11/17/2014 - Packet
Completeness Review
for Boards, Commissions
and Committee Records
CITY OF TIGARD
Planning Commission
Name of Board, Commission or Committee
Date of Meeting
I have verified these documents are a complete copy of the official record.
Doreen Laughlin
Print Name
Signature
Date
PLANNING COMMISSION AGENDA – NOVEMBER 17, 2014
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1
City of Tigard
Planning Commission Agenda
MEETING DATE: November 17, 2014; 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 7:05 p.m.
5. PUBLIC HEARING – RIVER TERRACE (CPA) 2014-00001
A Comprehensive Plan Amendment (CPA) to adopt the River Terrace Community Plan,
Comprehensive Plan Designations, Natural Resources Maps and River Terrace Addendum to the
city’s Transportation System Plan.
6. OTHER BUSINESS 9:05 p.m.
7. ADJOURNMENT 9:10 p.m.
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 November 17, 2014 at 7:00 PM and
the Tigard City Council on Tuesday, December 16, 2014 at 6:30 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 rules of
procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Section 18.390.060.E. The
Planning Commission’s review is for the purpose of making a recommendation to the City Council on the request. The
Council will then hold a public hearing on the request prior to making a decision.
Further information may be obtained from the City of Tigard Planning Division (Staff contact: Susan Shanks) at 13125
SW Hall Blvd., Tigard, Oregon 97223 or by calling 503-718-2454.
COMPREHENSIVE PLAN AMENDMENT (CPA) 2014-00001
- RIVER TERRACE COMMUNITY PLAN –
REQUEST: A comprehensive plan amendment to adopt the River Terrace Community Plan, Comprehensive Plan
Designations, Natural Resource Maps and a River Terrace addendum to the city's Transportatio n System Plan.
LOCATION: River Terrace Plan Area. APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.380.020 and 18.390.060.G; Comprehensive Plan Goals 1, 2, 5, 6, 7, 8, 10, 11, 12, 13 and 14; Statewide
Planning Goals 1, 2, 5, 6, 7, 8, 10, 11, 12, 13 and 14; and Metro’s Urban Growth Management Functional Plan Title
1, 3, 11, 12, 13 and 14.
(THERE IS NO MAP TO BE PUBLISHED WITH THIS NEWSPAPER PUBLICATION. THANK YOU)
TT PUBLISH DATE: October 30, 2014
City of Tigard
Memorandum
To: Planning Commission
From: Susan P Shanks, Senior Planner
Re: Public Comments on River Terrace Community Plan
Date: November 3, 2014
Please find attached two sets of comments on various aspects of the River Terrace Community
Plan. The Planning Commission should consider those comments that relate to the following
documents at its hearing on November 17, 2014
River Terrace Community Plan
River Terrace Transportation System Plan Addendum
Please be aware that some of the comments pertain to other documents that the Planning
Commission will not be considering at its November 17 hearing, namely the River Terrace
Funding Strategy, River Terrace Park System Master Plan Addendum, and River Terrace
Stormwater Master Plan. The River Terrace Stormwater Master Plan has already been adopted
by Council. The former two documents will be considered for adoption by Council at a public
hearing on December 16, 2014.
L:\Project\17200\17280\Admin\Corresp\Tigard_OtakCommentsLtr_2014-10-31.doc
October 31, 2014
Susan Shanks, Planner
(via email only)
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
R e : Arbor Homes Comments on the Draft River Terrace Community Plan
— Otak Project No. 17280
Dear Susan:
Please provide this letter and attachment to the Planning Commission and include it as part of the
public record.
On behalf of Arbor Homes we are submitting the following comments regarding the draft River
Terrace Community Plan.
1. River Terrace Boulevard
We are convinced that River Terrace Blvd is over designed and way too costly given its function and
how it fits into the plan. The current cost estimate, end to end, for this collector street is
$50,000,000. This road was initially designated as a neighborhood route by the West Bull Mountain
plan based on the forecasted traffic volumes and the fact that it would not be signalized at Scholls
Ferry Road. The traffic forecast volumes have not changed and we are convinced there will not be a
signal at Scholls Ferry Road.
The city is proposing the boulevard as a collector and signature road for River Terrace by widening
the right-of-way from 70 feet to approximately 110 feet with extensive landscaping, a multipurpose
trail and large median. We think the idea of an enhanced road with a continuous trail is good but this
goes too far. The projected cost of $50,000,000 equates to about $20,000 per proposed unit in the
district ($50M/2500 units). This puts development at an acute financial disadvantage compared to
other adjacent districts (South Cooper Mountain). It simply won’t work and is not a necessary
improvement.
We have enclosed a memorandum from Kittelson & Associates, Inc. dated September 4, 2014, that
evaluates the feasibility of the proposed roadway from an operation and cost standpoint.
Susan Shanks Page 2
River Terrace Community Plan October 31, 2014
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2. Storm Water Facilities
The challenges of providing Regional Stormwater Facilities are outlined in the River Terrace
Stormwater Master Plan, but specific details are not addressed in the proposed adoption of the
Community Plan. Flexibility on design and implementation is required to allow phased development
within a potential immediate and accelerated development schedule.
Some of the stormwater infrastructure strategies in the Stormwater Master Plan are based on
the City’s intention to adopt new design standards in cooperation with Clean Water Services (CWS).
The timing of defining, approving, and implementing these new standards must match the projected
timing for development, or the immediate development should be allowed flexibility in providing
smaller scale facilities that meet current City/CWS standards.
The funding and land acquisition strategies for the Regional Stormwater Facilities are not clearly
defined. This could have an impact on the timing and placement of regional facilities for the initial
development phases in River Terrace. While the Stormwater Management Plan provides
alternatives/flexibility for interim and smaller facilities, these interim facilities are costly and impact
infrastructure and site layout planning for adjacent development.
The implementation of LIDA facilities on individual single family lots creates significant challenges
for siting and sizing, operation, and on-going maintenance (Strategy Areas B and C). LIDA on
single family lots was considered in the Villebois Community Plan in the City of Wilsonville but
never implemented with development, mainly due to these challenges. LIDA on single family lots
was not required in the Regional Facility approach for stormwater treatment in North Bethany.
Alternatives to LIDA on single family lots would be to allow additional localized (by subdivision)
water quality facilities, or incorporation into a regional water quality only facility.
The “excess” right-of-way located on the east side of Roy Rogers Road, south of the existing PGE
facilities, should be considered for regional stormwater facilities.
3. Finance Strategy
We acknowledge that the finance plan is not under consideration by the planning commission at this
time. However, the Transportation System Plan and other infrastructure systems set the framework
for creating a quality community plan. These dictate the cost of development. It is difficult to adopt
a specific plan without knowing how financing the improvements will work. We encourage the city
to accelerate the finance plan and, at a minimum, provide cost “ bookends” early on to ensure that
implementation is financially feasible and somewhat in line with other districts (especially to the
north).
4. Planned Development Ordinance
We understand that the city will be updating their planned development ordinance as part of the
community plan process. We again encourage that this be accelerated. We believe the open space
requirements in the current ordinance do not reflect the goals of the community plan. The plan
Susan Shanks Page 3
River Terrace Community Plan October 31, 2014
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designates open space locations as a whole vs. requiring a flat percentage of site area per application.
Other flexible standards of an enhanced Planned Development ordinance will further the objectives
of the plan. We look forward to the opportunity to be of assistance and provide input on this
important code change.
5. Timing for Applications
We would like to be able to submit development applications before the funding and finance plans
are complete. This would facilitate 2015 site development (dry season). Developers should be able to
submit and receive land use approvals and review of final engineering before the adoption of the
finance plan. The final permits would be issued once the finance plan is adopted.
