07/17/2017 - PacketPLANNING COMMISSION AGENDA – JULY 17, 2017
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 - Revised
MEETING DATE: July 17, 2017 - 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 - RIVER TERRACE WEST MODIFICATION 7:10 p.m.
PLANNED DEVELOPMENT REVIEW (PDR) 2016-00014
REQUEST: The applicant requests to revise portions of the street section on SW Jean Louise Road, a city
collector and SW Sabrina Avenue, a neighborhood route, to remove dedicated bike lanes and convert them
to shared travel lanes with the addition of parking on both sides. Through the planned development
process the applicant has the ability, under Section 18.350.070.C.8, to modify the street standards with the
City Engineer’s approval. The applicant requests this change in order to respond to the lack of available
parking in this phase of development and the high demand for parking. Additionally, the average daily
traffic counts for both streets are low enough to warrant shared travel lanes.
LOCATION: Westside of SW Roy Rogers Road approximately 1,000 feet north of SW Bull Mountain
Road; Right-of-way located on SW Jean Louise Road and SW Sabrina Avenue. ZONES: R-7 and R-25,
Medium, and Medium-High Density Residential Designations. APPLICABLE REVIEW CRITERIA:
Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705, 18.715, 18.725,
18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810.
6. RECOMMENDATION
INTERSTATE ROOFING VACATION (VAC2017-00001) 8:10 p.m.
7. OTHER BUSINESS 8:30 p.m.
8. ADJOURNMENT 8:35 P.M.
July 17, 2017 Page 9 of 10
RECOMMENDATION
INTERSTATE ROOFING VACATION (VAC2017-00001)
The Applicant requests approval of a fifteen-foot wide street vacation along the frontage of Lot
16 of the Fanno Creek Acre Tracts along SW 74th Avenue, Washington County Tax Lot ID
Number 2S112AC01700. Twenty feet was previously dedicated in 1995 and currently only five
feet is needed for dedication and frontage improvements to SW 74th Ave. The purpose of the
vacation is to align the public right-of-way width of 74th with adjacent parcels.
STAFF REPORT
Associate Planner Monica Bilodeau went over a PowerPoint that showed an aerial of the area to
be vacated (Exhibit E). She said the vacation was requested by the applicant to align the
frontages and noted that, ultimately, the vacation would not affect the connectivity, the roads, or
the infrastructure. She said, “A previous site development review was approved for Interstate
Roofing for improvements to their sites - so they will be putting in sidewalks, planters - making
improvements to the frontage. This request is to allow the bulk of the sites that they currently
occupy to align up to each other and to have the same amount of right-of-way. Staff does not
find any issue with any of our code by allowing this vacation to move forward; therefore, staff is
recommending that you take a recommendation in favor of the proposed vacation to the City
Council.”
QUESTIONS
It’s not the street that’s being vacated; it’s just that strip next to it, right?
Yes, it’s the right-of-way.
What was there originally? Usually it’s right-of-way for a reason.
At one point in the 90s they did some development, and at that time we requested extensive right-of-way
dedication by this property owner, so they dedicated it. Since then we’ve determined that this street does not need
that wide right-of-way anymore. Now they’ve come in for a new development that was approved - and we
established the correct widths for the right-of-way improvements; and that piece of it was not needed.
MOTION
Commissioner Feeney made the following motion: On vacation request VAC2017-00001, I
recommend that the Planning Commission recommend approval of the proposed 74th
Avenue Vacation to City Council.
Commissioner Schmidt seconded the motion.
VOTE
All in favor – none opposed
RESULT
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
West River Terrace Modification
Planning Commission Hearing
Agenda Item #5
Community Development July 17, 2017
EXHIBIT A
C I T Y O F T I G A R D
Project Summary
Modification to the previously approved West River
Planned Development.
The proposed modification consists of the following
elements:
SW Jean Louise Road (city collector)
SW Sabrina Avenue (neighborhood route)
Remove dedicated bike lanes and convert them to shared
travel lanes with the addition of parking on both sides.
C I T Y O F T I G A R D
SW Sabrina Ave.
Proposed Street Sections:
SW Jean Louise Ave.
C I T Y O F T I G A R D
On Street Parking:
109 spaces required
207 spaces proposed, adding 28 on Sabrina and 54 on Jean
Louise.
C I T Y O F T I G A R D
Staff Recommendation
Staff based its recommendation on the Applicant’s traffic
report which analyzed only projected car trips, and stated
these roadways will function as local residential streets
for the foreseeable future. Therefore shared travels lanes
were recommended until such time roadways were
extended to the west.
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
West River Terrace Modification
Planning Commission Hearing
Agenda Item #5
Community Development July 17, 2017
EXHIBIT B
EXHIBIT C
C
C2
A
Pacific
Community
Design
Transportation Plan
www.PolygonHomes.com POLYGON NORTHWEST COMPANY
W EST R IVER TERRACE / NORTH W EST R IVER TERRACE
EXHIBIT D
SW GIDEON AVENUESW ANNA GRACE AVENUESW SHADOW TRAIL STREET
SW AMELIA STREET
SW SABRINA AVENUE
SW CLEMENTINE STREET SW PUMPKIN VALLEY TERRACESW AUBERGINE TERRACESW AUBERGINE TERRACESW SABRINA AVENUESW SATSUMA AVENUESW APPLE GROVETERRACESW APPLE GROVE TERRACESW H
O
L
L
Y
RI
D
G
E
L
A
N
ESW BEACH
PLUM
TERRACE
SW GRANITA LANE
SW CALABASH
TERRACE
SW RUSTIC VIEW LANE
SW UMBER SPRINGS LANE
SW JEAN LOUISE ROADSW FAIRCHILD AVENUESW KATIE SCARLETT AVENUESW ROY ROGERS ROADSW ROC
K
Y
RAMBLE
L
A
N
E
SW SILENT FOX TERRACESW FOREST HOLLOW STREET
FUTURE
DEVELOPMENT
96 LOTS
WEST RIVER
TERRACE
137 LOTS
NORTHWEST
RIVER TERRACE
215 LOTS
Pacific
Community
Design
W EST R IVER TERRACE / NORTH W EST R IVER TERRACE Parking Plan
www.PolygonHomes.com POLYGON NORTHWEST COMPANY
C2
A
C726 ADT
C
680 ADT
1406 ADT
2784 ADT
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
Interstate Roofing SW 74th Ave
Vacation
Planning Commission Hearing
Agenda Item #6
Community Development July 17, 2017
EXHIBIT E
C I T Y O F T I G A R D
Area to be
vacated
C I T Y O F T I G A R D
Vacation Area
Area to be
vacated
C I T Y O F T I G A R D
Staff Recommendation
Staff recommends the Planning Commission take the
following action today:
A recommendation in favor of the proposed vacation
to the City Council.
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
Interstate Roofing SW 74th Ave
Vacation
Planning Commission Hearing
Agenda Item #6
Community Development July 17, 2017
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 1
NARRATIVE & COMPLIANCE REPORT
POLYGON AT WEST RIVER TERRACE
MODIFICATION OF PROPOSED PLANNED DEVELOPMENT
(ALLOW ON-STREET PARKING ON JEAN LOUISE ROAD & SABRINA AVENUE)
TABLE OF CONTENTS
I. PROPOSAL SUMMARY 2
PROJECT DESCRIPTION 2
II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 4
18.350 PLANNED DEVELOPMENTS 4
18.390 DECISION-MAKING PROCEDURES 10
18.660 RIVER TERRACE PLAN DISTRICT 11
18.765 OFF-STREET PARKING & LOADING REQUIREMENTS 13
18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 13
III. CONCLUSION 17
LIST OF EXHIBITS
A COPIES OF APPLICATION FORMS
B UPDATED CIRCULATION PLAN
C UPDATED PARKING PLAN
D MEMO FROM KITTELSON & ASSOCIATES – ESTIMATED VOLUMES FOR WEST RIVER TERRACE AND
RIVER TERRACE NORTHWEST STREETS
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 2
I. PROPOSAL SUMMARY
GENERAL INFORMATION
Applicant: Polygon WLH, LLC
109 E 13th Street
Vancouver, WA 98660
(360) 695-7700
Contact: Fred Gast
Applicant’s Representative: Pacific Community Design, Inc.
