Customer. 3.Report Entire Contract. Any right or action or right of action that the Customer may have or may bring against the Company arising out of the subject matter of this report must be based on the provisions of this report. No provision or condition of this report can be waived or changed except by a writing signed by an authorized officer of the Company. By accepting this form report, the Customer acknowledges and agrees that the Customer has elected to utilize this form of public record report and accepts the limitation of liability of the Company as set forth herein. 4.Charge. The charge for this report does not include supplemental reports, updates or other additional services of the Company. Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC Public Record Report for New Subdivision or Partition (Ver. 20161024) LIMITATIONS OF LIABILITY "CUSTOMER" REFERS TO THE RECIPIENT OF THIS REPORT. CUSTOMER EXPRESSLY AGREES AND ACKNOWLEDGES THAT IT IS EXTREMELY DIFFICULT, IF NOT IMPOSSIBLE, TO DETERMINE THE EXTENT OF LOSS WHICH COULD ARISE FROM ERRORS OR OMISSIONS IN, OR THE COMPANY’S NEGLIGENCE IN PRODUCING, THE REQUESTED REPORT, HEREIN "THE REPORT." CUSTOMER RECOGNIZES THAT THE FEE CHARGED IS NOMINAL IN RELATION TO THE POTENTIAL LIABILITY WHICH COULD ARISE FROM SUCH ERRORS OR OMISSIONS OR NEGLIGENCE. THEREFORE, CUSTOMER UNDERSTANDS THAT THE COMPANY IS NOT WILLING TO PROCEED IN THE PREPARATION AND ISSUANCE OF THE REPORT UNLESS THE COMPANY’S LIABILITY IS STRICTLY LIMITED. CUSTOMER AGREES WITH THE PROPRIETY OF SUCH LIMITATION AND AGREES TO BE BOUND BY ITS TERMS THE LIMITATIONS ARE AS FOLLOWS AND THE LIMITATIONS WILL SURVIVE THE CONTRACT: ONLY MATTERS IDENTIFIED IN THIS REPORT AS THE SUBJECT OF THE REPORT ARE WITHIN ITS SCOPE. ALL OTHER MATTERS ARE OUTSIDE THE SCOPE OF THE REPORT. CUSTOMER AGREES, AS PART OF THE CONSIDERATION FOR THE ISSUANCE OF THE REPORT AND TO THE FULLEST EXTENT PERMITTED BY LAW, TO LIMIT THE LIABILITY OF THE COMPANY, ITS LICENSORS, AGENTS, SUPPLIERS, RESELLERS, SERVICE PROVIDERS, CONTENT PROVIDERS AND ALL OTHER SUBSCRIBERS OR SUPPLIERS, SUBSIDIARIES, AFFILIATES, EMPLOYEES, AND SUBCONTRACTORS FOR ANY AND ALL CLAIMS, LIABILITIES, CAUSES OF ACTION, LOSSES, COSTS, DAMAGES AND EXPENSES OF ANY NATURE WHATSOEVER, INCLUDING ATTORNEY’S FEES, HOWEVER ALLEGED OR ARISING, INCLUDING BUT NOT LIMITED TO THOSE ARISING FROM BREACH OF CONTRACT, NEGLIGENCE, THE COMPANY’S OWN FAULT AND/OR NEGLIGENCE, ERRORS, OMISSIONS, STRICT LIABILITY, BREACH OF WARRANTY, EQUITY, THE COMMON LAW, STATUTE OR ANY OTHER THEORY OF RECOVERY, OR FROM ANY PERSON’S USE, MISUSE, OR INABILITY TO USE THE REPORT OR ANY OF THE MATERIALS CONTAINED THEREIN OR PRODUCED, SO THAT THE TOTAL AGGREGATE LIABILITY OF THE COMPANY AND ITS AGENTS, SUBSIDIARIES, AFFILIATES, EMPLOYEES, AND SUBCONTRACTORS SHALL NOT IN ANY EVENT EXCEED THE COMPANY’S TOTAL FEE FOR THE REPORT. CUSTOMER AGREES THAT THE FOREGOING LIMITATION ON LIABILITY IS A TERM MATERIAL TO THE PRICE THE CUSTOMER IS PAYING, WHICH PRICE IS LOWER THAN WOULD OTHERWISE BE OFFERED TO THE CUSTOMER WITHOUT SAID TERM. CUSTOMER RECOGNIZES THAT THE COMPANY WOULD NOT ISSUE THE REPORT BUT FOR THIS CUSTOMER AGREEMENT, AS PART OF THE CONSIDERATION GIVEN FOR THE REPORT, TO THE FOREGOING LIMITATION OF LIABILITY AND THAT ANY SUCH LIABILITY IS CONDITIONED AND PREDICATED UPON THE FULL AND TIMELY PAYMENT OF THE COMPANY’S INVOICE FOR THE REPORT. THE REPORT IS LIMITED IN SCOPE AND IS NOT AN ABSTRACT OF TITLE, TITLE OPINION, PRELIMINARY TITLE REPORT, TITLE REPORT, COMMITMENT TO ISSUE TITLE INSURANCE, OR A TITLE POLICY, AND SHOULD NOT BE RELIED UPON AS SUCH. THE REPORT DOES NOT PROVIDE OR OFFER ANY TITLE INSURANCE, LIABILITY COVERAGE OR ERRORS AND OMISSIONS COVERAGE. THE REPORT IS NOT TO BE RELIED UPON AS A REPRESENTATION OF THE STATUS OF TITLE TO THE PROPERTY. THE COMPANY MAKES NO REPRESENTATIONS AS TO THE REPORT’S ACCURACY, DISCLAIMS ANY WARRANTY AS TO THE REPORT, ASSUMES NO DUTIES TO CUSTOMER, DOES NOT INTEND FOR CUSTOMER TO RELY ON THE REPORT, AND ASSUMES NO LIABILITY FOR ANY LOSS OCCURRING BY REASON OF RELIANCE ON THE REPORT OR OTHERWISE. Fidelity National Title Company of Oregon Public Record Report for New Subdivision or Land Partition Order No. 20120058982TOC Public Record Report for New Subdivision or Partition (Ver. 20161024) IF CUSTOMER (A) HAS OR WILL HAVE AN INSURABLE INTEREST IN THE SUBJECT REAL PROPERTY, (B) DOES NOT WISH TO LIMIT LIABILITY AS STATED HEREIN AND (C) DESIRES THAT ADDITIONAL LIABILITY BE ASSUMED BY THE COMPANY, THEN CUSTOMER MAY REQUEST AND PURCHASE A POLICY OF TITLE INSURANCE, A BINDER, OR A COMMITMENT TO ISSUE A POLICY OF TITLE INSURANCE. NO ASSURANCE IS GIVEN AS TO THE INSURABILITY OF THE TITLE OR STATUS OF TITLE. CUSTOMER EXPRESSLY AGREES AND ACKNOWLEDGES IT HAS AN INDEPENDENT DUTY TO ENSURE AND/OR RESEARCH THE ACCURACY OF ANY INFORMATION OBTAINED FROM THE COMPANY OR ANY PRODUCT OR SERVICE PURCHASED. NO THIRD PARTY IS PERMITTED TO USE OR RELY UPON THE INFORMATION SET FORTH IN THE REPORT, AND NO LIABILITY TO ANY THIRD PARTY IS UNDERTAKEN BY THE COMPANY. CUSTOMER AGREES THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, IN NO EVENT WILL THE COMPANY, ITS LICENSORS, AGENTS, SUPPLIERS, RESELLERS, SERVICE PROVIDERS, CONTENT PROVIDERS, AND ALL OTHER SUBSCRIBERS OR SUPPLIERS, SUBSIDIARIES, AFFILIATES, EMPLOYEES AND SUBCONTRACTORS BE LIABLE FOR CONSEQUENTIAL, INCIDENTAL, INDIRECT, PUNITIVE, EXEMPLARY, OR SPECIAL DAMAGES, OR LOSS OF PROFITS, REVENUE, INCOME, SAVINGS, DATA, BUSINESS, OPPORTUNITY, OR GOODWILL, PAIN AND SUFFERING, EMOTIONAL DISTRESS, NON-OPERATION OR INCREASED EXPENSE OF OPERATION, BUSINESS INTERRUPTION OR DELAY, COST OF CAPITAL, OR COST OF REPLACEMENT PRODUCTS OR SERVICES, REGARDLESS OF WHETHER SUCH LIABILITY IS BASED ON BREACH OF CONTRACT, TORT, NEGLIGENCE, THE COMPANY’S OWN FAULT AND/OR NEGLIGENCE, STRICT LIABILITY, BREACH OF WARRANTIES, FAILURE OF ESSENTIAL PURPOSE, OR OTHERWISE AND WHETHER CAUSED BY NEGLIGENCE, ERRORS, OMISSIONS, STRICT LIABILITY, BREACH OF CONTRACT, BREACH OF WARRANTY, THE COMPANY’S OWN FAULT AND/OR NEGLIGENCE OR ANY OTHER CAUSE WHATSOEVER, AND EVEN IF THE COMPANY HAS BEEN ADVISED OF THE LIKELIHOOD OF SUCH DAMAGES OR KNEW OR SHOULD HAVE KNOWN OF THE POSSIBILITY FOR SUCH DAMAGES. END OF THE LIMITATIONS OF LIABILITY 1 0 ’1 0 ’1 0 ’1 0 ’ 1 1 0 ’ R O W110’ R O W110’ R O W110’ R O W 37' ROW 41'SW 168TH AVE RIVER TERRACE BLVD SW TRAIL SCALE 10'-1"UPPER F.F.TOP PLATE2'-03 4"10'-1"10'-1"LOWER F.F.UPPER F.F.TOP PLATELOWER F.F.UPPER F.F.TOP PLATE10'-1"2'-03 4"10'-1" 2'-03 4"10'-1"LOWER F.F.UPPER F.F.10'-1"TOP PLATEAREA IV SWIM CENTER24%1234568Front porch at least5 feet deep Balcony at least 2 feet deep w/ inside access 5 feet wide X 2 feet deep bay window 6 ft. wide vertical wall offset at least 2 feet Gabled dormer Articulation18.660-13 I (1)Single-FamilyHousesElements (min. 2 required)Eyes on th Street18.660-13 I (2)At least 12% of thestreet- facing facademust include windowsor entrance doors(windows in garagedoors count for 12)Entrances18.660-13 I (3)Both requiredEntrance shall not be set back > 8 feet from widest street facing wall Entrance shall be no more than 45° angle relative to street Elements (minmum 5 req'd)Detailed Design18.660-13 I (4)Covered porch min. 5' wide X 5' deep Recessed entry area min. 5' wide X 2' deep Wall offset min. 16 inches Dormer min. 4 feet wide Roof eave min. 12" projection Roof offset min. 2 feet Roof shingles tile or wood (cedar) Gable, hip or gambrel roof design Roof pitch oriented toward south Horizontal lap siding Accent siding material min. 40% street facade Window surround trim min. 58" x 212" Window recess min. 3 inches 5 feet wide X 2 feet deep bay window Balcony 5' wide X 3' deep w/ inside access Garage whose width is < 35% street facade Garages and Carports18.660-13 I (4)Garage Setback (need 1)Garage does not extend beyond front porch Garage door measures 12 feet wide Garage has window at 2nd story above which is min. 12 sq. ft. Garage setback is not less than longest street-facing wall Garage Door Width (need 1)Garage door does not exceed 40% street elev. Garage door does not exceed 50% street elev. includes 7 design elem.Design Standards Compliance MatrixEntrance open to a porch One street facing entry 5 ft. depth (minimum) 25 sq.ft. (minimum) 12 ft. max. roof height above porch 30% min. Porch roof coverage ALL requiredEntrances(When open to a Porch)N/A79N/AFrontElevationSideElevation atcorner lot24%25 Central Way, Suite 210, Kirkland, Washington 98033 Phone: 425-454-7130 Fax: 425-658-1208 Website: http://www.milbrandtarch.comM i l b r a n d t A r c h i t e c t s, I n c ., P . S .Polygon VancouverScale:Date:Date Plotted:Drawn By:Sheet No.:Job No.:Swim Center15-03River Terrace Area 410-9-18Tigard, OregonE1Preliminary Elevations3/32" = 1'-0"RTWest (Pool Side) ElevationEast (Entry) ElevationNorth ElevationSouth Elevation SW RIVER TERR A C E B O U L E V A R D SW 168TH AVENUE 8.71' 8.71' 6.42'3.71' 2.54' 3.69' 37.08'40.41' 46.78' SCALE 1 INCH = 10 FEET 010 5 10 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.2)Dimensional