We respectfully request that the city consider our concerns raised on these matters.
Sincerely,
Otak, Incorporated
Don Hanson
Principal
Enclosures: “River Terrace Boulevard Feasibility” Memorandum dated September 4, 2014, by Kittelson & Associates, Inc.
DH; kg
Dan Grimberg, West Hills Development
Mark Butoric, Kittelson & Associates, Inc.
Mike Peebles, Otak, Inc.
Project files
FILENAME: H:\PROJFILE\11057 - WEST BULL MOUNTAIN CONCEPT PLAN REVIEW\RIVER TERRACE BLVD ASSESSMENT\RIVER
TERRACE BLVD ASSESSMENT_V3.DOCX
MEMORANDUM
Date: September 4, 2014 Project #: 11057.2
To: Dan Grimberg, West Hills Development
From: Marc Butorac, PE, PTOE; Kelly Laustsen
Project: West Bull Mountain Concept Plan Review
Subject: River Terrace Boulevard Feasibility
This memorandum provides further assessment of the proposed River Terrace Boulevard in Tigard,
Oregon. The intent is to further evaluate the feasibility of the proposed roadway, both in terms of
operations and cost. The first section of this memorandum analyzes operations at the intersection of
River Terrace Boulevard/Scholls Ferry Road and considers when (and if) a traffic signal will be
warranted in the future and if it can be accommodated from an access spacing and queue storage
perspective. The analysis also evaluated the potential difference in traffic volumes associated with and
without a connection to SW Luke Lane. The second section considers cross-section options for River
Terrace Boulevard and estimated costs.
INTERSECTION OPERATIONS
The proposed River Terrace Boulevard will connect to Scholls Ferry Road as shown in Exhibit 1, and is
located approximately 1,000 feet from both SW Roy Rogers Road and SW Barrows Road (centerline to
centerline). The intersection was analyzed to assess operations with and without a traffic signal and to
determine when (and if) a traffic signal would likely be warranted at the intersection. Based on the
assessment documented in the DKS & Associates’ April 9, 2014 memorandum, the primary turning
movements at the River Terrace Boulevard/Scholls Ferry Road intersection are the northbound right-
turn and westbound left-turn which reflect the residential nature of the recently annexed urban
reserve area, the employment areas to the north, and the urban growth boundary to the west. These
two primary movements can be served under two-way stop control. The upstream signal at SW Roy
Rogers Road should create gaps in the eastbound traffic stream to allow vehicles destined to or
originating from River Terrace Boulevard to safely transition to/from Scholls Ferry Road. Only
considering left-turning vehicles from River Terrace Boulevard to Scholls Ferry Road, a traffic signal is
not likely to be warranted in 2035 based on guidance provided in the Manual of Uniform Traffic Control
Devices (MUTCD). According to signal warrant 3 in the MUTCD, 100 peak hour vehicles on the minor
street approach is the lower threshold volume to warrant a traffic signal (based on a one-lane roadway
West Bull Mountain Concept Plan Review Project #: 11057.2
September 4, 2014 Page 2
Kittelson & Associates, Inc. Portland, Oregon
and a major street approach with a total of 1500 vehicles per hour or more). As provided in the DKS &
Associates’ memorandum, during the morning and evening peak hours, 85 to 90 left-turning vehicles
would be anticipated on River Terrace Boulevard in 2035 if a traffic signal were installed.
As stated in the DKS & Associates memorandum, the analysis does not lead to a clear recommendation
for a traffic signal. Northbound left-turn demand is not expected to be significant and vehicles can re-
route to Roshak Road or Roy Rogers Road without significantly impacting operations. Westbound left-
turn demand at SW Roy Rogers Road/SW Scholls Ferry Road is expected to be high with significant
queues, which are expected to extend through the proposed River Terrace Boulevard/SW Scholls Ferry
Road intersection. Therefore, a signal at River Terrace Boulevard could disrupt westbound operations
on SW Scholls Ferry Road and would likely be impacted by queues from SW Roy Rogers Road. Given
these considerations, a traffic signal is not likely to be warranted or recommended by 2035.
Exhibit 1: Proposed River Terrace Boulevard connection to SW Scholls Ferry Road
A connection to SW Luke Lane to the east of River Terrace is under consideration. The connection is
likely to have a marginal change in the number of northbound left-turn movements and is not
anticipated to significantly impact operations at the River Terrace Boulevard/SW Scholls Ferry Road
intersection. If a signal is provided at River Terrace Boulevard/SW Scholls Ferry Road and a connection
to SW Luke Lane is made, a small amount of traffic from the neighborhood may use SW Luke Lane to
access the signal at SW Scholls Ferry Road (shown in Exhibit 1 with the orange dashed line). With two-
way stop control at River Terrace Boulevard/SW Scholls Ferry Road and a connection to Luke Lane,
some vehicles from River Terrace may re-route through the neighborhood via SW Luke Lane to reach
the signal at SW Barrows Road (shown in Exhibit 1 with the purple dashed line). Either way, the re-
SW Scholls Ferry Rd
West Bull Mountain Concept Plan Review Project #: 11057.2
September 4, 2014 Page 3
Kittelson & Associates, Inc. Portland, Oregon
routing of vehicles destined westbound on Scholls Ferry Road with a SW Luke Lane connection is likely
to be negligible given the low volume of vehicles that would be served by the connection. However, it
should be noted that the SW Luke Lane connection will likely pull a number of eastbound oriented trips
from the River Terrace that are destined to the two commercial developments (the Village on Scholls
Ferry and Progress Ridge Townsquare) located on SW Barrow Road.
RIVER TERRACE BOULEVARD OPTIONS
River Terrace Boulevard has been proposed as a collector with a 112 foot right-of-way in the latest
information provided by the City of Tigard (April 16, 2014 memorandum with subject “River Terrace
Project Updates”). The cross-section includes additional landscaping and sidewalks to encourage slower
speeds and a multimodal environment and create a gateway corridor into the River Terrace area. The
purpose of this alternative concept evaluation is to determine the extent of the right-of-way impacts on
potential development and the overall improvement costs to implement the new roadway. Toward
this effort, two alternative concepts were developed for the roadway, compared with the original
option in Table 1. Images of each additional option are provided in Exhibits 2 through 4.
Table 1. River Terrace Boulevard Alternative Cross-Section Concepts
Alternative Concepts Exhibit Right of Way
Cross Section
Differences Cost Estimate1
A. Proposed Collector 2 112’ Additional sidewalks and
planter/landscape
$26.7m (Otak)
$36.7m (City)
$20.2m (DKS)
B. City Standard
Collector 3 93’ Wider paved area $23.4m (Otak)
C. City Neighborhood
Route 4 65’ No median $18.4m (Otak)
1Otak developed the cost estimates for alternatives B and C. Otak, the City, and DKS developed cost estimates for alternative A.
As seen in the table, the cost estimates for Alternative A produced by Otak, the City, and DKS &
Associates differ significantly. The City assumed a higher cost for the bridge/culvert reconstruction
(assuming construction of full bridges, as opposed to box culverts) and different right of way and
construction costs. However, the relative cost difference between the alternatives can be seen by
reviewing the cost estimates provided by Otak, which were developed using a consistent methodology
for the three alternatives. The estimates show that Alternative B and Alternative C reduce the cost of
the roadway by about 12% and 31%, respectively. This cost difference is largely a result of the
decreased ROW needs and construction costs with the reduced cross-section.
Alternative B and Alternative C require less right of way than Alternative A, leaving additional land for
development. Alternative B provides approximately 3.4 additional acres of developable area while
Alternative C provides approximately 8.5 acres (both compared to Alternative A). This land could be
developed, generating tax revenues and development fees.