12564 SW Main Street
Tigard, OR 97223
(503) 941-9484
Contacts: Stacy Connery, AICP
Jim Lange, PE
Project Name: West River Terrace
Existing City Approvals: PDR2016-00003
PDR2015-00004
SUB2015-00006
SLR2015-00003
TUP2015-00014-17
Request: Planned Development Modification
to allow on-street parking on Jean
Louise Road (Collector) and Sabrina
Avenue (Neighborhood Route)
PROJECT DESCRIPTION
West River Terrace is a residential Planned Development approved in 2015 and is now
fully built out. West River Terrace is located at the western edge of the Urban Growth
Boundary (UGB), west of Roy Rogers Road and south of Scholls Ferry Road. River Terrace
Northwest is located north of West River Terrace and currently undeveloped property
within River Terrace is located south of West River Terrace. Jean Louise Road is a
planned Collector running east-west through West River Terrace, crossing Roy Rogers
Road with a signalized intersection that will extend into the future commercial area in
River Terrace. Jean Louise Road currently stubs to the west at the UGB. There are
currently no plans in process to bring the lands west of the UGB, where Jean Louise
Road stubs, into the UGB. Sabrina Avenue is a planned Neighborhood Route running
north-south through the middle of West River Terrace. Both Jean Louise Road and
Sabrina Avenue were built to have bike lanes and no on-street parking. The Applicant
is requesting that on-street parking be allowed through conversion of dedicated bike
lanes to shared travel lanes on Jean Louise Road, west of its intersection with Gideon
Avenue, and on Sabrina Avenue within West River Terrace.
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 3
This proposal would convert the dedicated bike lanes to shared travel lanes on the
portions of each street that are below 1,500 ADT. Per the City of Tigard Municipal Code,
a street must have below 1,500 Average Daily Traffic (ADT) to be categorized as a local
residential street. Retention of the dedicated bike lanes inhibits on-street parking
availability for the homes along SW Jean Louise Road and SW Sabrina Avenue, creating
adverse impact to the development. While the on-street parking standards are met for
the development, there is limited access to on-street parking for the homes along these
streets. Residents have been lobbying the developer and the City for on-street parking
on these streets. The proposed adjustment would retain dedicated bike lanes on SW
Jean Louise Road between Gideon Avenue and Roy Rogers Road where the ADT exceeds
1,500.
The Applicant’s Traffic consultant, Kittelson & Associates, Inc., has evaluated the ADT
on the subject roadways assuming full buildout of River Terrace near this neighborhood
in relation to the appropriateness of on-street parking instead of dedicated on-street
bike lanes. The following is included on Page 4 of Kittelson’s Memo in Exhibit D.
Kittelson states that “the level of daily traffic on three of the four roadway segments is
estimated to be less than 1,500 vehicles per day, consistent with those volumes of a
local street. On the section of SW Jean Louise Road at the intersection with SW Roy
Rogers Road, the traffic volumes are 2,784 ADT, which is reflective of a neighborhood
route or low-volume collector. In all cases the level of volume anticipated for each of
the segments is consistent with the use of a shared roadway environment for cyclists
and motorists (Page 4).” On Page 5 of their Memo, Kittelson concludes “the proposed
sections of SW Jean Louise Road and SW Sabrina Road for on-street parking are
appropriate for cyclists “sharing the road” with motorists.”
A future pedestrian/bicycle path is planned to be established under the bridge crossing
of Roy Rogers Road after completion of the Washington County improvements to Roy
Rogers Road and after the future commercial development on the east side of Roy Rogers
Road is initiated. Establishment of this connection will include paving some of the
existing soft paths within River Terrace Northwest. This connection will provide an
alternate route for pedestrians and bicyclists to cross Roy Rogers Road, other than the
signalized intersection of Jean Louise Road/Roy Rogers Road or Scholls Ferry Road/Roy
Rogers Road.
Since these roadways will function as local residential streets for the foreseeable future,
the conversion of dedicated bike lanes to shared travel lanes is not expected to
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 4
negatively impact bicycle circulation in the neighborhood. The potential adverse
impacts to residents having insufficient parking under these current street conditions
exceeds the public benefits of retaining dedicated bike lanes on street sections that do
not function as a collector and neighborhood route. Furthermore, the bicycle circulation
needs are met through shared travel lanes and bike lanes can be provided in the future
when these roads are extended (Note: Future extension of the surrounding roadways
will also increase on-street parking opportunities for residents).
II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE
18.350 PLANNED DEVELOPMENTS
18.350.040 Concept Plan Submission Requirements
A. General submission requirements. The applicant shall submit an application
containing all of the general information required for a Type III-PC procedure,
as governed by Section 18.390.050 and the additional information required
by subsection B of this section. In addition, the applicant shall submit the
following:
B. Additional information. In addition to the general information described in
subsection A of this section, the concept plan, data, and narrative shall
include the following information, the detailed content of which can be
obtained from the director:
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. This Narrative and the attached plans provide the information
for the proposed modification to allow on-street parking on Jean Louise Road, west of
Gideon Avenue, and on Sabrina Avenue within West River Terrace.
6. Parking concept;
Response: As shown in Exhibit C, parking standards continue to be met with the
additional on-street parking.
8. A streets and utility concept; and
Response: The streets concept is shown on the attached Exhibit B, with the only
modification being to allow on-street parking on Jean Louise Road, west of Gideon
Avenue, and on Sabrina Avenue within West River Terrace. The utility concept is
unchanged from the original, approved Concept Plan for “West River Terrace.”
18.350.050 Concept Plan Approval Criteria
A. The concept plan may be approved by the commission only if all of the
following criteria are met:
1. The concept plan includes specific designations on the concept map
for areas of open space, and describes their intended level of use, how
they relate to other proposed uses on the site, and how they protect
natural features of the site.
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 5
Response: The concept plan remains unchanged from the original application for “West
River Terrace.” The proposed modification does not alter the project’s compliance with
open space provisions noted above as it only allows parking to both sides of Collector
Jean Louise Road, west of Gideon Avenue, and Neighborhood Route Sabrina Avenue
where average daily traffic (ADT) is below 1,500 ADT (as shown in the Traffic Report in
Exhibit D)
2. The concept plan identifies areas of trees and other natural resources,
if any, and identifies methods for their maximized protection,
preservation, and/or management.
Response: The concept plan remains unchanged from the original application for “West
River Terrace.” The proposed modification does not alter the project’s compliance with
trees and natural resources provisions noted above as it only allows parking on both
sides of Collector Jean Louise Road and Neighborhood Route Sabrina Avenue where ADT
is below 1,500 ADT.
3. The concept plan identifies how the future development will integrate
into the existing neighborhood, either through compatible street
layout, architectural style, housing type, or by providing a transition
between the existing neighborhood and the project with compatible
development or open space buffers.
Response: The concept plan remains unchanged from the original application for “West
River Terrace.” The proposed modification does not alter the project’s compatibility
with the surrounding neighborhood as it only allows on-street parking to both sides of
Collector Jean Louise Road (west of Gideon Avenue) and Neighborhood Route Sabrina
Avenue where ADT is below 1,500 ADT (as shown in the Traffic Report in Exhibit D).
These portions of Jean Louise Road and Sabrina Avenue function as local residential
streets and are thus able to be a shared roadway between cyclists and motorists. “West
River Terrace” lies on the edge of the River Terrace Community Plan area and abuts the
UGB to the West and to the South with one intervening undeveloped parcel. Since these
roadways will function as local residential streets for the foreseeable future, the
conversion of dedicated bike lanes to shared travel lanes is not expected to negatively
impact bicycle circulation in the neighborhood. The Traffic Report produced by Kittelson
& Associates (Exhibit D) on 1/5/17 confirms that the proposed sections of SW Jean Louise
Road and SW Sabrina Avenue for on-street parking are appropriate for cyclists to share
the road with motorists. The City of Tigard Municipal Code states that a street must
have below 1,500 ADT to be categorized as a local residential street. The Traffic Report
says SW Jean Louise Road results in 680 ADT west of SW Sabrina Avenue, 1,406 ADT east
of SW Sabrina Avenue, and 2,784 west of SW Roy Rogers Road. The portion west of SW
Roy Rogers Road that exceeds 1,500 ADT will maintain dedicated bike lanes as shown in
the attached plans (Exhibits B and C). In the future when the UGB expands to the west
and SW Jean Louise receives collector level traffic volumes, the road may be restriped
for dedicated bike lanes and the on-street parking may be removed.