Site Plan.dwg - SHEET: 22x34 Nov 12, 2018 - 11:13am jjk[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK DIMENSIONAL SITE PLAN 3.2 LEGEND: ROW PROPERTY LINES BUILDING LIMITS LOT COVERAGE LOT = 7,034 SF BUILDING = 2,687 SF (38.2%) ADDITIONAL IMPERVIOUS SURFACE = 3,4854 SF (49.5%) TOTAL IMPERVIOUS SURFACE = 6,172 SF (87.7%) Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 1 NARRATIVE & COMPLIANCE REPORT ROSHAK RIDGE MODIFICATION OF PLANNED DEVELOPMENT (SWIM CENTER) TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 PROJECT DESCRIPTION 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 4 18.770 PLANNED DEVELOPMENTS 4 18.710 LAND USE REVIEW PROCEDURES 15 18.110 RESIDENTIAL ZONING DISTRICTS 17 18.640 RIVER TERRACE PLAN DISTRICT 17 III. CONCLUSION 32 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS (INCLUDES COPY OF VESTING DEED) B PRELIMINARY PLANS - COVER PAGE/VICINITY MAP - CONCEPTUAL SITE PLAN - DIMENSIONED SITE PLAN - PRELIMINARY GRADING PLAN - PRELIMINARY UTILITY PLAN - CIRCULATION/PARKING PLAN - LANDSCAPE PLAN C ELEVATIONS & FLOOR PLAN Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 2 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant/Property Owner: Polygon WLH LLC 703 Broadway St Vancouver, WA 98660 (360) 695-7700 Contact: Jason Baker Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Jessie King, PE Project Name: Roshak Ridge Existing City Approvals: PDR2015-00002 SUB2015-00004 SLR2015-00001 VAR2015-00014-24 TUP2015-00003, 00008-13 PDR2016-00002-6 Request: Planned Development Modification for the Swim Center:  0’ Front Setback  88 percent lot coverage Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 3 PROJECT DESCRIPTION The applicant requests the approval of a modification of Planned Development – Detailed Development plan for previously approved “Roshak Ridge” Casefile No. PDR2015-00002, SUB2015-00004, SLR2015-00001, VAR2015-00014-24, TUP2015-00003, 00008-13. The proposed modification consists of an addition to Table A – Proposed Dimensional Standards for a front setback of 0’ for the Swim Center building and increased lot coverage to 88 percent, shown in bold and underlined below. The modification is requested to accommodate revised architecture for the Swim Center. While developing detailed plans for the Swim Center, the applicant recognized a need for a refined design that allows the Swim Center to function despite site constraints. A 0’ front setback will allow the pool and building to be sized large enough to accommodate residents of the Roshak Ridge development. The Swim Center has frontage along River Terrace Boulevard and its architecture is therefore subject to the River Terrace Design Standards. It is also located on the side of the River Terrace Boulevard ROW with the trail corridor. The Swim Center’s location on the trail-side of River Terrace Boulevard ROW creates an opportunity to reduce the front building setback to 0’ without giving the appearance of close-proximity to the road. In effect, the building is 41 feet from the travel lanes on River Terrace Boulevard. The attached building elevations (Exhibit C) includes a diagram illustrating this relationship. Additionally, the design refinements necessitate a modification for increased lot coverage beyond the 80 percent lot coverage standard. This is requested to allow for the revised design that provides adequate pool/outdoor space capacity necessary to serve the sizable population of the Roshak Ridge development. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 4 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.770 PLANNED DEVELOPMENTS 18.770.040 General Provisions A. Zoning map designation. The planned development overlay zone application shall be concurrently approved when the detailed development plan is approved. The official zoning map shall be amended to indicate the approved planned development overlay zone for the development site. The approval of the planned development overlay zone shall not expire. B. Allowable uses. 1. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density requirements of the applicable base zone and the density bonus provisions in Section 18.770.080.C.3. The following uses are allowed with planned development approval: i. Outdoor recreation facility, golf course, golf driving range, swimming pool, tennis court, or similar use; and Response: The Swim Center was shown and described in this same location in the original Concept Plan and Detailed Development Plan. The design details have since been refined. The setbacks, and proposed modification, are part of the Detailed Development Plan and are further addressed below. 18.770.070 Detailed Development Plan Submission Requirements A. General submission requirements. An application for a detailed development plan shall contain all the general application submittal requirements as provided in Section 18.710.030. Response: This modification is submitted under the Type III procedure as modifications are required to be reviewed through the same procedure as the original planned development approval. B. Additional information. In addition to the general information in Subsection 18.770.070.A, the application for a detailed development plan, data, and narrative shall include the following: 1. Contour intervals of 1 foot, unless otherwise approved by the director, and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed; and Response: The attached Grading Plan includes contour intervals of one foot and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed. 2. A specific development schedule indicating the approximate dates of construction activity, including demolition, tree protection installation, tree removal, ground breaking, grading, public improvements, building construction, and landscaping for each phase. Response: The proposed development will be developed in one phase. Overall site construction is occurring. Site construction will include demolition, tree protection installation, tree Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 5 removal, grading, and public improvements. Construction of the Swim Center is expected to begin in 2019. 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 percent of the minimum size required in the base zone. Response: This request does not modify the original Planned Development approval regarding lot dimensional standards. 2. Site coverage. The maximum site coverage is 80 percent, except in the IP zone where the maximum site coverage shall be 75 percent. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: This application also requests to modify the original Planned Development approval regarding site coverage. Due to the refined Swim Center design, the impervious site coverage was increased to 88 percent. This allowance is requested to support pool/outdoor space capacity needed to serve the population of the Roshak Ridge development. 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 1.5 times the height of the building. Response: This request does not modify the original Planned Development approval regarding building height. 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 18.780, Site Development Review; Response: Setbacks around the perimeter of the project as defined by the River Terrace Plan District are not modified by this request. 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; and iii. A minimum front yard setback of 8 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 Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 6 for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. Response: The request does not modify compliance of the original Planned Development approval with these standards. 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. Response: The proposed modification will add a 0’ front yard setback for the Swim Center, and modify the site coverage to allow 88 percent impervious surface site coverage. This modification is shown on Table A below in bold / underlined and on the Dimensioned Site Plan (see Exhibit B). Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 7 Table A: Proposed Building Dimensions (See Dimensioned Site Plan in Exhibit B) STANDARD R-4.5 R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 7,500 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 5,000 sq. ft. 3,050 sq. ft. per unit NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 90 ft 50 ft. 50 ft. 40 ft. None NA for PD Maximum Lot Coverage N/A 80% [2] 80% 88% Minimum Setbacks Front yard Side facing street on corner & through lots Side yard Rear yard Swim Center Building Front Setback Side or rear yard abutting more restrictive zoning district Distance between property line, front of garage 20 ft. 15 ft. 5 ft. 15 ft. - N/A. 20 ft. 15 ft. 10 ft. 5 ft. 15 ft. - 30 ft. 20 ft. 15 ft. 10 ft. 5 ft. [3] 15 ft. - 30 ft. 20 ft. 12 ft. (8 ft. front porch) 8 ft. min public street side, 3 ft. alley side 0 attached (RH) / 3 ft. detached/Swim Center Building 15 ft. detached / Swim Center Building / 10 ft attached (RH)/ 0 ft alley or private street (3 ft. deck overhang of sidewalk on private street) 0’ NA except perimeter 20 ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-5 ft RH on private street without driveway / ≥16 ft. rear garage for detached on alley with driveway parking space or 3-5’ rear garage for detached on alley without driveway Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement N/A 20% 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. [3] Except this shall not apply to attached units on the lot line on which the units are attached. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 8 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 17-22 §2) Response: This request does not modify the compliance of the original Planned Development approval with the above standard. 18.770.080 Detailed Development Plan Approval Criteria The approval authority shall approve or approve with conditions a planned development detailed development plan application when all of the following 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. Response: The proposed modification includes the addition of a 0’ front yard setback and 88 percent site coverage for the Swim Center. While developing detailed plans for the Swim Center, the applicant recognized a need for a refined design that functions within site constraints. The requested 0’ front setback will allow the pool and building to be sized large enough to accommodate the Roshak Ridge development residents using the facility. The Swim Center is located on the side of the River Terrace Boulevard ROW with the trail corridor, which provides additional setback due to the trail corridor. In effect, the building is 41’ from the travel lanes (see Exhibit C). No increases in residential densities, or reductions in parking are proposed. The revised Swim Center has approximately 87.7 percent impervious area, so the applicant also requests the modification for an increase in allowable lot coverage, 88 percent. The increased lot coverage is necessary for the revised design, which boosts capacity of the pool and recreation facility. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. B. All the provisions of the land division provisions, Chapters 18.820, Land Partitions, and 18.830, Subdivisions, shall be met if applicable; Response: The proposed modification does not alter the project’s compliance with Chapter 18.820 as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 9 C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Response: The proposed modification does not alter the project’s compliance with the provisions of the chapters referenced above, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 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; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. The streets, buildings and other amenities in the original Roshak Ridge application were designed so as to preserve the existing trees, topography and natural drainage to the greatest extent possible. The site drainageway is enhanced and protected with an open space tract to the north. Trees along the eastern edge are preserved using tree protection and minimized grading. The Urban Forestry Plan demonstrated that the 40 percent tree canopy standard is met through tree preservation, street tree planting, and tree plantings in parks and open spaces. Grading on the site is limited to preserve existing topography, as shown on the Preliminary Grading Plan. The site was proposed to be graded so that blocks step down from east to west with some homes designed as split level to minimize impacts to the site’s natural topography and optimize views for residents from east to west. 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 Response: The site structures are not in areas subject to ground slumping and sliding, as described by the geotechnical report originally submitted with the planned development application. 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. Response: The original planned development application included basic site analysis information from the concept plan, detailed on an opportunities and constraints map with a sun exposure diagram. The proposed modification does not alter the project’s compliance with Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 10 this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 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 Table 18.320.1, 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 18.320, Landscaping and Screening: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots, and mechanical devices on rooftops 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. Response: The subject site is surrounded by single-family residential and agricultural uses. Screening standards do not apply as the site contains no adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops. 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; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 11 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 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. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 12 Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 7. Access and circulation: a. The number of required access points for a development shall be in compliance with Chapter 18.920, Access, Egress and Circulation; 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. Response: The original planned development application included a Circulation Plan and Traffic Report (prepared by Kittelson & Associates) that demonstrated access and circulation compliance. The streets connect to surrounding streets and allow for emergency vehicle access throughout the site. Streets comply with emergency vehicle access standards, which are assured through street widths complying with the standards set by the City. The street widths do not compromise the ability to meet standards for safety and comfort of motorists, bicyclists, and pedestrians as demonstrated on the Circulation Plan. The proposed modification does not alter the project’s compliance with these standards, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 8. Landscaping and open space— Residential development. In addition to the buffering and screening requirements of Paragraph 18.770.080.D.2, and any minimal use open space facilities, a minimum of 20 percent 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a 0.25 miles 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. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 13 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 10. Parking: a. All parking and loading areas shall be generally laid out in compliance with Chapter 18.310, Off-Street Parking and Loading; and b. Up to 50 percent 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 11. Drainage. All drainage provisions shall be generally laid out in compliances with the requirements set forth in Chapter 18.910, Improvement Standards. 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 12. Special flood hazard 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20 percent 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 percent of the open space requirement may be satisfied by reserving areas for minimal Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 14 use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100 percent 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 percent 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 15 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. (Ord. 17-22 §2) Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. 18.710 LAND USE REVIEW PROCEDURES 18.710.030 A. Pre-application conference. A pre-application conference is required for all Type III actions. Legislative applications are exempt from a pre-application conference. Response: The original pre-application conference for Roshak Ridge was held on 2/25/16. The applicant has had multiple meetings with staff to discuss the updated Swim Center during 2018. B. Neighborhood meetings. A person considering filing an application shall hold a neighborhood meeting prior to filing the following applications: comprehensive plan map amendment (quasijudicial), conditional use, sensitive lands review, site development review, subdivision, planned development review and zoning map amendment (quasi-judicial). Response: Given that the requested Planned Development modification only affects the front setback and lot coverage of the Swim Center, which is internal to the project, an additional neighborhood meeting is not required. C. Application submittal. 