West Bull Mountain Concept Plan Review Project #: 11057.2
September 4, 2014 Page 4
Kittelson & Associates, Inc. Portland, Oregon
All alternatives provide two vehicular lanes of travel, on-street vehicle parking, and some form of
bicycle and pedestrian accommodations. Based on projections provided in the River Terrace Update
(City of Tigard TSP Addendum), all alternatives provide sufficient vehicular capacity to serve 2035
demand. All alternatives provide sidewalk facilities separated from vehicular travel by landscaping.
Alternative A provides a multi-use path to serve bicycles and pedestrians, while Alternative B provides
on street bike-lanes and Alternative C assumes vehicles and bicyclists share the road.
Exhibit 2 – Proposed Collector (Alternative A)
Exhibit 3 – City Collector (Alternative B):
West Bull Mountain Concept Plan Review Project #: 11057.2
September 4, 2014 Page 5
Kittelson & Associates, Inc. Portland, Oregon
Exhibit 4 – Neighborhood Route (Alternative C)
CONCLUSIONS
As described in the sections above, the proposed River Terrace Boulevard is planned to connect to SW
Scholls Ferry Road between SW Roy Rogers Road and SW Barrows Road. Given the limited demand of
northbound left-turning vehicles from River Terrace Boulevard, availability of alternative routes, and
storage deficiency at the SW Roy Rogers Road intersection for westbound left-turning vehicles, a traffic
signal is not likely to be recommended or warranted by year 2035. The lack of or presence of the SW
Luke Lane connection does not change this finding regarding the need or warrant for a signal at the
River Terrace Boulevard/Scholls Ferry Road intersection.
In reviewing the proposed cross-section and right-of-way for River Terrace Boulevard (Alternative A), it
was found that alternative roadway cross sections could be developed more economically and allow for
additional residential development, while adequately accommodating the projected traffic volumes
and pedestrian and cyclist needs from a capacity and safety perspective. Alternative B, largely based
on the typical City of Tigard Collector Street standards, provides a narrower roadway without a shared
multi-use path. It reduces the estimated cost by approximately $3.3m (13%) and provides 3.4-acres of
additional land for development compared to the proposed Alternative A. Alternative C, based on a
typical City of Tigard Neighborhood Route standard, provides sidewalks and a landscaping like the other
alternatives, but assumes bicyclists and vehicles share the roadway. Alternative C reduces the
estimated cost by approximately $8.3m (31%) and provides 8.5-acres of additional land for
development compared to the proposed Alternative A. Thus, these alternatives should be considered if
potential cost savings and/or more developable land are ultimately desired.
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 1 OF 31
Agenda Item:
Hearing Date: November 17, 2014 Time: 7:00 PM
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NAME: RIVER TERRACE COMMUNITY PLAN (RTCP)
FILE NO.: Comprehensive Plan Amendment (CPA) 2014-00001
PROPOSAL: A Comprehensive Plan Amendment (CPA) to adopt the River Terrace
Community Plan, Comprehensive Plan Designations, Natural
Resources Maps and River Terrace Addendum to the city’s
Transportation System Plan.
APPLICANT: City of Tigard
13125 SW Hall Boulevard
Tigard, OR 97223
OWNER: N/A
LOCATION: River Terrace Plan Area
APPLICABLE REVIEW CRITERIA:
Community Development Code Chapters 18.380.020 and 18.390.060.G;
Comprehensive Plan Goals 1, 2, 5, 6, 7, 8, 10, 11, 12, 13 and 14; Statewide
Planning Goals 1, 2, 5, 6, 7, 8, 10, 11, 12, 13 and 14; and Metro’s Urban
Growth Management Functional Plan Title 1, 3, 11, 12, 13 and 14.
SECTION II. STAFF RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the River Terrace
Community Plan, Comprehensive Plan Designations, Natural Resource Maps and Transportation
System Plan Addendum to the Tigard City Council as determined through the public hearing process.
SECTION III. BACKGROUND INFORMATION
Project History
Most of the land in River Terrace, approximately 440 acres, was added to the UGB in 2002, at
which time it was identified as Areas 63 and 64. Washington County completed the concept plan
for Areas 63 and 64 in 2010. This plan is entitled the West Bull Mountain Concept Plan (WBMCP)
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 2 OF 31
and included Areas 63 and 64 and a rural subarea to the south of both areas that extended to Beef
Bend Road. This rural subarea was included in the concept planning process to facilitate logical
street connections and urban service extensions since Areas 63 and 64 were not contiguous to one
another.
Approximately 50 acres of this rural subarea was added to the UGB in 2011, at which time it was
identified as Roy Rogers West (sometimes referred to as Area 4). Collectively these three areas, i.e.
Area 63, Area 64, and Roy Rogers West, comprise the River Terrace planning area. Unlike the
WBMCP, the River Terrace Community Plan (RTCP) does not include the remainder of the rural
subarea (which is now an Urban Reserve Area) to the south of River Terrace. The entire 490 -acre
area that makes up River Terrace was annexed to the City in two batches. The first annexation
petition was approved in 2011, and the second was approved in 2013.
In 2012, Washington County and the City of Tigard entered into an intergovernmental agreement
(IGA) whereby the County assigned and the City agreed to accept responsibility for preparing a
community plan based on the concept planning efforts completed by the County in 2010. Pursuant
to the IGA and in compliance with Metro Functional Plan Titles 11 and 14, the City agreed to
“refine the County’s West Bull Mountain Concept Plan (WBMCP) and provide a detailed land use,
public infrastructure, governance, and financial planning framework for urban development of the
concept planned area.” In turn, the County agreed to support the City’s efforts to complete the
RTCP.
Proposal Description
A Comprehensive Plan Amendment (CPA) to adopt the River Terrace Community Plan,
Comprehensive Plan Designations Map, Natural Resources Maps, and a River Terrace Addendum
to the city’s Transportation System Plan.
River Terrace Community Plan
The River Terrace Community Plan (RTCP) is a long range planning document that supplements
the Tigard Comprehensive Plan. It is designed to guide development and investment in River
Terrace over the next several decades as it transitions from rural to urban land use to acc ommodate
needed housing in the region. It is the result of many years of analysis and visioning by the
community, City of Tigard leadership and staff, Washington County leadership and staff, and
numerous partner agencies.
The city is required to prepare and adopt comprehensive plan provisions, public facility plans and
land use regulations to meet the requirements of the specific Metro ordinances that added River
Terrace to the Urban Growth Boundary UGB). The city is also required by Metro Functional Plan
Titles 11 and 14 and Statewide Planning Goals 11 and 14 to ensure that areas brought into the
UGB are efficiently urbanized and meet long-term population and employment needs. The
completion and adoption of the River Terrace Community Plan contributes to meeting all city,
state, and Metro requirements for land use and public facility planning.
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 3 OF 31
The city will need to take additional actions to implement the RTCP. Identified implementation
actions include, but are not limited to, the following:
Adoption of the River Terrace Zoning Districts Map
Development and adoption of River Terrace code amendments
Development of a new stormwater modeling tool and design standards
Development and adoption of new fees consistent with recommendations in the River
Terrace Funding Strategy
Some of these actions are being timed and coordinated with other actions. The adoption of the
River Terrace Zoning Districts Map, for example, is being delayed in order to more closely align its
adoption with the completion of the River Terrace Code Amendments, which are still under
development. Some, but not all, of these actions will require Planning Commission review and
recommendation and will be presented for the Commission’s consideration at future dates.
Comprehensive Plan Designations and Natural Resources Maps
In order to apply the city’s land use regulations in River Terrace, several maps must be updated.