4. The concept plan identifies methods for promoting walkability or
transit ridership, such methods may include separated parking bays,
off street walking paths, shorter pedestrian routes than vehicular
routes, linkages to or other provisions for bus stops, etc.
Response: The concept plan remains unchanged from the original application for “West
River Terrace.” The proposed modification does not alter the project’s compliance with
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 6
walkability provisions noted above as it only allows on-street parking and shared travel
lanes on Jean Louise Road and Sabrina Avenue as shown in the attached exhibits B & C.
As stated above, since these roadways will function as local residential streets for the
foreseeable future, the conversion of dedicated bike lanes to shared travel lanes is not
expected to negatively impact bicycle circulation in the neighborhood. Additionally, the
Traffic Report (Exhibit D) confirms that the proposed sections of SW Jean Louise Road
and SW Sabrina Avenue for on-street parking are below 1,500 ADT and appropriate for
cyclists to share the road with motorists. The River Terrace Community Plan outlines a
community commercial area planned directly across from the site on the eastern side
of SW Roy Rogers Road. Future County improvements to Roy Rogers will allow for a
pedestrian/bicycle crossing under the bridge crossing where Roy Rogers crosses the
creek. This will provide an off-street trail connection between the residential areas on
the west side of Roy Rogers Road and the future commercial area east of Roy Rogers
Road. Establishment of this connection will include paving some of the existing soft
paths within River Terrace Northwest. This connection will provide an alternate route
for pedestrians and bicyclists to cross Roy Rogers Road, other than the signalized
intersection of Jean Louise Road/Roy Rogers Road or Scholls Ferry Road/Roy Rogers
Road.
5. The concept plan identifies the proposed uses, and their general
arrangement on site. In the case of projects that include a residential
component, housing type, unit density, or generalized lot sizes shall
be shown in relation to their proposed location on site.
Response: The concept plan remains unchanged from the original application for “West
River Terrace.” The proposed modification does not alter the project’s compliance with
the land use concept plan as it only allows on-street parking and shared travel lanes
instead of dedicated bike lanes on Jean Louise Road, west of Gideon Avenue, and
Sabrina Avenue within West River Terrace.
6. The concept plan must demonstrate that development of the property
pursuant to the plan results in development that has significant
advantages over a standard development. A concept plan has a
significant advantage if it provides development consistent with the
general purpose of the zone in which it is located at overall densities
consistent with the zone, while protecting natural features or
providing additional amenities or features not otherwise available that
enhance the development project or the neighborhood. (Ord. 12-09
§1; Ord. 06-16)
Response: The concept plan remains unchanged from the original application for “West
River Terrace.” The proposed modification does not alter the project’s compliance with
concept plan and zoning provisions noted above as it only allows on-street parking and
shared travel lanes to both sides of Collector Jean Louise Road and Neighborhood Route
Sabrina Avenue as shown in the attached Exhibits B and C.
18.350.060 Detailed Development Plan Submission Requirements
A. General submission requirements. The applicant shall submit an application
containing all of the general information required for a Type III-PC procedure,
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 7
as governed by Section 18.390.050, the additional information required by
18.350.040.B and the approval criteria under Section 18.350.070.
B. Additional information. In addition to the general information described in
subsection A of this section, the detailed development plan, data, and
narrative shall include the following information:
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. This Narrative and the attached plans provide the information
necessary for the proposed modification.
18.350.070 DETAILED DEVELOPMENT PLAN APPROVAL CRITERIA
A detailed development plan may be approved only if all the following criteria are
met:
A. The detailed plan is generally consistent with the concept plan. Minor
changes from the concept plan do not make the detailed plan inconsistent
with the concept plan unless:
1. The change increases the residential densities, increases the lot
coverage by buildings or reduces the amount of parking;
2. The change reduces the amount of open space and landscaping;
3. The change involves a change in use;
4. The change commits land to development which is environmentally
sensitive or subject to a potential hazard; and
5. The change involves a major shift in the location of buildings,
proposed streets, parking lots, landscaping or other site
improvements.
Response: The proposed modification allows on-street parking on Jean Louise Road and
Sabrina Avenue and provides shared travel lanes instead of dedicated bike lanes as
shown on the attached Exhibits B & C. No increases in residential densities, lot coverage
by buildings, or reductions in parking are proposed. 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 major shifts in buildings, streets, parking lots, landscaping or other site
improvements. The detailed plan is consistent with the concept plan, as the detailed
plan has been submitted for concurrent review with the concept plan. No changes are
reflected in the detailed plan.
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
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 8
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. Compliance with parking requirements
and street sections are addressed in subsequent sections of this report.
B. In addition, the following criteria shall be met:
7. Access and circulation:
a. The number of required access points for a development
shall be provided in Chapter 18.705;
b. All circulation patterns within a development must be
designed to accommodate emergency and service
vehicles; and
c. Provisions shall be made for pedestrian and bicycle ways
abutting and through a site if such facilities are shown
on an adopted plan or terminate at the boundaries of
the project site.
Response: Compliance with the access and circulation standards is addressed in
subsequent sections of this report. This application for modification proposes on-street
parking and shared travel lanes on Jean Louise Road and Sabrina Avenue as shown in the
attached Exhibits B and C. The number of required access points remains unchanged
from the approved Concept Plan for “West River Terrace.” The circulation patterns are
still designed to accommodate emergency and service vehicles as shown in Exhibit C.
There are no changes to pedestrian travel along proposed sidewalks from the approved
concept plan. Bicycle travel will be accommodated through shared travel lanes.
“West River Terrace” lies on the edge of the River Terrace Community Plan area and
abuts the UGB to the West and to the South with one intervening undeveloped parcel.
Since these roadways will function as local residential streets for the foreseeable future,
the conversion of dedicated bike lanes to shared travel lanes is not expected to
negatively impact bicycle circulation in the neighborhood. The Traffic Report (Exhibit
D), referenced above, confirms that the subject sections of SW Jean Louise Road and
SW Sabrina Avenue will function as local residential streets with less than 1,500 ADT and
are thus appropriate for cyclists sharing the road with motorists. Future County
improvements to Roy Rogers will allow for a pedestrian/bicycle crossing under the
bridge crossing where Roy Rogers crosses the creek. This will provide an off-street trail
connection between the residential areas on the west side of Roy Rogers Road and the
future commercial area east of Roy Rogers Road. Establishing this connection will
include paving some of the existing soft paths within River Terrace Northwest.
10. Parking:
a. All parking and loading areas shall be generally laid out
in accordance with the requirements set forth in
Chapter 18.765;
b. Up to 50% of required off-street parking spaces for
single-family attached dwellings may be provided on one
or more common parking lots within the planned
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 9
development as long as each single-family lot contains
one off-street parking space.
Response: Compliance with parking standards is addressed in subsequent sections of
this report. The modification proposes on-street parking and shared travel lanes on Jean
Louise Road and Sabrina Avenue as shown in the attached Exhibits B & C. The proposed
development continues to meet the specific parking standards of the River Terrace Plan
District, as described in section 18.660.100 of this report.
18.370.020.C Special Adjustments
9. Adjustments for street improvement requirements (Chapter 18.810). By
means of a Type II procedure, as governed by Section 18.390.040, the
director shall approve, approve with conditions, or deny a request for an
adjustment to the street improvement requirements, based on findings
that the following criterion is satisfied: Strict application of the standards
will result in an unacceptably adverse impact on existing development,
on the proposed development, or on natural features such as wetlands,
bodies of water, significant habitat areas, steep slopes or existing mature
trees. In approving an adjustment to the standards, the director shall
determine that the potential adverse impacts exceed the public benefits
of strict application of the standards.