1. Applications may be initiated by: a. All of the property owners or, contract purchasers of the subject property, or any agent authorized to represent the property owners or contract purchasers. Easement holders are not considered owners for this section. If the subject property was divided without a partitioning or subdivision approval required by law at the time of the division, an application for approval of the land division may be filed by the owner, contract purchaser or representative of one of the units of land created by the division; b. The director; c. Tigard City Council; d. Tigard Planning Commission; or e. A public entity that has the right of eminent domain for projects the entity has the authority to construct. f. Application form Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 16 2. Multiple applications for a single proposed development shall be consolidated unless the applicant specifies otherwise in the application. A concurrent application review consolidates the review of multiple applications into a single review process. The applications shall be processed using the highest review type required for any part of the proposed development. 3. The application shall include, at a minimum, the following items. The director may waive items listed if they are not applicable to the proposed application. a. Application form, including signature(s) of the property owner or public agency initiating the application. b. Deed, title report, or other proof of ownership. c. Detailed and comprehensive description of existing site conditions, all existing and proposed uses and structures, including a summary of all information contained in any site plans. d. Narrative that demonstrates how the proposal meets all applicable approval criteria, regulations and development standards. e. Site plans, landscape plans, grading plans, elevation drawings, preliminary plat, or final plat, or similar. f. Any other materials required by a specific land use application. g. Any required service provider letters, including but not limited to Clean Water Services, waste disposal company, or other entity. h. Any required studies or reports, including but not limited to a traffic impact analysis, wetland delineation report, or geotechnical report. i. Copy of any existing and proposed restrictions or covenants. j. Payment of all fees, based on the fee schedule in effect at time of submittal, as adopted by city council. k. Copy of the pre-application conference notes, if applicable. l. Copy of the mailed neighborhood meeting letter, the mailing list, affidavits of mailing and posting, copy of the meeting sign-in sheets, meeting minutes, and any handouts provided at the meeting, including the site plan, if applicable. Response: The materials in this notebook are provided to meet the application submittal requirements outlined above. 4. Application completeness. In reviewing an application for completeness the following shall be used: 1. When the application is accepted, the director shall review the application for completeness. If the application is incomplete, the director shall notify the applicant of exactly what information is missing within 30 days of receipt of the application and allow the applicant to submit the missing information. 2. The application shall be deemed complete upon the receipt of: a. All of the missing information; b. Some of the missing information and a written notice from the applicant that no other information will be provided; or Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 17 c. Written notice from the applicant that none of the missing information will be provided. 3. If the applicant does not submit the missing information or provide written notice that no additional information will be provided, the application shall be deemed void on the 181st day after submittal. Response: The applicant is aware of the completeness requirements and will follow the procedures to deem the application complete. E. Modifications of applications. A modification of application means the applicant’s submittal of new information after an application has been deemed complete and prior to close of the record on a pending application that would modify a development proposal by changing one or more of the following components: proposed uses, operating characteristics, intensity, scale, or site layout, in a manner that requires the application of new criteria to the proposal or that would require a substantial change to the findings of fact. It does not mean a submittal of new evidence that merely clarifies or supports the pending application. 1. A Type I or Type II application may be modified up until the decision is issued. A Type II application that is appealed or Type III application may be modified up until the close of the record. 2. The approval authority shall not consider any evidence submitted by the applicant that would constitute a modification of an application, as defined above, unless a new application is submitted for the modification. The modification shall constitute a new application and shall restart the 120-day clock for the application being modified. 3. Prior to the first public hearing or if a hearing is not required, the director shall have sole authority to determine whether an applicant’s submittal constitutes a modification. After such a time, the hearing authority shall make such determination. The determination on whether a submittal constitutes a modification shall be appealable only to LUBA and only after a final decision on the application is issued. Response: This application follows this criteria to modify the site layout of the Roshak Ridge development. The proposed modification adds a 0’ front setback and 88 percent lot coverage for the Swim Center, which has revised architecture from the original submittal. 18.110 RESIDENTIAL ZONING DISTRICTS 18.110.050 Development Standards B. Development standards. Development standards in residential zoning districts are contained in Table 18.110.3. Response: The applicant is requesting a Planned Development modification to add a 0’ front setback and 88 percent lot coverage for the Swim Center to Table A – Proposed Dimensional Standards, which is shown previously in this report. 18.640 RIVER TERRACE PLAN DISTRICT 18.640.060 River Terrace Boulevard Development Standards Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 18 A. Applicability. The applicable development standards in the applicable base zone shall apply to all development in River Terrace, except where variances or adjustments have been obtained in compliance with Chapter 18.790, Variances and Adjustments or subsection D of this section, and except as specified below. The development standards in this section shall apply to the types of development listed below on lots abutting the River Terrace Boulevard right-of-way (ROW). The general location of the River Terrace Boulevard ROW is shown on Map 18.640.B, which is located at the end of this chapter. The public works director, in consultation with the Community Development Director, shall approve the final ROW alignment. 1. All residential single-family attached, single-family detached, and duplex development. 2. All multifamily residential development. 3. All development subject to conditional use approval. Response: The proposed residential planned development property abuts the River Terrace Boulevard right-of-way as shown on Map 18.640.B. Therefore, this section applies. B. Building Placement and Design. 1. The following standards shall apply to all single-family, duplex, and multifamily residential development that is located on the side of the River Terrace Boulevard ROW opposite the trail corridor, except as approved through the adjustment process in compliance with subsection D of this section. a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW with their front or side lot lines. i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the building design standards in subsection 18.640.070.I. ii. Lots with side lot lines abutting the River Terrace Boulevard ROW shall meet the building design standards for articulation, eyes on the street, detailed design, and garages and carports in subparagraphs 18.640.070.I.1, 2, 4, and 5 for the façade that faces the River Terrace Boulevard ROW. b. Any building designed for residential use on a multifamily residential development site that is located within 40 feet of the River Terrace Boulevard ROW shall meet all of the building design standards in subsection 18.640.070.I for the entire elevation that faces the River Terrace Boulevard ROW, including those portions of the building façade that may be further than 40 feet from the ROW. c. Multifamily residential development sites shall not include non- residential buildings or uses (e.g., parking lots, detached garages Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 19 or carports, and utility or storage buildings) within 40 feet of the River Terrace Boulevard ROW. Response: The proposed modification does not alter the project’s compliance with these standards, as it only adds 88 percent lot coverage and a 0’ front setback for the Swim Center. As described in the original planned development application, lots located on the side of the River Terrace Boulevard ROW opposite the trail corridor abut the River Terrace Boulevard ROW with their front or side lot lines, with the exception of lots 221-231, which requested an adjustment in accordance with Subsection 18.640.060.D. Lots with front lot lines abutting the River Terrace Boulevard ROW were designed to meet of the building design standards in Subsection 18.640.070.I. The proposed revisions to the Swim Center also abut River Terrace Boulevard and meets design standards in Subsection 18.640.070.I, as shown on the Conceptual Elevations and described below. The Swim Center will meet the building design standards for Articulation, Eyes on the Street, Detailed Design, and Entrances in Subsections 18.640.070.I for the façade that faces the River Terrace Boulevard ROW, as shown on the Conceptual Elevations and described below. Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix to demonstrate that revise Swim Center will meet these standards. 2. The following standards shall apply to all single-family, duplex, and multifamily residential development that is located on the side of the River Terrace Boulevard ROW with the trail corridor, except as approved through the adjustment process in compliance with subsection D of this section. a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW with their front, side, or rear lot lines. i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the building design standards in subsection 18.640.070.I. ii. Lots with side lot lines abutting the River Terrace Boulevard ROW shall meet the building design standards for articulation, eyes on the street, detailed design, and garages and carports in subparagraphs 18.640.070.I.1, 2, 4, and 5 for the façade that faces the River Terrace Boulevard ROW. iii. All development shall provide at least one walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, or as otherwise required by the City Engineer for connectivity purposes. b. Any building designed for residential use on a multifamily residential development site that is located within 40 feet of the River Terrace Boulevard ROW shall meet all of the building design standards in subsection 18.640.070.I for the entire elevation that faces the River Terrace Boulevard ROW, including those portions Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 20 of the building façade that may be further than 40 feet from the ROW. c. Multifamily residential development sites shall not include nonresidential buildings or uses (e.g., parking lots, detached garages or carports, and utility or storage buildings) within 40 feet of the River Terrace Boulevard ROW. Response: The proposed modification does not alter the project’s compliance with these standards, as it only adds 88 percent lot coverage and a 0’ front setback for the Swim Center. The Swim Center is located on the side of the River Terrace Boulevard ROW with the trail corridor, which provides additional setback due to the trail corridor. In effect, the building 41’ from the travel lanes on River Terrace Boulevard (see Exhibit C). As described in the original planned development application, the proposed development consists of single-family units. Lots located on the side of the River Terrace Boulevard ROW with the trail corridor abut the River Terrace Boulevard ROW with their side or rear lot lines. Lots with side or rear lot lines abutting the River Terrace Boulevard ROW were designed to meet the building design standards for Articulation, Eyes on the Street, Detailed Design, and Garages and Carports in Subsections 18.640.070.I for the façade that faces the River Terrace Boulevard ROW. The development provides at least one walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, as demonstrated on the original Preliminary Plat. The proposed revisions to the Swim Center also abut River Terrace Boulevard and meets design standards in Subsection 18.640.070.I, as shown on the Conceptual Elevations and described below. Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix to demonstrate that revise Swim Center will meet these standards. 3. The following standards shall apply to all development subject to conditional use approval that is located on either side of the River Terrace Boulevard ROW, except as approved through the adjustment process in compliance with subsection D of this section. a. Any building that is located within 40 feet of the River Terrace Boulevard ROW shall meet all of the building design standards in subsection 18.640.070.I for the entire elevation that faces the River Terrace Boulevard ROW, including those portions of the building façade that may be further than 40 feet from the ROW, or as otherwise determined by the approval authority through the conditional use review process. b. Any landscape element or structure, including an accessory structure or fence, that is located in a yard abutting the River Terrace Boulevard ROW shall be located and designed to support and reinforce a positive pedestrian streetscape experience. c. Conditional use development located on the side of the River Terrace Boulevard ROW with the trail corridor shall provide at least 1 walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, or as otherwise Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 21 determined by the approval authority through the conditional use review process. d. Conditional use development shall not include parking lots within 40 feet of the River Terrace Boulevard ROW. Response: The proposed development does not have conditional uses. This section does not apply. 4. Direct individual access to River Terrace Boulevard from single-family and duplex development sites is not permitted along the River Terrace Boulevard ROW, except as approved through the adjustment process in compliance with subsection D of this section. Direct access to River Terrace Boulevard from multifamily residential, conditional use, and commercial development sites are allowed where no other practicable alternatives exist. If direct access is permitted by the city through the site development or conditional use review process, the applicant shall be required to mitigate for any safety or traffic management impacts identified by the city engineer. This may include, but is not limited to, the construction of an on-site vehicle turnaround to eliminate the need for any vehicle turning or backing movements in the public right-of-way. Response: The proposed development does not include direct individual access to River Terrace Boulevard from single-family and duplex development sites. All lots abutting River Terrace Boulevard will take access from local residential streets. 5. Fences, walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over 3 feet in height are not permitted in any front, side, or rear yard that lies between any single-family, duplex, or multifamily residential development site and the River Terrace Boulevard ROW, except as allowed below or as approved through the adjustment process in compliance with subsection D of this section. Unstained wood, unfaced concrete masonry units (CMU), and chain link fencing are not permitted, except as required for wetlands or other sensitive areas. a. Fences or walls that are an integral part of an entry, such as on a porch or stoop, are allowed subject to the applicable base zone’s setback standards. b. Single-family and duplex development sites with side lot lines abutting the River Terrace Boulevard ROW may have a fence, wall, or hedge up to 6 feet in height and 25 feet in length along the side lot line for the purpose of enclosing a rear yard. Additionally, a fence, wall, or hedge up to 6 feet in height may be of any length along the rear lot line and in the side yard abutting the River Terrace Boulevard ROW for the purpose of enclosing the same rear yard. An illustration of this fence allowance is shown in Figure 18.640.1. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 22 Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center. No Fences, walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over 3 feet in height will be placed in any front, side, or rear yard that lies between the applicable residential development identified in Section A above and the River Terrace Boulevard ROW, except as allowed in paragraph b of this section. C. Density Bonus. In order to help offset the land and development costs associated with the construction of River Terrace Boulevard, residential development sites abutting River Terrace Boulevard ROW that are not proposing a planned development may choose to propose smaller and narrower lots along River Terrace Boulevard in compliance with Table 18.640.1 below. The reduced lot sizes and lot areas per dwelling unit that are described below shall be used to calculate the maximum and minimum number of residential units allowed in compliance with subsections 18.40.020.B and C. This density bonus shall only apply to those proposed residential lots within a subdivision that will have a front, side, or rear lot line abutting the River Terrace Boulevard ROW. All other proposed lots within the subdivision shall be subject to the minimum lot size and width standards of the applicable base zone. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 23 Response: The applicant is not requesting a density bonus under the provisions of this section. D. Adjustments. Adjustments shall be processed through a Type II procedure, as provided in Section 18.710.060. The approval authority may grant an adjustment to a standard(s) in this section, as provided in Chapter 18.790, Variances and Adjustments, if all of the following can be met. 1. The standard(s) cannot be met due to: a. Topography or other natural constraints associated with the specific development site; or b. Public safety concerns or other legitimate considerations associated with the specific use. 2. The proposed design provides safe and convenient vehicle and pedestrian connections to River Terrace Boulevard 3. If fences or walls, including retaining walls, over 3 feet in height are proposed, they are constructed of high-quality materials including, but not limited to, brick, stone, or wrought iron. Unstained wood, unfaced concrete masonry units (CMU), and chain link are not permitted, except as required for wetlands or other sensitive areas. (Ord. 15-03 §§1, 2) Response: This Planned Development modification for the Swim Center revisions does not request any special adjustments in relation to River Terrace Boulevard (Subsection 18.640.060.B). As stated earlier, the original planned development application sought an adjustment for the standards of Subsection 18.640.060.B for lots 221-231, as the rear lot lines Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 24 face River Terrace Boulevard on the side opposite the trail corridor. Lots 221-231 were not positioned with front lot lines facing River Terrace Boulevard because driveways are located on the front lot line and standards restrict vehicular access and driveways to River Terrace Boulevard, as it is a collector street. The design of streets within the site were restricted by topographical constraints in the southern portion of the site, existing natural resources, and the location of arterial and collector streets bordering the site. The proposed Planned Development modification continues to provide safe and convenient pedestrian connections to the pedestrian facilities within the River Terrace Boulevard ROW. 18.640.070 Planned Developments 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 18.770.070.C shall not apply. The following specific development standards shall apply in their place. 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 state building code and 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 applicable base zone setbacks for buildings on lots not included in Subparagraph 18.640.070.B.3.a, the applicant shall specify the proposed setbacks on either a lot-by-lot or area- wide basis. Response: The proposed modification will add a 0’ front setback and 88 percent site coverage for the Swim Center. This modification is shown in Table A below and on the Dimensioned Site Plan (See Exhibit B). The proposed modification does not alter the project’s compliance with the minimum requirements of the Oregon Specialty Code, the Oregon Fire Code, or the minimum 20’ garage setback from a public right-of-way. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 25 Table A: Proposed Building Dimensions (See Dimensioned Site Plan in Exhibit B) STANDARD R-4.5 R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 7,500 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 5,000 sq. ft. 3,050 sq. ft. per unit NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 90 ft 50 ft. 50 ft. 40 ft. None NA for PD Maximum Lot Coverage N/A 80% [2] 80% 88% Minimum Setbacks Front yard Side facing street on corner & through lots Side yard Rear yard Swim Center Building Front Setback Side or rear yard abutting more restrictive zoning district Distance between property line, front of garage 20 ft. 15 ft. 5 ft. 15 ft. - N/A. 20 ft. 15 ft. 10 ft. 5 ft. 15 ft. - 30 ft. 20 ft. 15 ft. 10 ft. 5 ft. [3] 15 ft. - 30 ft. 20 ft. 12 ft. (8 ft. front porch) 8 ft. min public street side, 3 ft. alley side 0 attached (RH) / 3 ft. detached/Swim Center Building 15 ft. detached / Swim Center Building / 10 ft attached (RH)/ 0 ft alley or private street (3 ft. deck overhang of sidewalk on private street) 0’ NA except perimeter 20 ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-5 ft RH on private street without driveway / ≥16 ft. rear garage for detached on alley with driveway parking space or 3-5’ rear garage for detached on alley without driveway Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement N/A 20% 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. [3] Except this shall not apply to attached units on the lot line on which the units are attached. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 26 I. Design Standards for Single-Family Dwelling Units and Duplexes. The following design standards apply only when the applicant chooses to provide them under subparagraph E.2.e of this section 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 illus trate 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. Response: The design standards of this section apply to all attached and detached single- family dwelling units along River Terrace Boulevard. The proposed modification does not alter the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent site coverage for the Swim Center. The revised Swim Center was designed to be in compliance with these standards where applicable. The Conceptual Elevations and Design Standards Compliance Matrix (Exhibit C) shows compliance with individual standards. a. Articulation. All buildings shall incorporate design elements that break up all street- facing façades into smaller planes as follows. An illustration of articulation is shown in Figure 18.640.2 below. a. This standard does not apply to buildings on lots that have less than 30 feet of street frontage. b. For buildings on lots with 30 to 60 feet of street frontage, a minimum of one of the following elements shall be provided on each street- facing façade that has 30 to 60 feet of street frontage. i. A porch that is at least 5 feet deep. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 27 ii. A balcony that is at least 2 feet deep and is accessible from an interior room. iii. A window or horizontal wall section with a window that projects at least 2 feet from the street-facing façade and is at least 5 feet wide (e.g. bay window). iv. A horizontal wall section that is recessed at least 2 feet from the street facing façade and is at least 6 feet wide. v. A gabled dormer. c. For buildings on lots with over 60 feet of street frontage, a minimum of one additional element from subparagraph b of this paragraph 1 shall be provided for every 30 feet of street frontage over 60 feet, on each street-facing façade that has over 60 feet of street frontage. Elements shall be distributed along the length of the façade so that there is no more than 30 feet between elements. Response: Compliance with the articulation standards of this section is demonstrated in the Conceptual Elevations and Design Standards Compliance Matrix (Exhibit C), as applicable. b. Eyes on the Street. At least 12 percent of the area of each street-facing façade shall include windows or entrance doors. An illustration of eyes on the street is shown in Figure 18.640.3. Street-facing façade is defined as the aggregate area of all vertical exterior walls measured from top of finished floor at lowest level to top plate or roof eave at highest level, including areas of exterior walls above top plate or roof eave, such as areas within gables, dormers, and clerestories. a. Windows. Window area is the aggregate area of each window unit measured around the visible perimeter of the window and includes the outer window frame and any interior grids, mullions, or transoms. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 28 i. Wall Windows. All of the window area in a street-facing façade wall, including the side wall of a garage, may count toward meeting this standard provided that the windows are transparent and allow views from the building to the street. Glass blocks and privacy windows in bathrooms do not count toward meeting this standard. ii. Garage Door Windows. Half of the window area in the door(s) of an attached garage may count toward meeting this standard. b. Entrance Doors. Door area is considered the portion of the door that moves. Door frames do not count toward this standard. Entrance doors used to meet this standard must be parallel to the street or at an angle that is no more than 45 degrees from the street. Response: Compliance with the eyes on the street standards of this section is shown in the Conceptual Elevations and Design Standards Compliance Matrix (Exhibit C), as applicable. The Conceptual Elevations and Design Standards Compliance Matrix demonstrates the proposed Swim Center complies with the applicable standards. c. Entrances. At least 1 entrance shall meet both of the following standards. An illustration of entrances is shown in Figure 18.640.4. The entrance shall be: a. Set back no further than 8 feet beyond the longest street-facing wall of the building; and b. Parallel to the street, at an angle that is no more than 45 degrees from the street, or open onto a porch. If the entrance opens onto a porch, the porch must meet the following standards: i. Have a minimum area of 25 square feet and a minimum depth of 5 feet; and ii. Have at least one porch entry facing the street; and iii. Have a roof that is no more than 12 feet above the floor of the porch; and iv. Have a roof that covers at least 30 percent of the porch area. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 29 Response: Compliance with the articulation standards of this section is demonstrated in the Conceptual Elevations and Design Standards Compliance Matrix (Exhibit C), as applicable. The Conceptual Elevations and Design Standards Compliance Matrix demonstrates the proposed Swim Center elevations facing River Terrace Boulevard comply with the applicable standards. d. Detailed Design. All buildings shall include at least five of the following elements on all street-facing façades. An illustration of detailed design elements is shown in Figure 18.640.5. a. Covered porch: A minimum depth of 5 feet, as measured horizontally from the face of the building wall, and a minimum width of 5 feet. b. Recessed entry area: A minimum depth of 2 feet, as measured horizontally from the face of the building wall, and a minimum width of 5 feet. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 30 c. Wall offset: A minimum offset of 16 inches from one exterior wall surface to the other. d. Dormer: A minimum width of 4 feet that is integrated into the roof form. e. Roof eave: A minimum projection of 12 inches from the intersection of the roof and the building walls. f. Roof offset: A minimum offset of 2 feet from the top surface of one roof to the top surface of the other. g. Roof shingles: Tile or wood shingle roofing material. h. Roof design: Gable roof, hip roof, or gambrel roof design. i. Roof pitch: One roof pitch of at least 500 square feet in area that is sloped to face the southern sky and has its eave line oriented within 30 degrees of the true north/south axis. j. Horizontal lap siding: A minimum width of 3 to 7 inch laps in the visible portion once installed. The siding material must be wood, fiber- cement, or vinyl to meet this standard. k. Accent siding: Brick, cedar shingles, stucco, or other accent material that covers a minimum of 40 percent of the street-facing façade. l. Window trim: A minimum width of 2.5 inches and a minimum depth of 5/8 inches around all street-facing windows. m. Window recess: A minimum depth of 3 inches, as measured horizontally from the face of the building wall, for all street-facing Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 31 windows expect where a bay window is proposed that meets the standard in subparagraph n of this paragraph 4. n. Window projection (e.g. bay window): A minimum depth of 2 feet, as measured horizontally from the face of the building wall, and a minimum width of 5 feet. o. Balcony: A minimum depth of 3 feet and a minimum width of 5 feet that is accessible from an interior room. p. Attached garage: 35 percent or less of the street-facing façade width, as measured between the inside of the garage door frame. Response: Compliance with the articulation standards of this section is demonstrated in the Conceptual Elevations and Design Standards Compliance Matrix, as applicable. The Conceptual Elevations and Design Standards Compliance Matrix demonstrates the proposed Swim Center elevations facing River Terrace Boulevard comply with the applicable standards. e. Garages and Carports. These standards are intended to prevent garages from obscuring or dominating the street-facing façade of residential buildings. An illustration of garage door width is shown in Figure 18.640.6. a. Garage Setback: A garage or carport shall be no closer to the front or side lot line than the longest street-facing wall of the building that encloses living area, except as follows: i. A garage or carport may extend up to 5 feet in front of the longest street-facing wall if there is a covered front porch and the garage or carport does not extend beyond the front of the porch. ii. A garage or carport may extend up to 5 feet in front of the longest street-facing wall where the garage is part of a 2-story building and there is a window on the second story above the garage that faces the street with a minimum area of 12 square feet. b. Garage Door Width: The width of a garage door is the width of the opening as measured from inside the garage door frame. i. A dwelling is allowed one 12-foot-wide garage door, regardless of the total width of the street-facing facade. ii. A dwelling may have a garage door wider than 12 feet provided that it does not exceed 40 percent of the total width of the street-facing façade on which the garage door is located. iii. The maximum allowed garage door width may be increased to 50% of the total width of the street-facing façade provided that a total of seven detailed design elements from paragraph 4 of this subsection I are included on the street-facing façade on which the garage door is located. Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc. October 15, 2018 Page 32 c. Garage Orientation: A garage may face the front or side lot line on a corner lot provided that the eyes on the street standard in paragraph 2 of this subsection I is met for both street-facing façades. Response: The garage orientation standards are not applicable to the Swim Center design, as it does not include any garages. III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the requested Planned Development modification to add a 0’ front setback and 88 percent lot coverage for the Swim Center. SW TOWNSVILLE STREET SW BOTANY BAY LANE SW ROCKHAMPTON LANE SW SUNSHINE COAST STREET SW 169TH AVENUESW 165TH AVENUESW 168TH AVENUESW BULL MOUNTAIN RD (C.R. NO. 262)SW ROY ROGERS RD. (C.R. NO. 3150)SW RIVER TERRACE BOULEVARDSW SHELLHARBOUR WAYTRACT U TRACT V NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(1)PCOVER.dwg - SHEET: (1) COVER Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK TRACT U, POLYGON AT ROSHAK RIDGE SUBDIVISION, NORTHEAST CORNER OF SECTION 7, TOWNSHIP 2 SOUTH, RANGE 1 WEST, SEC. 7 W.M. CITY OF TIGARD WASHINGTON COUNTY, OREGON POLYGON AT ROSHAK RIDGE SWIM CENTER VICINITY MAPWASHINGTON COUNTY BENCHMARK NO. 938, A BRASS DISK SET IN CONCRETE, NE CORNER OF INTERSECTION OF SW ROY ROGERS ROAD AND SW BEEF BEND ROAD. ELEVATION DATUM: NGVD 29, ELEVATION = 180.657 TUALATIN VALLEY WATER CLEAN WATER SERVICES CLEAN WATER SERVICES PORTLAND GENERAL ELECTRIC NORTHWEST NATURAL TUALATIN VALLEY FIRE & RESCUE WASHINGTON COUNTY SHERIFF BEAVERTON SCHOOL DISTRICT TUALATIN HILLS PARK & RECREATION FRONTIER WALKER GARBAGE SERVICE COMCAST UTILITIES & SERVICES: WATER: STORM: SEWER: POWER: GAS: FIRE: POLICE: SCHOOL: PARKS: PHONE: WASTE DISPOSAL: CABLE: BENCHMARK: POLYGON NORTHWEST COMPANY 109 E. 13TH ST. VANCOUVER, WA 98660 [P] 503-221-1920 CONTACT: FRED GAST APPLICANT: PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: JESSIE KING, PE CIVIL ENGINEER: PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: STACY CONNERY, AICP PLANNER: KITTELSON & ASSOCIATES, INC 610 SW ALDER STREET, STE 700 PORTLAND, OR 97205 [P] 503-228-5230 CONTACT: JULIA KUHN, PE TRAFFIC ENGINEER: GEODESIGN, INC. 15575 SW SEQUOIA PARKWAY, STE 100 PORTLAND, OR 97224 [P] 503-968-8787 CONTACT: SHAWN DIMKE, PE, GE GEOTECHNICAL ENGINEER: 1 COVER SHEET 2 EXISTING CONDITIONS 3.1 CONCEPTUAL SITE PLAN 3.2 DIMENSIONAL SITE PLAN 4 PRELIMINARY GRADING PLAN 5 PRELIMINARY UTILITY PLAN 6 CIRCULATION / PARKING PLAN 7 LANDSCAPE PLAN SHEET INDEX: LEGEND: PROPERTY LINES PROJECT BOUNDARY GROSS ACREAGE: 0.16 AC ROSHAK FAMILY LLC 14205 SW HIGH TOR DR. TIGARD, OR 97224 OWNERS: PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: TRAVIS JANSEN, PLS, PE SURVEYOR: SWCA ENVIRONMENTAL CONSULTANTS 434 NW SIXTH AVENUE, STE 304 PORTLAND, OR 97209 [P] 503-224-0333 CONTACTS: MIRTH WALKER, PWS, CWD NATURAL RESOURCE CONSULTANT: SW BULL MOUNTAIN RD.SW ROY ROGERS RD.SW SCHOLLS FERRY RD.SW ROSHAK RD.PROJECT SITE 1 INCH = 150 FEET 150 75 150 SCALE 0 ROW LINES FARALLON CONSULTING, LLC 4830 SW MACADAM AVE., SUITE 500 PORTLAND, OR 97239 [P] 503-280-4635 CONTACT: CRAIG WARE, RG, LG ENVIRONMENTAL CONSULTANT: PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: KERRY LANKFORD, RLA, CLARB LANDSCAPE ARCHITECT: COVER SHEET 1 PROJECT SITE 3410B3ARW W W W W W W W W W W W W WWSDSDSDSSSSSD SS SDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDPGE 644 302 302310 320 302 302 304 30 6 30 8 312 314 316 318 322 32 4 32 6 310 320 304306308 312 314 316 318322324 32031832232430 2 304168TH AVENUE SW RIVER TE R R A C E B L V D TRACT U 232 TRACT V 233 234 TRACT N EXISTING SANITARY LATERAL CONNECTION EXISTING STORM LATERAL CONNECTION EXISTING WATER METER CONNECTION EXISTING RETAINING WALL TO REMAIN EXISTING PARK WALKWAY TO REMAIN EXISTING PGE VAULT TO REMAIN EXISTING PRIVATE DRIVE C TO REMAIN SCALE 