This includes the city’s:
Comprehensive Plan Designations - This map updates the city’s existing Comprehensive
Plan designations for River Terrace. The city initially adopted Comprehensive Plan
designations for River Terrace in 2012 based on the land use recommendations contained
in the West Bull Mountain Concept Plan (WBMCP). During the River Terrace community
planning process, refinements were made to the recommended WBMCP land uses in order
to support a better range and mix of zoning districts and, by extension, housing types.
These refinements were vetted by stakeholders, are consistent with the density assumptions
and guidelines in the WBMCP, and meet Metro’s required residential densities for each
area.
Natural Resource Maps - These maps update existing city maps that regulate tree groves,
habitat conservation areas, and wetland and riparian areas to include the River Terra ce area.
Detailed inventory work was required to update each map and completed as part of the
River Terrace planning process.
An advisory group made up of eighteen members was formed to provide advice and guidance to
the project team during the Community Plan planning process. Known as the Stakeholder Working
Group, they voted on August 22, 2013 to move the Comprehensive Plan Designations forward for
adoption. Since the natural resource maps are very technical in nature and were developed using
existing policies and standards, the Stakeholder Working Group was not asked to recommend them
for adoption. They were, however, given multiple opportunities to review and understand their
implications.
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 4 OF 31
Transportation System Plan Addendum
As part of Title 11 requirements and planning for River Terrace, the city must adopt a local
transportation system plan that provides for a multi-modal system of streets, trails, and sidewalks
within River Terrace with connections to adjacent urban areas and the regional tran sportation
system. This plan is being adopted as an addendum to the city’s Transportation System Plan (TSP).
Because TSP amendments require a Type IV legislative process, this is the only one of the master
plan elements of the RTCP that the Planning Commission will review.
The TSP links expected growth with transportation needs and sets the policy framework for the
city’s transportation system. The proposed TSP Addendum looks to accommodate the
transportation needs anticipated in River Terrace in addition to contributing to the city’s broader
goal of completing the RTCP.
The Stakeholder Working Group voted to cautiously move the River Terrace TSP Addendum
forward for adoption on June 9, 2014. Their recommendation for caution primarily revolved
around project costs and their concern that costs may be too high for the market to bear. Tigard
City Council reviewed the TSP Addendum on June 17, 2014 in a workshop meeting, and key
elements of the proposal were discussed with the Planning Commission on August 18, 2014.
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 5 OF 31
SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS
This section contains all the applicable city, state and metro policies, provisions, and criteria that
apply to the proposed comprehensive plan amendment. Each section is addressed demonstrating
how each requirement is met.
APPLICABLE PROVISIONS OF THE TIGARD COMMUNITY DEVELOPMENT CODE
(TITLE 18)
Chapter 18.380:
Zoning Map
and Text
Amendments
Chapter 18.380.020 Legislative Amendments to the Title and Map
A. Legislative amendments. Legislative zoning map and text
amendments shall be undertaken by means of a Type IV procedure,
as governed by Section 18.309.060G
FINDING: The proposed legislative amendments are being reviewed under the Type
IV legislative procedure as set forth in the chapter. This procedure requires
public hearings before both the Planning Commission and City Council.
Chapter 18.390:
Decision-
Making
Procedures
Chapter 18.390.020. Description of Decision-Making Procedures
B.4. Type IV Procedure. Type IV procedures apply to legislative
matters. Legislative matters involve the creation, revision, or large-
scale implementation of public policy. Type IV matters are
considered initially by the Planning Commission with final decisions
made by the City Council.
FINDING: This Comprehensive Plan Amendment (CPA) to the Tigard Comprehensive
Plan establishes policies to be applied generally throughout the City of
Tigard. Therefore it will be reviewed under the Type IV procedure as
detailed in Section 18.390.060.G. In accordance with this section, the
amendment is initially being considered by the Planning Commission with
City Council making the final decision.
Chapter 18.390:
Decision-
Making
Procedures
Chapter 18.390.060.G. Decision-making considerations. The
recommendation by the Commission and the decision by the Council
shall be based on consideration of the following factors:
1. The Statewide Planning Goals and Guidelines adopted under
Oregon Revised Statutes Chapter 197;
2. Any federal or state statutes or regulations found applicable;
3. Any applicable Metro regulations;
4. Any applicable comprehensive plan policies; and
5. Any applicable provisions of the City’s implementing
ordinances.
FINDING: Findings and conclusions are provided within this report for the applicable
listed factors on which the recommendation by the Commission and the
decision by the Council shall be based.
CONCLUSION: Based on the findings above and below, these provisions are met.
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 6 OF 31
APPLICABLE COMPREHENSIVE PLAN POLICIES
Chapter 1: Citizen Involvement
Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to
participate in all phases of the planning process.
Policy 2 The City shall define and publicize an appropriate role for citizens in
each phase of the land use planning process.
Policy 3 The City shall establish special citizen advisory boards and
committees to provide input to the City Council, Planning
Commission, and City staff.
Policy 5 The opportunities for citizen involvement provided by the City shall
be appropriate to the scale of the planning effort and shall involve a
broad cross-section of the community.
FINDING: The River Terrace Community Plan describes how citizens, affected agencies,
and other jurisdictions were given the “opportunity to participate in all phases
of the planning process.” Community Plan Goal 1: Public involvement lists
opportunities like:
Advisory committees – a Stakeholder Working Group (SWG),
Technical Advisory Committee (TAC), and Implementation
Subcommittee were formed to advise the process.
Community meetings – Eight were held prior to the adoption process.
Online Tools – A blog and online forum were set up for public
participation
Several public comment periods were available on different aspects of
the proposal
Several opportunities for participation are also built into the Comprehensive
Plan amendment process, including:
Public Hearing notification requirements pursuant to Chapter
18.390.060 of the Tigard Community Development Code and
Measure 56. Public hearing notice of the Planning Commission and
City Council public hearings was sent to the interested parties list and
all River Terrace property owners.
A notice was published in the October 30, 2014 issue of The Tigard
Times (in accordance with Tigard Development Code Chapter
18.390). The notice invited public input and included the phone
number of a contact person to answer questions. The notice also
included the address of the City’s webpage where the entire draft of
the text changes could be viewed.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 1.1 Policies
2, 3 and 5 are met.
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CPA 2014-00001 River Terrace Community Plan PAGE 7 OF 31
Goal 1.2 Ensure all citizens have access to:
A. opportunities to communicate directly to the City; and
B. information on issues in an understandable form.
Policy 1 The City shall ensure pertinent information is readily accessible to the
community and presented in such a manner that even technical
information is easy to understand.
Policy 2 The City shall utilize such communication methods as mailings,
posters, newsletters, the internet, and any other available media to
promote citizen involvement and continue to evaluate the
effectiveness of methods used.
Policy 4 The City shall ensure citizens receive a timely response from
policymakers regarding recommendations made through the citizen
involvement program.
Policy 5 The City shall seek citizen participation and input through
collaboration with community organizations, interest groups, and
individuals in addition to City sponsored boards and committees.
Policy 6 The City shall provide opportunities for citizens to communicate to
Council, boards and commissions, and staff regarding issues that
concern them.
FINDING: The River Terrace Community Plan describes how citizens could
communicate directly to the city about the project and receive information on
issues in an understandable form. Community Plan Goal 1: Public
involvement lists opportunities like:
Updates to City boards and commissions
Presentations to neighborhood and special interest groups
River Terrace project website, blog, and interactive maps
Printed informational material and mailings
Citizen involvement led to several key River Terrace Community Plan and
infrastructure master pan refinements.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 1.2 Policies
1, 2, 4, 5 and 6 are met.
Chapter 2: Land Use Planning
Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and
action plans as the legislative basis of Tigard’s land use planning program.
Policy 1 The City’s land use program shall establish a clear policy direction,
comply with state and regional requirements, and serve its citizens’
own interests.