Response: Dedicated bike lanes currently exist along both sides of the Collector SW
Jean Louise Road and the Neighborhood Route SW Sabrina Avenue within West River
Terrace, as approved with the original Planned Development approval. A Type II Street
Adjustment is requested with this PD modification to allow on-street parking through
conversion of dedicated bike lanes to shared travel lanes on SW Jean Louise Road, west
of Gideon Avenue, and SW Sabrina Avenue within “West River Terrace.” This proposal
would convert the dedicated bike lanes to shared travel lanes on the portions of each
street that are below 1,500 ADT. Retention of the dedicated bike lanes inhibits on-
street parking availability for the homes along SW Jean Louise Road and SW Sabrina
Avenue, creating adverse impact to the development. While the on-street parking
standards are met for the development, there is limited access to on-street parking for
the homes along these streets. Residents have been lobbying the developer and the
City for on-street parking on these streets. The proposed adjustment would retain
dedicated bike lanes on SW Jean Louise Road between Gideon Avenue and Roy Rogers
Road where the ADT’s exceed 1,500. As stated above, data from the Traffic Report
(Exhibit D) supports this proposal, as the subject sections of SW Jean Louise Road and
SW Sabrina Avenue function as local residential streets (less than 1,500 ADT), and are
viable for a shared roadway environment for cyclists and motorists. To summarize, SW
Jean Louise Road results in 680 ADT west of SW Sabrina Avenue, 1,406 ADT east of SW
Sabrina Avenue, and 2,784 west of SW Roy Rogers Road. The portion west of SW Roy
Rogers Road that exceeds 1,500 ADT will maintain bike lanes as shown in the attached
plans (Exhibits B and C), and in the future (as the UGB expands to the west and Jean
Louise reaches collector level traffic volumes), the on-street parking may be removed
and lanes re-striped to accommodate dedicated bike lanes on Jean Louise Road. Since
these roadways will function as local residential streets for the foreseeable future, the
conversion of dedicated bike lanes to shared travel lanes is not expected to negatively
impact bicycle circulation in the neighborhood. The potential adverse impacts to
residents having insufficient parking under these current street conditions exceeds the
public benefits of retaining dedicated bike lanes on street sections that do not function
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 10
as a collector and neighborhood route. Furthermore, the bicycle circulation needs are
met through shared travel lanes and bike lanes can be provided in the future when these
roads are extended (Note: Future extension of the surrounding roadways will also
increase on-street parking opportunities for residents).
18.390 DECISION-MAKING PROCEDURES
18.390.050 Type III Procedure
1. Preapplication conference. A preapplication conference is required for all
Type III actions. The requirements and procedures for a preapplication
conference are described in 18.390.080.C.
Response: The original pre-application conference for “West River Terrace” was
held on March 3, 2015. A subsequent meeting regarding the proposed modification
occurred on November 7, 2016 and a follow up meeting prior to this resubmittal was
held on May 1, 2017.
2. Application requirements
1. Application forms. Type III applications shall be made on forms
provided by the director as provided by 18.390.080.E.1.
2. Content. Type III applications shall:
a. Include the information requested on the application form;
b. Address the relevant criteria in sufficient detail for review and
action;
c. Be accompanied by the required fee;
d. Include two sets of pre-stamped, pre-addressed envelopes for all
persons who are property owners of record as specified in
subsection C of this section. The records of the Washington County
Department of Assessment and Taxation shall be the official records
for determining ownership. The applicant shall demonstrate that
the most current assessment records have been used to produce the
notice list;
e. Include an impact study. The impact study shall quantify the effect
of the development on public facilities and services. The study shall
address, at a minimum, the transportation system, including
bikeways, the drainage system, the parks system, the water system,
the sewer system, and the noise impacts of the development. For
each public facility system and type of impact, the study shall
propose improvements necessary to meet city standards and to
minimize the impact of the development on the public at large,
public facilities systems, and affected private property users. In
situations where the community development code requires the
dedication of real property interests, the applicant shall either
specifically concur with the dedication requirements, or provide
evidence which supports the conclusion that the real property
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 11
dedication requirement is not roughly proportional to the projected
impacts of the development.
Response: A completed and signed application form and accompanying fee have been
submitted. A copy of the application form and check is provided in Exhibit A. This
report addresses the relevant criteria for the proposed Planned Development
modification and provides the relevant updated plan sheets in Exhibit B and C. The
information provided with the original Planned Development for the impact study
remains unchanged.
18.660 RIVER TERRACE PLAN DISTRICT
18.660.070 Planned Developments
G. Street Design Standards. The standards of Chapter 18.810 shall apply in
addition to the specific provisions for public skinny streets, private streets,
and private alleys in Subsections 18.660.080.D and E.
Response: As shown on the Circulation Plan in Exhibit B, the modification proposes to
allow for on-street parking and shared bicycle-motorist travel on Collector Jean Louise
Street and Neighborhood Route Sabrina Avenue. There is no proposed modification of
Subsections 18.660.080.D and E. Compliance with Chapter 18.810 is demonstrated later
in this report.
18.660.100 On-Street Parking
A. Applicability. In addition to the standards in Chapter 18.765 for off-street
parking, the following on-street parking standards shall also apply to all
residential single-family attached, single-family detached, and duplex
development in River Terrace with individual off-street parking and vehicle
access on a Local Street, Neighborhood Route, or private street or alley.
B. Quantity Standards. All single-family and duplex development described in
Subsection A above shall provide the following number of on-street parking
spaces.
1. For a dwelling with 1 off-street parking space, a minimum of 2 on-street
parking spaces shall be provided.
2. For a dwelling with 2 off-street parking spaces, a minimum of 1 on-street
parking space shall be provided.
3. For dwellings with more than 2 off-street parking spaces, a minimum of 1
on-street parking space shall be provided for every 2 lots with more than
2 off-street parking spaces that are adjacent to each other.
Response: The proposed development will provide more than the required number of
on-street parking spaces, as shown on the attached Parking Plan (See Exhibit C). The
development includes 31 detached single-family units with 4 off-street parking spaces,
which requires 1 on-street parking space for every 2 of these units, totaling 16 required
on-street parking spaces. The development also includes 60 detached single-family units
with 2 off-street parking spaces, which require 1 on-street parking space for every 1 of
these units, totaling 60 required on-street parking spaces. The development also
includes 20 attached single-family units with 2 off-street parking spaces, which requires
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 12
1 on-street parking space for every 1 of these units, totaling 20 required on-street
parking spaces. The development also includes 26 attached single-family units with 3
off-street parking spaces, which requires 1 on-street parking space for every 2 of these
units, totaling 13 required on-street parking spaces. Thus, a total of 109 on-street
parking spaces are required.
The original application showed a total of 110 on-street parking spaces are provided as
shown on the Preliminary Parking Plan. The proposed modification shows a total of 207
on-street parking spaces provided.
The development is providing 167 on-street parking spaces for the detached single-
family units, which greatly exceeds the 76 spaces required. The development provides
40 on-street parking spaces for the attached single-family units, which exceeds the 33
spaces required.
C. Dimensional Standards. Parking spaces shall be at least 20 feet in length.
Parking spaces may not utilize street frontage that contains a driveway,
driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to
meet the required dimensional standard.
Response: Parking spaces within the proposed development will be at least 20 feet in
length and will not utilize street frontage that contains a driveway, driveway apron,
crosswalk, congregate mailbox structure, or fire hydrant to meet the required
dimensional standard, as demonstrated on the attached Parking Plan in Exhibit C.
D. Location Standards. Required on-street parking spaces shall be provided
within the development site and along the affected lot’s street frontage by
parallel parking, except as provided below.
1. All or some of the on-street parking spaces required in Subsection B.1 – 3
above may be provided on a street frontage not associated with the
affected lot provided that the required parking space(s) is located on the
same block and within 200 feet of the affected lot.
2. All or some of the on-street parking spaces required in Subsection B.1 – 3
above may be provided in parking courts that are interspersed throughout
the development when the following standards are met:
a. A parking court shall contain no more than 8 parking spaces.
b. A parking court shall be located within 200 feet of the affected lots.
c. Parking courts within the same block and on the same side of the
street shall be separated by at least 200 feet of street frontage.
d. A parking court shall be paved and comply with all applicable grading
and drainage standards in the TCDC.
e. A parking court shall have a landscape strip around its perimeter that
is at least 5 feet wide and contains living ground cover and trees
spaced every 15 – 40 feet on center. The ground cover shall include
shrubs of an appropriate height to minimize headlight glare impacts
on adjacent residential uses.
f. A parking court shall be illuminated. All lighting shall be shielded and
directed away from adjacent residential uses.