1 INCH = 10 FEET 010 5 10 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(2)EX CON.dwg - SHEET: 2 Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK EXISTING CONDITIONS 2 EX AIR RELEASE VALVE EX BLOW-OFF EX WATER VALVE EX WATER METER EX FIRE HYDRANT EX STORM CLEANOUT EX AREA DRAIN EX SANITARY CLEANOUT EX STORM MANHOLE EX SANITARY MANHOLE EX GAS VALVE EX CABLE RISER EX TELEPHONE RISERDYH EXISTING FENCEX EX TREES EX LIGHT POLE S C S D EX CURB INLET C TEX BURIED POWER LINE EX GAS LINE EX WATER LINE EX STORM DRAIN EX SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE LEGEND EX 2-FOOT CONTOURS EX 10-FOOT CONTOURS EXISTING RIGHT-OF-WAY EXISTING SIDEWALK EXISTING CENTERLINE EXISTING PROPERTY LINE EXISTING BOUNDARY LINE SW 168TH AVENUESW RIVER TERRACE BLVDSW ROCKHAMPTON LANE SW BULL MOUNTAIN ROAD SCALE 1 INCH = 20 FEET 20 10 200 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.1)Color Site Exhibit.dwg - SHEET: Layout1 (2) Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK CONCEPTUAL SITE PLAN 3.1 SW RIVER TERR A C E B O U L E V A R D SW 168TH AVENUE 8.71' 8.71' 6.42'3.71' 2.54' 3.69' 37.08'40.41' 46.78' SCALE 1 INCH = 10 FEET 010 5 10 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.2)Dimensional Site Plan.dwg - SHEET: 22x34 Oct 18, 2018 - 11:07am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK DIMENSIONAL SITE PLAN 3.2 LEGEND: ROW PROPERTY LINES BUILDING LIMITS 3410B3ARGFF = 306.5 GFF = 307.5 168TH AVENUE SW RIVER TE R R A C E B L V D 7.5%7.5%7.5%7.5%6.0%7.1% 7.2%1.0%4.8% 4.8%1.8%10.0%8.0% MAX 8.0% MAX 1.5%320325317 318318 31 8 319321322323324 305310 3 0 4 306307308 3 0 9 305 310 303 304 306 307 308 309 302302 320318322324326304320 317 318 31 9 321 322 310 320 3 0 4 3 0 6 3 0 8 312 314 316 318 322 324 326 SWIM CENTER UFF: 322.6 LFF: 310.5 POOL DECK ELEV: 310.4 TW FG'2.7 307.3 310.0 TW FG '303.8 308.9 5.1 TW FG '304.4 308.8 4.4 TW FG '303.2 310.5 7.3 TW FG '302.5 310.6 8.1TW FG '303.3 310.5 7.2 TW FG '306.5 310.5 4.0 TW FG'4.1 304.8 308.9 TW FG'1.0 304.0 305.0 TW FG '306.9 307.5 0.6 TW FG '308.7 309.0 0.3 TW FG'0.5 310.5 311.0 TW FG'5.5 310.5 316.0 TW FG'6.5 310.5 317.0 TW FG'9.5 310.5 320.0 TW FG'9.0 309.0 319.0 TW FG'2.3 316.2 318.5 TW FG'1.0 316.4 317.4 TW FG'0.2 316.0 316.2 TW FG '308.0 319.2 11.2 TW FG '309.1 317.0 7.9TW FG '308.4 318.5 10.1 TW FG'6.7 303.8 310.5 TW FG '310.3 310.5 0.2 TW FG'4.0 305.7 309.7 318.1 319.1 319.2 316.2 308.8 310.5 310.5 310.4 307.3 308.8 308.9 305.0 303.5 322.6 TOC 308.6 EX TOC 307.3 EX TOC 305.8 EX TOC 304.5 EX TOC 303.2 EXTEND FOUNDATION WALL EXTEND FOUNDATION WALL GRADING LIMITS SCALE 1 INCH = 10 FEET 010 5 10 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(4)Prelim Grading.dwg - SHEET: Layout1 Oct 18, 2018 - 11:22am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK PRELIMINARY GRADING PLAN 4 EX 2-FT CONTOUR EX 10-FT CONTOUR FG 2-FT CONTOUR FG 10-FT CONTOUR LEGEND 324 320 324 320 PROPOSED RETAINING WALL GRADING LIMITS 3410B3ARW W W W W W W W W W W W W WWSDSDSDSSSSSD SS SDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS D PGE 644 168TH AVENUE SW RIVER TE R R A C E B L V D 233 TRACT U 232 TRACT V TRACT N EXISTING 4" SANITARY LATERAL CONNECTION EXISTING 4" STORM LATERAL CONNECTION EXISTING 1" WATER SERVICE WITH WATER 3/4" METER CONNECTION SCALE 1 INCH = 10 FEET 010 5 10 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(5)Prelim Util.dwg - SHEET: 5 Oct 18, 2018 - 11:08am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK PRELIMINARY UTILITY PLAN 5 EX AIR RELEASE VALVE EX WATER VALVE EX WATER METER EX FIRE HYDRANT EX STORM MANHOLE EX SANITARY MANHOLE DYH S D EX WATER LINE EX STORM DRAIN EX SANITARY SEWER EASEMENT LINES LEGEND EXISTING RIGHT-OF-WAY EXISTING SIDEWALK EXISTING CENTERLINE EXISTING PROPERTY LINE EXISTING BOUNDARY LINE SWIM CENTER UFF: 322.6 LFF: 310.5 POOL DECK ELEV: 310.4 168TH AVENUE SW RIVER TE R R A C E B L V D ACCESIBLE ROUTE OF TRAVEL TO SWIM CENTER ACCESIBLE ROUTE OF TRAVEL ACCESIBLE ROUTE OF TRAVEL TO SWIM CENTERACCESIBLE ROUTE OF TRAVEL ACCESIBLE ROUTE OF TRAVEL TO SWIM CENTER POTENTIAL RESERVED PARKING FOR SWIM CENTER NO PARKING DUE TO FIRETRUCK TURN RADIUS SCALE 1 INCH = 10 FEET 010 5 10 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(6)Circulation & Parking.dwg - SHEET: 6 Oct 18, 2018 - 11:08am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/09/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER JJK CIRCULATION & PARKING PLAN 6 DESIGNATED ON-STREET PARKING FROM ROSHAK RIDGE PLANNING LEGEND POTENTIAL RESERVED PARKING FOR SWIM CENTER ACCESSIBLE ROUTE TO SWIM CENTER 3410B3AR8 FOUN 240 THAI 469 SF 268 BFES 525 SF 240 THAI 469 SF 268 BFES 525 SF 240 THAI 469 SF 268 BFES 525 SF PRINCETON SENTRY GINKGO / GINKGO BILOBA 'PRINCETON SENTRY': 2" CAL., B&B DECIDUOUS TREES PACIFIC SUNSET MAPLE / ACER TRUNCATUM X ACER PLATANOIDES 'WARRENRED': 2" CAL., B&B WHITE GROUND ROSE / ROSA X 'NOASCHNEE' P.P. #9573: 2 GAL. DWARF RED TWIG DOGWOOD / CORNUS SERICEA 'KELSEYII': 2 GAL. BEACH STRAWBERRY / FRAGERIA 'CHILOENSIS': 4" POT, 12" O.C.145 SWIM CENTER PLANTING LEGEND ARCTIC FIRE RED TWIG DOGWOOD / CORNUS SERICEA 'FARROW': 2 GAL. CABARET JAPANSE SILVER GRASS / MISCANTHUS SINENSIS 'CABARET': 2 GAL. NOTE: SYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY 1 1. LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED BY CONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER METER. SHRUBS SYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY LAWN AND GROUNDCOVER SYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYCODE STRW 4 1 132 95 87 11 CHINESE REDBUD / CERCIS CHINENSIS: 2" CAL., B&B, MULTI-TRUNK2 126 SF 8 INCENSE CEDAR / CALOCEDRUS DECURRENS': 8'-10' HT., B&B CHOKECHERRY / PRUNUS VIRGINIANA: 2" CAL., B&B NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\LANDSCAPE\395010.SWIM CENTER-PLANT.dwg - SHEET: 22x34 Oct 18, 2018 - 11:08am rebecca[T] 503-941-9484 [F] 503-941-9485 POLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 Pacific Community Design PLANNING 395-010 10/16/2018 POLYGON AT ROSHAK RIDGE SWIM CENTER KEL DIAMETER OF ROOT BALL + 12"DEPTHROOTBALL1"DEPTH - 2"ROOT BALLROOTBALL + 12" DIAMETER OF30" MIN.NOTE: OF ROOT BALL 2 X DIAMETER1 1/2 X ROOTCONIFER TREE GUYING DETAIL L1 3BALL DEPTHSHRUB PLANTING DETAIL L1 4 TREE STAKING DETAIL L1 1 GROUNDCOVER PLANTING DETAIL L1 2 'CHAIN LOCK" TREE TIES OR BLACK FLEX GARDEN HOSE COVERING TWIST STRANDS AROUND EACH OTHER MIN. 3 GUYS @ 120° APART SET ROOT CROWN NO MORE THAN 4'' ABOVE FINISHED GRADE MULCH AS SPECIFIED KEEP MULCH CLEAR OF TRUNK BASE CUT AND REMOVE TWINE AND BURLAP FROM TOP AND SIDES OF ROOTBALL. (REMOVE ALL WIRE BASKET) 2 x 2 WOOD STAKES OR METAL TREE ANCHORS AS APPROVED. AMENDED NATIVE SOIL / BACKFILL PLANTING MIX PER SPECIFICATIONS TILLED, AMENDED, AND MOUNDED NATIVE SUBSOIL 1. TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.)) 2. IN LAWN AREAS CUT TREE CIRCLE AT 12' RADIUS FROM TRUNK. MULCH AS SPECIFIED KEEP MULCH CLEAR OF TRUNK BASE 2"X 2"X 8' WOOD STAKES SET OUTSIDE ROOTBALL ON WINDWARD AXIS (REMOVE AFTER ONE YEAR) BACKFILL SOIL NOTE: STAKE ALL EVERGREEN TREES LESS THAN 4" CALIPER. DO NOT STAKE VINE MAPLES. TREES 1 1/2" CALIPER AND LESS SHALL BE STAKED WITH A SINGLE WOOD STAKE UNLESS OTHERWISE SPECIFIED. 3' UNDER FIRST LIMBS OR 5' HIGH. WHICH EVER IS LOWEST. CUT AND REMOVE TWINE, BURLAP, AND WIRE BASKET FROM TOP AND SIDES OF ROOTBALL. FINISH GRADE GALV STEEL WIRE; LOOSE TO ALLOW 4" OF MOVEMENT IN ALL DIRECTIONS "GROW STRAIGHT" TREE TIES MULCH AS SPECIFIED, KEEP MULCH CLEAR OF SHRUB STEM BASE BACKFILL SOIL FINISHED GRADE SCARIFY EDGES AND BOTTOM OF HOLE 12" THOROUGHLY TILLED SUBSOIL NOTE: TILL SOIL SO THAT THERE ARE NO CLODS OR CLUMPS LARGER THAN 1 1/2" DIA. THOROUGHLY MIX INTO A DEPTH OF 6" 6" SPECIFIED BACKFILL SOIL FINISHED GRADE MULCH GROUNDCOVER PLANT GENERAL NOTES: LANDSCAPE PLAN 1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. 3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. 4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE. 5.BED EDGE TO BE NO LESS THAN 12" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. 6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. 7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. 8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN. 9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. 10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. 11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS. 12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER. 13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. 14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. 15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. 16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. 17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. 18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. 19.LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED BY CONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER METER. SWIM CENTER- PLANTING PLAN1 1 INCH = 20 FEET 20 10 20 SCALE 0 PLANTING PLAN L1 PARK PLANTING BY OTHERS RIVER TERRACE BLVD PLANTING BY OTHERS