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CPA 2014-00001 River Terrace Community Plan PAGE 8 OF 31
Policy 2 The City’s land use regulations, related plans, and implementing
actions shall be consistent with and implement its Comprehensive
Plan.
Policy 3 The City shall coordinate the adoption, amendment, and
implementation of its land use program with other potentially affected
jurisdictions and agencies.
Policy 20 The City shall periodically review and if necessary update its
Comprehensive Plan and regulatory maps and implementing
measures to ensure they are current and responsive to community
needs, provide reliable information, and conform to applicable state
law, administrative rules, and regional requirements.
FINDING: The goals and policies contained in the Tigard Comprehensive Plan provide
the basis for the city’s land use planning program. The River Terrace
Community Plan is a product of this program and an ancillary
Comprehensive Plan document. The River Terrace Community Plan
addresses Tigard’s Comprehensive Plan Goal 2: Land Use Planning for River
Terrace and provides more detail about how the plan is meeting Metro
requirements for density and the community’s vision for the area.
As described in this staff report, the amendment complies with all applicable
statewide planning goals, regional regulations, comprehensive plan policies,
and serves the interest of the citizens. The amendment ensures that the River
Terrace area is urbanized efficiently and becomes a mixed-use, walkable,
community.
Potentially affected jurisdictions and agencies were given an opportunity to
collaborate with staff throughout the project as members of the Technical
Advisory Committee. In addition, the city sent out a request for comments to
all potentially affected jurisdictions and agencies. All were given 14 days to
respond. Any comments that were received are addressed in Section VII:
Outside Agency Comments.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 2.1 Policies
1, 2, 3 and 20 are met.
Policy 6 The City shall promote the development and maintenance of a range of
land use types which are of sufficient economic value to fund needed
services and advance the community’s social and fiscal stability.
Policy 10 The City shall institute fees and charges to ensure development pays
for development related services and assumes the appropriate costs for
impacts on the transportation and other public facility systems.
FINDING: This CPA, specifically the River Terrace Community Plan and
Comprehensive Plan designations, provides for a variety of land uses and
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CPA 2014-00001 River Terrace Community Plan PAGE 9 OF 31
residential densities consistent with the community’s desire to create a
community of great neighborhoods that includes housing, neighborhood-
scale commercial businesses, schools, parks and recreational opportunities.
Community Plan Chapter 1: Introduction and Background describes that a
funding strategy was developed concurrently with the Community Plan
pursuant to state and regional requirements and is expected to be adopted by
City Council with the Community Plan. Additionally, a Citywide
Infrastructure Financing Project is listed under Community Plan
Implementation to update the city’s existing utility fees and System
Development Charges.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 2.1 Policies
6 and 10 are met.
Policy 7 The City’s regulatory land use maps and development code shall
implement the Comprehensive Plan by providing for needed urban land
uses including:
A. Residential;
B. Commercial and office employment including business parks;
C. Mixed use;
D. Industrial;
E. Overlay districts where natural resource protections or special
planning and regulatory tools are warranted; and
F. Public services
Policy 22 The City shall identify, designate, and protect natural resources as part
of its land use program.
FINDING: This CPA, specifically the River Terrace Community Plan and comprehensive
plan designations, includes primarily residential comprehensive plan
designations that provide a mix of residential densities. This allows for a
variety of housing types that meet a wide range of housing needs. Higher
residential densities are planned near commercial and institutional uses and
along major corridors. Lower residential densities are planned in areas with
steep slopes and along the area’s eastern edge to provide a buffer between
existing lower density neighborhoods and future higher density
neighborhoods. The commercial area is sized and zoned to provide
neighborhood-scale commercial goods and services. The co-location of land
uses (e.g. parks and trails), public facilities (e.g. stormwater facilities and pump
stations), and natural resource areas is strongly encouraged to maximize the
efficient use of land and to create opportunities for community amenities.
The River Terrace Community Plan addresses the City’s Goal 5 Natural
Resources for River Terrace. In addition, the city’s natural resource maps are
being updated for the River Terrace area to ensure that these areas are
protected. The city’s existing protection programs for natural resources will
be extended to the newly mapped areas in River Terrace.
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CPA 2014-00001 River Terrace Community Plan PAGE 10 OF 31
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 2.1 Policies
7 and 22 are met.
Policy 8 The City shall require that appropriate public facilities are made
available, or committed, prior to development approval and are
constructed prior to, or concurrently with, development occupancy.
Policy 9 The City may, upon determining it is in the public interest, enter into
development agreements to phase the provision of required public
facilities and services and/or payment of impact fees and/or other
arrangements that assure the integrity of the infrastructure system and
public safety.
Policy 13 The City shall plan for future public facility expansion for those areas
within its Urban Planning Area that can realistically be expected to be
within the City limits during the planning period.
FINDING: River Terrace Community Plan Goal: 11 Public Facilities and Services
addresses public facility planning for River Terrace. The Comprehensive Plan
designations proposed for adoption determined the type, number and
location of residential dwelling units in River Terrace. This information was
used to help determine the size and location of needed public facilities and
services.
The Community Plan more fully describes future public facility expansion in
the sections on Parks, Public Facilities and Transportation and in the five
infrastructure master plans developed for River Terrace. The five
infrastructure master plans include: water, sewer, stormwater, transportation
and parks. Water, sewer and stormwater master plans have already been
adopted; while the transportation and parks master plans are proposed for
adoption with this CPA. The plans include a list of infrastructure
improvements necessary to accommodate the River Terrace area.
Updates to the city’s adequate facility requirements will be included in the
upcoming River Terrace Code Amendments as part of Community Plan
implementation.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 2.1 Policies
8, 9 and 13 are met.
Policy 15 In addition to other Comprehensive Plan goals and policies deemed
applicable, amendments to Tigard’s Comprehensive Plan/Zone Map
shall be subject to the following specific criteria:
A. Transportation and other public facilities and services shall be
available, or committed to be made available, and of sufficient capacity
to serve the land uses allowed by the proposed map designation;
B. Development of land uses allowed by the new designation shall not
negatively affect existing or planned transportation or other public
facilities and services;
C. The new land use designation shall fulfill a proven community need
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CPA 2014-00001 River Terrace Community Plan PAGE 11 OF 31
such as provision of needed commercial goods and services,
employment, housing, public and community services, etc. in the
particular location, versus other appropriately designated and
developable properties;
D. Demonstration that there is an inadequate amount of developable,
appropriately designated, land for the land uses that would be
allowed by the new designation;
E. Demonstration that land uses allowed in the proposed designation
could be developed in compliance with all applicable regulations and
the purposes of any overlay district would be fulfilled;
F. Land uses permitted by the proposed designation would be
compatible, or capable of being made compatible, with environmental
conditions and surrounding land uses; and
G. Demonstration that the amendment does not detract from the
viability of the City’s natural systems.
FINDING: The proposed amendment to Tigard’s Comprehensive Plan Map meets the
following specific criteria:
Sufficient capacity: The Community Plan describes that updates to the
city’s adequate facility requirements will be included in River Terrace
Code Amendments as part of Community Plan implementation.
Not negatively affecting: The Community Plan more fully describes
future public facility expansion in the sections on Parks, Public
Facilities and Transportation and in the five infrastructure master
plans developed for River Terrace. The plans include a list of
infrastructure improvements necessary to accommodate the River
Terrace area.
Fulfills a proven community need: Almost 97% of the land in River
Terrace is proposed for new housing. A citywide analysis of housing
needs and capacity in 2012 found that Tigard has an estimated need
for just over 6,500 new housing units over the next 20 years. Over
50% of the city’s overall need (3,744 housing units) could be absorbed
by River Terrace development.
Demonstration of inadequacy: A significant portion of the city’s
estimated capacity for needed housing is assumed to come from River
Terrace.