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 13
g. A parking court that takes access on a public or private Local Street
or alley may be designed to allow vehicle turning or backing
movements within the street or alley. A parking court that takes
access on a public Neighborhood Route may be designed to allow
vehicle turning or backing movements within the public right-of-way
with the approval of the City Engineer.
h. All parking spaces in a parking court shall be clearly marked.
i. A parking court shall be privately owned and maintained by a
homeowner association into perpetuity. For each parking court there
shall be a legal recorded document that includes, at a minimum, the
following:
i. A legal description; and
ii. Ownership; and
iii. Use rights, including responsibility for enforcement; and
iv. A maintenance agreement, including an allocation or method
of determining liability for a failure to maintain.
j. No portion of a parking court, including landscaped areas, shall be
used to satisfy any requirement for open space or recreation.
Additionally, no paved portion of a parking court shall be used as a
development’s stormwater management facility where it would
interfere with the use of the court for parking.
k. A parking court shall be used solely for the parking of operable
passenger vehicles.
E. Adjustments. Adjustments to these standards shall be processed by means
of a Type II procedure, as governed by Section 18.390.040, using approval
criteria in Subsection 18.370.020.C.6.a.
Response: Parking spaces within the proposed development will meet the location
standards of this section, as demonstrated on the attached Parking Plan (See Exhibit C).
1. All on-street parking spaces required in Subsection B.1 – 3 above are either provided
on a street frontage associated with the affected lot or on the same block and within
200 feet of the affected lot. The development does not propose the use of parking courts
and no adjustments are requested.
18.765 OFF-STREET PARKING & LOADING REQUIREMENTS
Response: A Parking Plan is provided in Exhibit C that shows proposed parking, access,
egress, and circulation. As previously described, off-street parking will be provided
within the driveways and garages of future residential dwellings. The proposed
modification does not alter the project’s provision of off-street parking. On-street
parking will be provided as depicted on the Parking Plan in Exhibit C.
18.810 STREET AND UTILITY IMPROVEMENT STANDARDS
18.810.030 Streets
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 14
A. Street location, width and grade. Except as noted below, the location, width
and grade of all streets shall conform to an approved street plan and shall be
considered in their relation to existing and planned streets, to topographic
conditions, to public convenience and safety, and in their appropriate
relation to the proposed use of the land to be served by such streets:
1. Street grades shall be approved by the city engineer in accordance
with subsection N of this section; and
2. Where the location of a street is not shown in an approved street plan,
the arrangement of streets in a development shall either:
a. Provide for the continuation or appropriate projection of
existing streets in the surrounding areas, or
b. Conform to a plan adopted by the commission, if it is
impractical to conform to existing street patterns because of
particular topographical or other existing conditions of the
land. Such a plan shall be based on the type of land use to be
served, the volume of traffic, the capacity of adjoining streets
and the need for public convenience and safety.
Response: The street system is shown on the Circulation Plan in Exhibit B. This system
includes local residential streets with connections to existing arterial street Roy Rogers
Road to the east, east-west collector street and north-south neighborhood route through
the site.
B. Minimum rights-of-way and street widths. Unless otherwise indicated on an
approved street plan, or as needed to continue an existing improved street
or within the downtown district, street right-of-way width and roadway
widths shall not be less than the minimum width described below. Where a
range is indicated, the width shall be determined by the decision-making
authority based upon anticipated average daily traffic (ADT) on the new
street segment. (The city council may adopt by resolution, design standards
for street construction and other improvements. The design standards will
provide guidance for determining improvement requirements within the
specified ranges). These are presented in Table 18.810.1.
1. The decision-making body shall make its decision about desired right-
of-way width and pavement width of the various street types within
the subdivision or development after consideration of the following:
a. The type of road as set forth in the comprehensive plan
transportation chapter - functional street classification.
b. Anticipated traffic generation.
c. On-street parking needs.
d. Sidewalk and bikeway requirements.
e. Requirements for placement of utilities.
f. Street lighting.
g. Drainage and slope impacts.
h. Street tree location.
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 15
i. Planting and landscape areas.
j. Safety and comfort for motorists, bicyclists, and pedestrians.
k. Access needs for emergency vehicles.
Response: There are no proposed modifications to the location, width, or grade of the
Collector and Neighborhood Route. On-street parking is requested to be allowed on the
subject Collector and Neighborhood Route to allow for greater resident access to on-
street parking than currently exists. There are no changes to pedestrian travel along
proposed sidewalks from the approved concept plan. Bicycle travel will be
accommodated through shared travel in the vehicle travel lane. “West River Terrace”
lies on the edge of the River Terrace Community Plan area and abuts the UGB to the
West and to the South with one intervening undeveloped parcel. Since these roadways
will function as local residential streets for the foreseeable future, the conversion of
dedicated bike lanes to shared travel lanes is not expected to negatively impact bicycle
circulation in the neighborhood. The Traffic Report (Exhibit D), referenced above,
confirms that the subject sections of SW Jean Louise Road and SW Sabrina Avenue will
function as local residential streets with less than 1,500 ADT and are thus appropriate
for cyclists sharing the road with motorists. Future County improvements to Roy Rogers
will allow for a pedestrian/bicycle crossing under the bridge crossing where Roy Rogers
crosses the creek. This will provide an off-street trail connection between the
residential areas on the west side of Roy Rogers Road and the future commercial area
east of Roy Rogers Road. Establishing this connection will include paving some of the
existing soft paths within River Terrace Northwest.
Collector Street:
SW Jean Louise Road is the subject collector street. The Circulation Plan (see Exhibit B)
shows proposed Sections C and C2 for the collector street. The proposed collector street
section C shows parking on both sides of the street through conversion of dedicated bike
lanes to shared travel lanes as shown below.
Sample (Figure 18.810.2)
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 16
Proposed Collector
(Exhibit B, Section C):
Neighborhood Route:
SW Sabrina Avenue is the Neighborhood Route. The Circulation Plan (see Exhibit B) shows
the proposed Sections A for neighborhood route and proposed Section A2 for the
resource crossing at the north boundary of the site. As shown on the Circulation Plan
(see Exhibit B), the proposed neighborhood route section A2 will comply with the City
neighborhood route sample cross section. The proposed neighborhood route section A
shows parking on both sides through conversion of dedicated bike lanes to shared travel
lanes as shown below.
Sample (Figure 18.810.3)
Proposed Neighborhood Route
(Exhibit B, Section A)
Planned Development Modification – West River Terrace Pacific Community Design, Inc.
November 21, 2016 (REV. 5/17/17) Page 17
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all arterial and
collector routes and where identified on the city’s adopted bicycle
plan in the transportation system plan (TSP). Bike lane requirements
along collectors within the downtown urban renewal district shall be
determined by the city engineer unless specified in Table 18.810.1.
2. Developments adjoining proposed bikeways identified on the city’s
adopted pedestrian/bikeway plan shall include provisions for the
future extension of such bikeways through the dedication of
easements or rights-of-way, provided such dedication is directly
related to and roughly proportional to the impact of the development.
3. Any new street improvement project shall include bicycle lanes as
required in this document and on the adopted bicycle plan.
Response: The subject site abuts arterial street Roy Rogers Road to the east.
Washington County will be improving Roy Rogers Road in the near future. The County’s
improvements will include bike lanes along Roy Rogers Road.
The requested PD Modification would allow on-street parking through conversion of
dedicated bike lanes to shared travel lanes on Jean Louise Street (collector street) and
Sabrina Avenue (neighborhood route), as shown on the Circulation Plan in Exhibit B.
There are no changes to pedestrian travel along proposed sidewalks from the approved
concept plan. Bicycle travel will be accommodated through shared travel in the vehicle
travel lane. “West River Terrace” lies on the edge of the River Terrace Community Plan
area and abuts the UGB to the West and to the South with one intervening undeveloped
parcel. Since these roadways will function as local residential streets for the foreseeable
future, the conversion of dedicated bike lanes to shared travel lanes is not expected to
negatively impact bicycle circulation in the neighborhood. The Traffic Report (Exhibit
D), referenced above, confirms that the subject sections of SW Jean Louise Road and
SW Sabrina Avenue will function as local residential streets with less than 1,500 ADT and
are thus appropriate for cyclists sharing the road with motorists. Future County
improvements to Roy Rogers will allow for a pedestrian/bicycle crossing under the
bridge crossing where Roy Rogers crosses the creek. This will provide an off-street trail
connection between the residential areas on the west side of Roy Rogers Road and the
future commercial area east of Roy Rogers Road. Establishing this connection will
include paving some of the existing soft paths within River Terrace Northwest.