Demonstration of compliance: The River Terrace Community Plan
utilizes the city’s existing Comprehensive Plan and zoning district
designations.
Compatibility: Higher residential densities are planned near
commercial and institutional uses and along major transportation
corridors. Lower residential densities are planned in areas with steep
slopes and along the area’s eastern edge to provide a buffer between
existing lower density neighborhoods and future higher density
neighborhoods.
Viability of natural systems: The city’s natural resource maps are
being updated for the River Terrace area to ensure that these areas
are protected. The city’s exiting protection programs for natural
resources will be extended to the newly mapped areas in River
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CPA 2014-00001 River Terrace Community Plan PAGE 12 OF 31
Terrace.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 2.1 Policy
15 is met.
Chapter 5: Natural Resources and Historic Areas
Goal 5.1 Protect natural resources and the environmental and ecological functions they
provide and, to the extent feasible, restore natural resources to create naturally
functioning systems and high levels of biodiversity.
Policy 4 The City shall actively coordinate and consult with landowners, local
stakeholders, and governmental jurisdictions and agencies regarding
the inventory, protection, and restoration of natural resources.
Policy 10 The City shall complete a baseline inventory of significant natural
resources and update or improve it as necessary, such as at the time
of Comprehensive Plan Periodic Review, changes to Metro or State
programs, or to reflect changed conditions, circumstances, and
community values.
FINDING: This CPA amends the city’s natural resource maps to include the River
Terrace plan area. The city will utilize the same natural resource protection
programs as the rest of the city. Implementation of these programs will occur
through the adoption of several inventories and maps that provide various
levels of natural resource assessment and protection as well as development
flexibility.
The River Terrace Community Plan addresses the city’s Goal 5: Natural
Resources and speaks to the city’s coordination and inventory of significant
natural resources in River Terrace.
The natural resource maps proposed for adoption update existing city
maps that regulate tree groves, habitat conservation areas, and
wetland and riparian areas to include the River Terrace area. Detailed
inventory work was required to update each map and completed as
part of the River Terrace planning process.
The SWG, TAC, community, and outside agencies had an
opportunity to review each map. Since the natural resource maps are
very technical in nature and were developed using existing policies
and standards, the Stakeholder Working Group was not asked to
recommend them for adoption. They were, however, given multiple
opportunities to review and understand their implications.
The River Terrace Addendum to the Transportation System Plan includes the
following language on protection of natural resources:
Street alignments and intersections should avoid and/or minimize
impacts to identified natural resource areas whenever possible.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 5.1 Policies
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CPA 2014-00001 River Terrace Community Plan PAGE 13 OF 31
4 and 10 are met.
Chapter 6: Environmental Quality
Goal 6.1 Reduce air pollution and improve air quality in the community and region.
Policy 3 The City shall promote land use patterns, which reduce dependency
on the automobile, are compatible with existing neighborhoods, and
increase opportunities for walking, biking, and /or public transit.
Policy 6 The City shall encourage the maintenance and improvement of open
spaces, natural resources, and the City’s tree canopy to sustain their
positive contribution to air quality.
FINDING: The River Terrace Community Plan and maps, and the Transportation
System Plan Addendum support the city’s adopted environmental quality
goals and policies. Specifically:
Land use patterns: The River Terrace Community Plan and
comprehensive plan designations will allow for more intense urban
land uses that reduce the dependency on the automobile and increase
opportunities for walking, biking, and public transit. The
Transportation System Plan Addendum identifies several multi-modal
street and intersection improvements in and around the River Terrace
area. The Walking and Biking Network, Figure 6 of the TSP
addendum illustrates the potential active transportation network for
the River Terrace plan area. The emphasis of this network is on
connecting residents to existing and future trails, as defined in the
Metro Regional Trail and Greenways Plan, as well as key destinations
within and near the River Terrace Community Plan area, including the
neighborhood commercial area in the north and the future school in
the south.
Open spaces, natural resources, and tree canopy: This CPA updates
the city’s natural resource maps for the River Terrace plan area,
including the significant tree groves map. As discussed in Goal 8:
Parks, Recreation, Trails and Open Space of the Community Plan, 65
acres of open space is proposed in River Terrace.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 6.1 Policies
3 and 6 are met.
Goal 6.2 Ensure land use activities protect and enhance the community’s water
quality.
Policy 3 The City shall encourage the use of low impact development practices
that reduce stormwater impacts from new and existing development.
Policy 4 The City shall protect, restore, and enhance, to the extent practical, the
natural functions of stream corridors, trees, and water resources for
their positive contribution to water quality.
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Policy 10 The City shall continue to facilitate the extension of the City’s
wastewater system to neighborhoods without service within the Tigard
Urban Service Area, provided:
A. properties benefiting from the extension pay their fair share of the
cost; and
B. annexation occurs prior to any property receiving service.
FINDING: River Terrace Community Plan Goal 11: Public Facilities and Services
addresses planned infrastructure system improvements for stormwater and
wastewater in River Terrace:
A Stormwater Master Plan was created to manage stormwater in the
River Terrace area. It recommends two water quality strategies: (1)
Low Impact Development Approaches (LIDA) at a variety of scales,
and (2) regional water quality facilities. The River Terrace Stormwater
Master Plan has already been adopted.
A River Terrace Sanitary Sewer Master Plan Addendum was
developed to address sanitary sewer management for the River
Terrace plan area. The River Terrace Sanitary Sewer Master Plan
Addendum has already been adopted.
In addition, the River Terrace Community Plan aims to protect natural
resources and preserve their aesthetic and environmental benefits. Natural
resource protection will also be achieved through the development of
effective stormwater management facilities that protect the community’s
water supply and the health and function of stream corridors for habitat and
recreation. For example, the River Terrace Stormwater Master Plan contained
goals to restore and enhance vegetative corridors, protect water quality,
preserve existing hydrology, preserve existing mature vegetation, and more.
This CPA also updates the city’s natural resource maps for the River Terrace
plan area in order to implement the city’s current protection and incentive
programs to retain and protect the city’s natural resources.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 6.2 Policies
3, 4 and 10 are met.
Chapter 7: Hazards
Goal 7.1 Protect people and property from flood, landslide, earthquake, wildfire, and
severe weather hazards.
Policy 3 The City shall coordinate land use and public facility planning with
public safety providers (law enforcement, fire safety, and emergency
service providers) to ensure their capability to respond to hazard events.
FINDING: The city’s public safety providers (law enforcement and Tualatin Valley Fire
and Rescue) served as members of the Technical Advisory Committee for this
project. The Community Plan and River Terrace Addendum to the
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CPA 2014-00001 River Terrace Community Plan PAGE 15 OF 31
Transportation System Plan identify future connections needed to ensure
these providers are capable of responding to future hazard events. These
connections are intended to provide local and emergency vehicle access
within and between new and existing neighborhoods.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 7.1 Policy 3
is met.
Chapter 8: Parks, Recreation, Trails, and Open Space
Goal 8.1 Provide a wide variety of high quality park and open spaces for all residents,
including both:
A. developed areas with facilities for active recreation; and
B. undeveloped areas for nature-oriented recreation and the
protection and enhancement of valuable natural resources within the
parks and open space system.
Policy 3 The City shall seek to achieve or exceed the ideal park service level
standard of 11.0 acres of parkland per thousand population.
Policy 4 The City shall endeavor to develop neighborhood parks [or
neighborhood park facilities within other parks, such as a linear park]
located within a half mile of every resident to provide access to active
and passive recreation opportunities for residents of all ages.
Policy 19 The City shall seek to establish and manage a fully functional urban
forest.
FINDING: River Terrace Community Plan Goal 8: Parks, Recreation, Trails, and Open
Space supports the city’s adopted park goals and policies. No new goals or
policies are needed to implement the park recommendations for River
Terrace.
The city’s adopted Level of service (LOS) standards for parks were used in
planning for the River Terrace. Community Plan Table 5-2 describes River
Terrace park standards, needs, and recommendations. Overall, the city is
proposing to exceed the city’s (updated) core standard by over 37 acres. The
full range of park types is envisioned in River Terrace to provide access for
both active and passive recreation. In lieu of identifying specific park
locations, parks are conceptually located within service areas to show where
community and neighborhood parks would be needed to meet LOS standards
and achieve the goal of having an equitable distribution of parks in the area.
Additionally, adoption of the proposed River Terrace Community Plan and
Significant Tree Groves map will extend the city’s urban forestry program to
River Terrace. The River Terrace area has nine significant tree grove sites
totaling 61 acres.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 8.1 Policies
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CPA 2014-00001 River Terrace Community Plan PAGE 16 OF 31
3, 4 and 19 are met.
Goal 8.2 Create a Citywide network of interconnected on- and off-road pedestrian
and bicycle trails.
Policy 1 The City shall create an interconnected regional and local system of
on- and off-road trails and paths that link together neighborhoods,
parks, open spaces, major urban activity centers, and regional
recreational opportunities utilizing both public property and easements
on private property.
FINDING: The River Terrace Community Plan addresses trails in two sections - Goal 8:
Parks, Recreation, Trails, and Open Space and Goal 12: Transportation. As
stated in the Community Plan, the River Terrace Transportation System Plan
Addendum envisions a comprehensive trail system for pedestrians and cyclists
that links the many existing natural resources areas, proposed parks, future
schools and services, and other planned regional trails in the area. The trail
system is consistent with the River Terrace Park System Master Plan
Addendum, the city’s Strategic Plan for walkability, and the Metro Regional
Trails and Greenways Plan.
The River Terrace Community Plan shows trails more specifically located
than parks. The River Terrace Trail, whose design has been uniquely
integrated with the main North-South Collector Street known as River
Terrace Boulevard was planned, in part, to complement Metro’s Westside
Trail.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 8.2 Policy 1
is met.
Chapter 10: Housing
Goal 10.1 Provide opportunities for a variety of housing type s at a range of price levels to
meet the diverse housing needs of current and future City residents.
Policy 1 The City shall adopt and maintain land use policies, codes, and
standards that provide opportunities to develop a variety of housing
types that meet the needs, preferences and financial capabilities of
Tigard’s present and future residents.
Policy 2 The City’s land use program shall be consistent with applicable state
and federal laws.
FINDING: The River Terrace Community Plan addresses the city’s Goal 10: Housing for
River Terrace. The Community Plan supports the city’s adopted housing
goals and policies. Almost 97% of the buildable land in River Terrace is
proposed for new housing.
River Terrace stakeholders prioritized a range of residential densities to
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CPA 2014-00001 River Terrace Community Plan PAGE 17 OF 31
provide diverse housing types, a variety of housing choices, and integration
with existing adjacent Bull Mountain neighborhoods when designing the land
use framework for River Terrace. The proposed land uses meet state and
Metro requirements for density and the opportunity for attached housing.
The city’s existing affordable housing program will apply to River Terrace.
Updates to the citywide program are expected in 2015.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 10.1 Policies
1 and 2 are met.
Goal 10.2 Maintain a high level of residential livability.
Policy 2 The City shall seek to provide multi-modal transportation
access from residential neighborhoods to transit stops, commercial
services, employment, and other activity centers.
Policy 5 The City shall encourage housing that supports sustainable
development patterns by promoting the efficient use of land,
conservation of natural resources, easy access to public transit and
other efficient modes of transportation, easy access to services and
parks, resource efficient design and construction, and the use of
renewable energy resources.
Policy 6 The City shall promote innovative and well-designed housing
development through application of planned developments and
community design standards for multi-family housing.
Policy 7 The City shall ensure that residential densities are appropriately related
to locational characteristics and site conditions such as the presence of
natural hazards and natural resources, availability of public facilities
and services, and existing land use patterns.
Policy 8 The City shall require measures to mitigate the adverse impacts from
differing, or more intense, land uses on residential living environments,
such as:
A. orderly transitions from one residential density to another;
B. protection of existing vegetation, natural resources and provision of
open space areas; and
C. installation of landscaping and effective buffering and screening.
FINDING: This CPA, through the River Terrace Community Plan and TSP Addendum,
proposed a multi-modal transportation system that is designed to connect
River Terrace to existing and future neighborhoods, services, parks, schools
and regional destinations through a hierarchy of streets and trails that provide
residents and visitors with convenient, safe and comfortable travel options.
This network of multi-modal streets conforms to the rolling topography,
builds upon and connects to existing streets in the area, and effectively
balances safety, comfort and mobility.
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The comprehensive plan designations place higher residential densities near
commercial and institutional uses and along major corridors in order to
reduce dependency on vehicles. Lower residential densities are planned in
areas with steep slopes and along the area’s eastern edge to provide a buffer
between existing lower density neighborhoods and future higher density
neighborhoods. The River Terrace Community plan encourages the co-
location of land uses (e.g. parks and trails), public facilities (e.g. stormwater
facilities and pump stations), and natural resource areas to maximize the
efficient use of land and to create opportunities for community amenities.
The city’s current development code, specifically relating to buffering and
screening, will apply to the River Terrace plan area ensuring orderly transition
of residential densities. The city’s current planned development code will also
apply to River Terrace. The city will propose changes to the planned
development code to implement the River Terrace plan, which are anticipated
to be presented to Planning Commission in 2015.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 10.2 Policies
2, 5, 6, 7 and 8 are met.
Chapter 11: Public Facilities and Services
Goal 11.1 Develop and maintain a stormwater system that protects development,
water resources, and wildlife habitat.
Policy 1 The City shall require that all new development:
A. construct the appropriate stormwater facilities or ensure
construction by paying their fair share of the cost;
B. comply with adopted plans and standards for stormwater
management; and
C. meet or exceed regional, state, and federal standards for water
quality and flood protection.
Policy 2 The City shall continue to collaborate with Clean Water Services in the
planning, operation, and maintenance of a comprehensive stormwater
management system.
Policy 3 The City shall require the stormwater management system to comply
with all applicable federal, state, and regional regulations and
programs.
Policy 6 The City shall maintain streams and wetlands in their natural state, to
the extent necessary, to protect their stormwater conveyance and
treatment functions.
Policy 7 The City shall encourage low impact development practices and other
measures that reduce the amount of, and/or treat, stormwater runoff at
the source.
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CPA 2014-00001 River Terrace Community Plan PAGE 19 OF 31
Policy 8 The City shall develop sustainable funding mechanisms:
A. for stormwater system maintenance;
B. to improve deficiencies within the existing system; and
C. to implement stormwater system improvements identified in the
Capital Improvement Plan.
FINDING: Community Plan Goal 11: Public Facilities and Services addresses stormwater
management in River Terrace. The River Terrace Stormwater Master Plan,
and by extension, the River Terrace Community Plan support the city’s
adopted stormwater management goals and policies.
The River Terrace Stormwater Master Plan and the River Terrace
Funding Strategy contribute to meeting the city’s PFP requirement
under Statewide Planning Goal 11.
The strategies recommended in the River Terrace Stormwater Master
Plan are based upon Clean Water Services (CWS) Design and
Construction Standards and the CWS Low Impact Development
Approaches (LIDA) Handbook. In addition, it reflects the city’s
intention to adopt new design standards for the River Terrace area in
collaboration with CWS on or before the adoption of the Community
Plan.