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 proposed planned development modification to
add parking in lieu of bike lanes on both sides of Jean Louise Street and Sabrina Avenue.
6
11
2
9 7 8
2223
4
8
4
2
4
3
1 1
1 3 3 3 3
SW RUSTIC VIEW LANE SW UMBER
SPRINGS LANE
SW JEAN LOUISE ROADSW FAIRCHILD AVENUESW KATIE SCARLETT AVENUESW SABRINA AVENUESW ROY ROGERS ROAD (C.R. NO. 3150)SW GIDEON AVENUESW RO
C
K
Y
RAMBL
E
L
A
N
E
6
SW ANNA GRACE AVENUESW SILENT FOX TERRACE7
2
2
*********
*****
*
***
*
UNITS CONTAIN
TANDEM GARAGE
PARKING
(2-SPACES), TYP.
2 BEDROOM UNITS
TYP.
3 BEDROOM UNITS
TYP.
5
********
********TVFR22
6 6 6 6
3
12
2
TVFR Fire EngineCustomTVFR Fire Engine
CustomTVFR Fire EngineCustomTVFR Fire Engine
Custom
TVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire Engine
CustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustomTVFR Fire EngineCustom3 6 6 6 6
12
2
7
1 INCH = 60 FEET
60 30 60
SCALE
0
PRELIMINARY
PARKING PLAN
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-029\09 Drawings\04 Civil\Exhibits\395029.(10) Parking Exhibit.dwg - SHEET: 10 PSTPARK Nov 15, 2016 - 2:42pm erik[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
395-029
3/13/2015
POLYGON AT
WEST RIVER
TERRACE
KCS
LEGEND:
NUMBER OF PARKING STALLS
IN A SPECIFIC AREA
CAR IN PARKING SPACE/
ROWHOME DRIVEWAY
20.00'
8.5
20.00'
8.5
REQUIRED PROVIDED
5
ON STREET PARKING
REQUIRED
·DETACHED SINGLE FAMILY:
31 UNITS W/4 OFF-ST. SPACES AT 1 SPACE/2 UNITS =16 SPACES
60 UNITS W/2 OFF-ST. SPACES AT 1 SPACE/1 UNIT =60 SPACES
76 SPACES
·ATTACHED SINGLE FAMILY:
20 UNITS W/2 OFF-ST. SPACES AT 1 SPACE/UNIT =20 SPACES
26 UNITS W/3 OFF-ST. SPACES AT 1 SPACE/2 UNITS =13 SPACES
33 SPACES
PROVIDED
·DETACHED SINGLE FAMILY:167 SPACES
·ATTACHED SINGLE FAMILY
(INCLUDES 12 SPACES IN PARKING COURT): 40 SPACES
207 SPACES
OFF STREET PARKING
REQUIRED
·DETACHED SINGLE FAMILY:
91 UNITS AT 1 SPACE/UNIT =91 SPACES
·ATTACHED SINGLE FAMILY:
40 - 2 BEDROOM UNITS AT 1.5 SPACES/UNIT =60 SPACES
6 - 3 BEDROOM UNITS AT 1.75 SPACES/UNIT =11 SPACES
71 SPACE
PROVIDED
·DETACHED SINGLE FAMILY:
(FRONT LOAD)
31 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES =124 SPACES
(ALLEY LOAD)
60 UNITS W/2 CAR GARAGE =120 SPACES
244 SPACES
·ATTACHED SINGLE FAMILY:
11 - UNITS W/1 CAR GARAGE + 1 DRIVEWAY SPACE =22 SPACES
26 - UNITS W/2 CAR GARAGE + 1 DRIVEWAY SPACE =78 SPACES
9 - UNITS W/2 CAR GARAGE =18 SPACES
118 SPACES
Lock to Lock Time
Track
Width
:
:
:
feetTVFR Fire Engine
6.0
8.00
8.00
21.426.67
44.00
Steering Angle 40.0:
2-BEDROOM ROWHOME
3-BEDROOM ROWHOME
TANDEM GARAGE
ROWHOME (2 SPACES)*
10/27/2016
PRIVATE ALLEY
PRIVATE STREET
WALK BOTH SIDES
PRIVATE STREET
WALK ONE SIDE
98.00'
ULTIMATE RIGHT OF WAY
12.00'
TRAVEL
LANE MEDIAN
TURN LANE
EXISITING EDGE
OF PAVEMENT
VARIES 21' TO 30'
12.00'
TRAVEL
LANE
7.00'
49.00' HALF STREET 45.27'
ROY ROGERS ROAD
5-LANE COUNTY ARTERIAL
6.00'
BIKE
LANE
94.27'
RIGHT OF WAY
3.73' FUTURE
DEDICATION - WEST SIDE
3.73'
DEDICATION
5.50'
PLANTER
6.00'
WALK
20.00'
TRAVEL
30.00'
RIGHT OF WAY
18.50'
SETBACK
6.00'
SETBACK
5.00'
WALK
20.00'
TRAVEL
20.00'
RIGHT OF WAY
3'-5'
SETBACK
3'-5'
SETBACK
5.00'
WALK
20.00'
27.00'
TRACT
OPEN SPACE/
PARK
VARIES 20'/25'
SETBACK
5.00'
WALK
MOUNTABLE
CURB, TYP.
MOUNTABLE
CURB, TYP.
G1 F G3E
SW RUSTIC VIEW LANE SW UMBER
SPRINGS LANE
SW JEAN LOUISE ROADSW FAIRCHILD AVENUESW KATIE SCARLETT AVENUESW SABRINA AVENUESW ROY ROGERS ROAD (C.R. NO. 3150)SW GIDEON AVENUESW RO
C
K
Y
RAMBL
E
L
A
N
E
SW ANNA GRACE AVENUESW SILENT FOX TERRACETVFRBB A B B
B
B
C2
BB A B B
G1
G3G3G3
F
A2
G3 G3 G3
E
FG1
G1
G1
CC
5.5'
PLANTER
STRIP
5.5'
PLANTER
STRIP
50.0'
RIGHT OF WAY
5.0'
WALK
PARKING
5.0'
WALK
PARKING
28.0'
PAVED WIDTH
0.5'0.5'
LOCAL RESIDENTIAL
CITY OF TIGARD SKINNY STREET OPTION
PARKING ON BOTH SIDES
5.50'
WALK
36.00'
RIGHT OF WAY
24.00'0.50'0.50'
2-LANE CITY COLLECTOR -
NARROW SECTION
5.50'
WALK 62'
RIGHT OF WAY
CITY COLLECTOR
SW JEAN LOUISE ROAD
PARKING ON TWO SIDES
10.0'
TRAVEL
LANE 5.5'
PLANTER
STRIP
8.0'
WALK
0.5'7.0'
PARKING5.5'
PLANTER
STRIP
8.0'
WALK
34'
PAVEMENT
10.0'
TRAVEL
LANE
5.5'
PLANTER
STRIP
5.5'
PLANTER
STRIP
58.0'
RIGHT OF WAY
5.0'
WALK
5.0'
WALK36.0'
PAVED WIDTH
0.5'0.5'
NEIGHBORHOOD ROUTE
PARKING ON TWO SIDES
8.0'
PARKING
10.0'
TRAVEL
LANE
10.0'
TRAVEL
LANE
BA2 CA
8.0'
PARKING
74'
RIGHT OF WAY
3-LANE CITY COLLECTOR
SW JEAN LOUISE ROAD
NO PARKING
6.0'
BIKE
LANE
11'
TRAVEL
LANE
5.0'
WALK
0.5'
46'
PAVEMENT
11.0'
TRAVEL
LANE
C2
7.0'
PARKING
12.0'
TRAVEL
LANE
5.0'
WALK
0.5'6.0'
BIKE
LANE
1 INCH = 60 FEET
60 30 60
SCALE
0
PRELIMINARY
CIRCULATION PLAN
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-029\09 Drawings\04 Civil\Exhibits\395029.(10) Parking Exhibit.dwg - SHEET: (9) PCIRC Nov 15, 2016 - 2:42pm erik[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
395-029
3/13/2015
POLYGON AT
WEST RIVER
TERRACE
KCS
LEGEND:
ROAD SECTION TYPE
SEE THIS SHEET FOR DETAILS
PROJECT BOUNDARY
C
10/27/2016
FILENAME: H:\PROJFILE\13197 - ROSHAK RIDGE AND SOUTH RIVER TERRACE\REPORT\WEST RIVER TERRACE\JANUARY 2017 WEST RIVER TERRACE
ADT MEMO.DOCX
MEMORANDUM
Date: January 5, 2017 Project #: 13197
To: Kim McMillan, PE, City of Tigard
Fred Gast, Polygon Northwest
Stacy Connery and Jim Lange, Pacific Community Design
From: Julia Kuhn, PE
Project: River Terrace
Subject: Estimated Volumes for West River Terrace and River Terrace Northwest Streets
Polygon Northwest is developing the West River Terrace and River Terrace Northwest neighborhoods
within the River Terrace Community Plan Area. These new neighborhoods will be located to the
southwest of the SW Roy Rogers Road/SW Scholls Ferry Road intersection. Attachment “A” illustrates
the streets proposed to serve both neighborhoods. A Traffic Impact Study (TIA) was performed for the
River Terrace Northwest neighborhood in June 2015 and for the West River Terrace neighborhood in
March 2015 as part of both neighborhoods’ land use applications. In the River Terrace Northwest TIA,
access was assumed via SW Satsuma Avenue/SW Scholls Ferry Road and via an interim access to SW
Roy Rogers Road (both were assumed as full access, unsignalized locations). As part of the West River
Terrace, access was assumed only via SW Jean Louise Road/SW Roy Rogers Road. Since the TIA
submittals, the interim access to Roy Rogers Road has been eliminated and instead access to these two
neighborhoods is planned to occur only via a full movement, unsignalized intersection of SW Satsuma
Avenue/SW Scholls Ferry Road and a full movement, signalized intersection at SW Jean Louise
Road/SW Roy Rogers Road.
As part of the West River Terrace neighborhood development, Polygon Northwest would like to add
on-street parking to SW Sabrina Avenue (a neighborhood route) and SW Jean Louise Road (a collector).
As requested by the City of Tigard Planning Department, this memorandum provides an estimate of the
average daily traffic on both roadways assuming buildout of both neighborhoods as well as the
potential development of 96 homes to the south of West R iver Terrace to understand whether the use
of on-street parking instead of providing on-street bike lanes is appropriate. As will be discussed, it
appears that the traffic volumes and street environment would be conducive to cyclists “sharing the
road” with motorists and therefore, on-street parking could be supplied on these street segments.
The remainder of this memorandum outlines our analyses.
River Terrace Project #: 13197
January 5, 2017 Page 2
Kittelson & Associates, Inc. Portland, Oregon
Street Context
As outlined in the Transportation System Plan (TSP) for the River Terrace Community, the type and
extent of bicycle facilities that should be provided along a given roadway often consider such factors
as:
The functional classification of the roadway;
The projected traffic volumes and speeds (lower volume/speed environments foster
sharing a roadway versus higher speed/volume warrant separate bike facilities);
The roadway grades (hilly sections often necessitate bike lanes to avoid speed differentials
between cyclists and motorists);
The destinations served by the bike facility as well as connectivity to other facilities; and,
Other facility options provided, such as mixed use pathways, etc.
In the case of Polygon’s request for West River Terrace, some considerations include:
This section of SW Jean Louise Road is at the western edge of the Urban Growth Boundary
(UGB). As such, it is provides access to SW Roy Rogers Road for the West River Terrace and
Northwest River Terrace neighborhoods. It is also anticipated to provide access for the
future development of 96 homes to the south of West River Terrace. It does not extend to
other neighborhoods to the west or the south. In addition, the section to the west of SW
Sabrina Avenue will function as a local street as the number of homes served is relatively
minor.
SW Jean Louise Road (a collector) has an essentially flat grade.
The roadway and neighborhood design fosters a lower speed environment for motorists as
both streets have narrow pavement widths, landscaping adjacent to the roadway, and small
lots adjacent to the street.
As will be discussed below, the traffic volumes on both segments where parking is desired
are conducive to a shared facility environment.
Traffic Volume Estimations
The estimated trip generation for the three neighborhoods is shown in Table 1. The trip generation
calculations are based on the rates included in the Trip Generation Manual, 9th Edition (Institute of
Transportation Engineers, 2012).
River Terrace Project #: 13197
January 5, 2017 Page 3
Kittelson & Associates, Inc. Portland, Oregon
Table 1. Estimated Neighborhood Trip Generation
Land Use ITE Code Dwelling
Units
Total Daily
Trips
Weekday AM Peak Hour Weekday PM Peak Hour
Total Trips In Out Total Trips In Out
River Terrace Northwest
Single Family
Homes 210 152 1,448 114 29 85 152 96 56
Townhomes 230 63 366 28 5 23 33 22 11
Total 215 1,814 142 34 108 185 118 67
West River Terrace
Single Family
Homes 210 92 876 69 17 52 92 58 34
Townhomes 230 46 268 20 3 17 24 16 8
Total 138 1,144 89 20 69 116 74 42
Potential Future Development to South
Single Family
Homes 210 96 914 72 18 54 96 60 36
Total All Three Neighborhoods
Total 449 3,872 303 72 231 397 252 145
Estimated Average Daily Traffic (ADT)
Based on the previous TIAs prepared for the neighborhoods, we estimate that the traffic volumes for
the two roadways as follows:
SW Jean Louise Road west of SW Sabrina Avenue – this section of the roadway will serve
part of the West River Terrace and the future 96-home neighborhood. For the purposes of
the volume estimation, we assumed that one-third of the trips from both neighborhoods
would traverse this segment. This results in an estimated ADT of 680 vehicles.
SW Jean Louise Road just east of SW Sabrina Avenue – this section of the roadway will serve
part of the River Terrace Northwest, part of the West River Terrace and part of the future
96-home neighborhood. For the purposes of the volume estimation, we assumed that one -
third of the trips from both West River Terrace and the future 96-home neighborhood
would be on this segment. We also assumed that those trips previously assumed in the TIA
for River Terrace Northwest that would use the “interim” access to SW Roy Rogers Road
would instead use SW Jean Louise Road. This results in an estimated ADT of 1,406 vehicles.
SW Jean Louise Road just west of SW Roy Rogers Road – this section of the roadway will
serve part of the River Terrace Northwest, all of the West River Terrace and all of the future
96-home neighborhood. For River Terrace Northwest, we assumed that those trips
previously assumed to use the “interim” access to SW Roy Rogers Road would instead use
SW Jean Louise Road. This results in an estimated ADT of 2,784 vehicles.
River Terrace Project #: 13197
January 5, 2017 Page 4
Kittelson & Associates, Inc. Portland, Oregon
SW Sabrina Avenue just north of SW Jean Louise Road – this segment of the roadway will
primarily serve trips associated with a portion of River Terrace Northwest. This would result
in an estimated ADT of 726 vehicles.
Table 2 summarizes the estimated number of vehicle trips associated with each neighborhood
contributing to the roadway segment ADT calculations.
Table 2. Estimated ADT by Roadway Segment
Roadway Segment
Estimated ADT
River
Terrace NW
West River
Terrace
Future
Neighborhood Total
SW Jean Louise just west of SW Sabrina 0 378 302 680
SW Jean Louise just east of SW Sabrina 726 378 302 1,406
SW Jean Louise just west of SW Roy Rogers 726 1,144 914 2,784
SW Sabrina to north of SW Jean Louise 726 0 0 726
As shown, the level of daily traffic on three of the four roadway segments is estimated to be less than
1,500 vehicles per day, consistent with those volumes of a local street. On the section of SW Jean
Louise Road at the intersection with SW Roy Rogers Road, the traffic volumes are 2,784 ADT, which is
reflective of a neighborhood route or low-volume collector. In all cases, the level of volume anticipated
for each of the segments is consistent with use of a shared roadway environment for cyclists and
motorists.
Considering the planned signalization of the SW Jean Louise Road/ SW Roy Rogers Road intersection,
the wider segment of SW Jean Louise Road between SW Gideon Avenue and SW Roy Rogers Road is
planned to be striped as a three-lane roadway with no on-street parking (allowing for provision of east-
west left-turn lanes at the traffic signal). Subject to City direction, provision of three-lane striping of
roadway at the intersection with no on-street parking creates the potential opportunity to stripe
bicycle lanes along the segment of SW Jean Louise Road between SW Gideon Avenue and SW Roy
Rogers Road to facilitate bicycle movement through the signalized intersection and to help position
cyclists for detection at the traffic signal.
Effect of Potential Future Commercial Development
The River Terrace Community Plan identifies the future development of a neighborhood
commercial/mixed-use area on the east side of SW Roy Rogers Road across from West River Terrace.
No site plans have been submitted or approved for this property yet; however, City staff inquired
whether the future development of this property would change the roadway volumes projected within
the West River Terrace neighborhood. Based on our review, the future development of the commercial
property will not materially change the estimated ADTs shown in Table 2, as the trips will still follow
the same overall regional distribution assumed in the previous TIAs.
River Terrace Project #: 13197
January 5, 2017 Page 5
Kittelson & Associates, Inc. Portland, Oregon
Once the neighborhood commercial area does develop, it will be important to provide safe and
comfortable pedestrian crossing opportunities of SW Roy Rogers Road (likely at the SW Jean Louise
Road traffic signal).
Conclusions
Based on the above analysis, the proposed sections of SW Jean Louise Road and SW Sabrina Road for
on-street parking are appropriate for cyclists “sharing the road” with motorists. Please let us know if
you have any additional questions.
Attachments
Attachment A: Preliminary Circulation Plan
Appendix A Site Plan
12564 SW Main Street, Tigard, OR 97223 [T] 503-941-9484 [F] 503-941-9485
M E M O R A N D U M
DATE: July 5, 2017
TO: Monica Bilodeau
City of Tigard, Community Development Department
FROM: Stacy Connery
Pacific Community Design, Inc.
RE: West River Terrace – PD Modification; Case ID: PDR2016-00014
This Memo is submitted in response to two (2) comment letters (Vicky Rodrigues
email dated June 25, 2017 and Ruthe States email dated June 29, 2017) received
by the City regarding the proposed modification to SW Jean Louise Road and SW
Sabrina Avenue to convert bicycle lanes to on-street parking until these streets are
extended to function as a collector and neighborhood route, respectively.
Both comment letters express concerns relating to aesthetics and safety, including
the following.
Visibility and traffic circulation impeded by on-street parking (including
school buses and emergency vehicles, and intersection sight distance)
Vehicles left for extended periods of time/abandoned vehicles
City maintenance/repair days limited due to on-street parking
Question whether ADT’s are low enough for shared travel lanes
On-street parking would detract from streetscape views and community
aesthetics
Speeding
City of Tigard Development Code includes requirements for Clear Vision Areas at
all intersections and driveways, per Chapter 18.795. Additionally, adequate sight
distance is required to be provided at all intersections per AASHTO intersection
design criteria. These roadways have been designed and constructed in compliance
with these standards. Compliance with these standards would not be altered with
the allowance of on-street parking. No individual driveway access from homes to
Jean Louise Road or Sabrina Avenue will occur, as the homes have been designed
to take garage/driveway access from a rear alley or a side street. Additionally,
the Updated Parking Plan (see Exhibit C of the Narrative & Compliance Report for
Planned Development Modification - West River Terrace, written November 21,
2016) demonstrates that fire truck access can still occur along the subject roadways
with the provision of on-street parking.
Tigard’s Municipal Code places limitations on the length of time that a vehicle may
be parked in the street and establishes a process for addressing abandoned vehicles
(see Chapter 7.60). This Code applies to all City streets and is enforced by the
City.
When City maintenance/repair days are planned, the City will place notice in
advance if there is need to restrict parking for maintenance/repair to occur.
Kittelson & Associates, Inc., the project’s Traffic Engineer, has evaluated the
anticipated Average Daily Traffic (ADT) at full build-out of the River Terrace
Community Plan for the subject area south of Scholls Ferry Road and west of Roy
Rogers Road and concluded that the segments of the subject roadways proposed
for on-street parking will have ADT’s less than 1,500 (see Exhibit D of the Narrative
& Compliance Report for Planned Development Modification - West River Terrace,
written November 21, 2016). Local streets have ADT’s of 1,500 or less and are
acceptable for shared travel lanes. The project’s Traffic Engineer has concluded
that the segments of Jean Louse Road and Sabrina Avenue proposed for on-street
parking are appropriate for parking and shared travel lanes due to the low number
of trips anticipated for this area for the foreseeable future.
The aesthetic appeal that has attracted many homeowners to the West River
Terrace development will remain intact. No changes to the streetscape are
proposed, other than the addition of on-street parking. Homes fronting the street,
street trees, and planter strips will still be viewable with on-street parking.
Jean Louise Road and Sabrina Avenue have street widths that are wider than local
streets. Typically, travel speeds increase with wider roads. Providing on-street
parking on these roadways would have the affect of lowering travel speeds and
help make these streets safer and function more consistent with their anticipated
functioning as local streets.
Thank you.
City of Tigard
Memorandum
To: President Calista Fitzgerald and Planning Commissioners
From: Monica Bilodeau, Associate Planner
Re: Interstate Roofing SW 74th Ave Vacation, VAC2017-00001
Date: July 10, 2017
Proposal Description:
The Applicant requests approval of a 15 foot-wide street vacation along the frontage of Lot 16 of
the Fanno Creek Acre Tracts; along SW 74th Avenue, Washington County Tax Lot ID Number
2S112AC01700. Twenty feet of property was previously dedicated in 1995. Currently, only five feet
is needed for dedication and frontage improvements to SW 74th Ave. The purpose of the vacation is
to align the public right-of-way width of SW 74th with the existing right-of-way on adjacent parcels.
Compliance Review and Staff Recommendation:
The proposed vacation will not negatively affect existing or planned transportation or other public
facilities and services. The appropriate public facilities and street improvements have been
conditioned to the previously approved Site Development Review (SDR2016-00003) on August 22,
2016; therefore staff has found that the proposal is in compliance with the comprehensive plan.
Staff Recommendation:
Staff recommends that the Planning Commission recommend approval of the proposed 74th Avenue
Vacation to City Council. The subject vacation is proposed to become effective 30 days after City
Council approval.
PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGAL NOTICE
SECTION OF TIGARD TIMES, THE FOLLOWING:
PUBLIC HEARING ITEM:
The following will be considered by the Tigard Planning Commission on Monday July 17, 2017 at 7:00 PM at the
Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon.
Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and the rules of
procedure set forth in Section 18.390.050. The Planning Commission’s review is for the purpose of making a decision on the
request.
Further information may be obtained from the City of Tigard Planning Division (Staff contact: Monica Bilodeau,
MonicaB@tigard-or.gov) at 13125 SW Hall Blvd., Tigard, Oregon 97223 or by calling 503-718-2427.
- RIVER TERRACE WEST MODIFICATION-
PLANNED DEVELOPMENT REVIEW (PDR) 2016-00014
REQUEST: The applicant requests to revise portions of the street section on SW Jean Louise Road, a city collector
and SW Sabrina Avenue, a neighborhood route, to remove dedicated bike lanes and convert them to shared travel lanes
with the addition of parking on both sides. Through the planned development process the applicant has the ability,
under Section 18.350.070.C.8, to modify the street standards with the City Engineer’s approval. The applicant requests
this change in order to respond to the lack of available parking in this phase of development and the high demand for
parking. Additionally, the average daily traffic counts for both streets are low enough to warrant shared travel lanes.
LOCATION: Westside of SW Roy Rogers Road approximately 1,000 feet north of SW Bull Mountain Road; Right-
of-way located on SW Jean Louise Road and SW Sabrina Avenue. ZONES: R-7 and R-25, Medium, and Medium-
High Density Residential Designations. APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795
and 18.810.
(ATTACHED VICINITY MAP TO BE PUBLISHED WITH THIS NEWSPAPER PUBLICATION)
TT PUBLISH DATE: June 22, 2017