There are two water quality strategies recommended in River Terrace:
(1) Low Impact Development Approaches (LIDA) at a variety of
scales, and (2) regional water quality facilities that offer community
benefits in addition to stormwater management
The River Terrace Stormwater Master Plan has already been adopted.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.1 Policies
1, 2, 3, 6, 7 and 8 are met.
Goal 11.2 Secure a reliable, high quality, water supply to meet the existing and future
needs of the community.
Policy 2 The City shall develop and maintain a water system master plan to
coordinate the improvement and expansion of Tigard Water Service
Area infrastructure to serve current and projected demand.
FINDING: Community Plan Goal 11: Public Facilities and Services addresses water
supply and distribution in River Terrace. The River Terrace Water System
Master Plan Addendum and, by extension, the River Terrace Community
Plan support the city’s adopted water supply goals and policies.
The city’s Water System Master Plan (WSMP) addresses water supply
capacity needs and guides water system infrastructure improvements
in the Tigard Water Service Area.
The River Terrace Water System Master Plan Addendum has already
been adopted.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.2 Policy
2 is met.
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Goal 11.3 Develop and maintain a wastewater collection system that meets the existing
and future needs of the community.
Policy 1 The City shall require that all new development:
A. connect to the public wastewater system and pay a connection fee;
B. construct the appropriate wastewater infrastructure; and
C. comply with adopted plans and standards for wastewater
management.
Policy 2 The City shall continue to collaborate with Clean Water Services in the
planning, operation, and maintenance of a comprehensive wastewater
management system for current and projected Tigard residents.
Policy 3 The City shall require the wastewater management system to comply
with all applicable federal, state, and regional regulations and
programs.
FINDING: Community Plan Goal 11: Public Facilities and Services addresses sanitary
sewer management in River Terrace. The River Terrace Sanitary Sewer Master
Plan Addendum and, by extension, the River Terrace Community Plan
support the city’s adopted sanitary sewer goals and policies.
The River Terrace Water System Master Plan Addendum and the
River Terrace Funding Strategy contribute to meeting the city’s PFP
requirement under Statewide Planning Goal 11.
The River Terrace Sanitary Sewer Master Plan Addendum addresses
sanitary sewer management for the River Terrace plan area.
- The River Terrace Sanitary Sewer Master Plan Addendum has already
been adopted.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.3 Policies
1, 2 and 3 are met.
Goal 11.4 Maintain adequate public facilities and services to meet the health, safety,
education, and leisure needs of all Tigard residents.
Policy 1 The City shall support the provision of accessible public facilities and
services through ensuring adequate administrative and general
governance services.
.
Policy 5 The City shall work in conjunction with partner agencies and districts
in the planning and locating of their new facilities.
Policy 7 The City shall coordinate with the school districts to address capacity
needs associated with population growth.
FINDING: The River Terrace Community Plan, in conjunction with the River Terrace
Funding Strategy, provides a framework for urban development through the
timely, orderly and efficient provision of public facilities and services in
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CPA 2014-00001 River Terrace Community Plan PAGE 21 OF 31
River Terrace. The city worked with agencies including, but not limited to,
Clean Water Services, Washington County, the Tigard Tualatin School
District, and the City of Beaverton on planning for public facilities. This
collaboration with other agencies will continue with further planning.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.4 Policies
1, 5 and 7 are met.
Chapter 12: Transportation
Goal 12.1 Develop mutually supportive land use and transportation plans to enhance
the livability of the community.
Policy 1 The City shall plan for a transportation system that meets current
community needs and anticipated growth and development.
Policy 3 The City shall maintain and enhance transportation functionality by
emphasizing multi-modal travel options for all types of land uses.
Policy 4 The City shall promote land uses and transportation investments that
promote balanced transportation options.
Policy 5 The City shall develop plans for major transportation corridors and
provide appropriate land uses in and adjacent to those corridors.
Policy 6 The City shall support land use patterns that reduce greenhouse gas
emissions and preserve the function of the transportation system.
Policy 7 The City shall strive to protect the natural environment from impacts
derived from transportation facilities.
Policy 9 The City shall coordinate with private and public developers to provide
access via a safe, efficient, and balanced transportation system.
FINDING: River Terrace Community Plan Goal 12: Transportation addresses
transportation planning for the River Terrace area. The River Terrace
Transportation System Plan (TSP) Addendum and, by extension, the River
Terrace Community Plan support the city’s adopted transportation goals and
policies.
Land use was a key factor in development of the River Terrace TSP
Addendum functional transportation system. The impact of the
increased vehicle trip generation on the surrounding transportation
system, as a result of the adopted land uses, was evaluated through the
year 2035. The highest level of potential development for the River
Terrace area (2,587 households and 149 employees) was assumed. The
result is a set of transportation improvements and standards that
updates the Tigard TSP for the River Terrace area.
The streets in River Terrace are designed to accommodate all modes
of travel for users of all ages and abilities where possible. They are
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CPA 2014-00001 River Terrace Community Plan PAGE 22 OF 31
also designed to safely connect people to where they need to go,
providing residents and visitors with a number of travel choices to
their destinations. The streets are also envisioned to be more than just
places for automobile travel, recognizing that they are also where
people gather, walk, bike, access transit, and park their vehicles.
The plan and comprehensive plan designations place higher
residential densities near commercial and institutional uses and along
major corridors to reduce dependency on vehicles.
The River Terrace TSP Addendum envisions a comprehensive trail
system for pedestrians and cyclists that links the many existing natural
resource areas, proposed parks, future schools and services, and other
planned regional trails in the area.
The TSP addendum recognizes that street alignments and
intersections should avoid and/or minimize impacts to identified
natural resource areas wherever possible.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.1 Policies
1, 3, 4, 5, 6, 7 and 9 are met.
Goal 12.2 Develop and maintain a transportation system for the efficient movement of
people and goods.
Policy 3 The City shall design streets to encourage a reduction in trip length by
improving arterial, collector, and local street connections.
Policy 4 The City shall design arterial routes, highway access, and adjacent land
uses in ways that facilitate the efficient movement of people, goods and
services.
Policy 6 The City shall develop and maintain an efficient arterial grid system
that provides access within the City, and serves through traffic in the
City.
FINDING: The River Terrace Community Plan identifies that the existing major streets
in and around River Terrace serve an important regional through- travel
function and will benefit new residents by connecting them to regional
destinations. Roy Rogers Road and Scholls Ferry Road have the potential to
discourage pedestrians and cyclists from crossing these roads due to high
vehicle speeds, high vehicle volumes and wide and/or infrequent road
crossings.
In addition to connecting to existing major streets, the River Terrace TSP
Addendum also proposes connections to existing local streets located to the
east of River Terrace in existing Bull Mountain neighborhoods. These
connections are consistent with the city’s existing transportation policies on
connectivity for reducing trip length, providing an efficient transportation
network, and maximizing the investment in the existing transportation
system.
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CPA 2014-00001 River Terrace Community Plan PAGE 23 OF 31
The River Terrace Community Plan and TSP Addendum identify the arterials
within River Terrace, which are intended to serve as the main travel routes.
These streets serve the highest volume of motor vehicle traffic and are
primarily utilized for longer distance regional trips. The following streets in
the River Terrace area are classified as arterials Beef Bend Road, Roy Rogers
Road, and Scholls Ferry Road.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.2 Policies
3, 4 and 6 are met.
Goal 12.3 Provide and accessible, multi-modal transportation system that meets the
mobility needs of the community.
Policy 4 The City shall support and prioritize bicycle, pedestrian, and transit
improvements for transportation disadvantaged populations who may
be dependent on travel modes other than private automobile.
Policy 5 The City shall develop and maintain neighborhood and local
connections to provide efficient circulation in and out of the
neighborhoods.
Policy 8 The City shall design all projects on Tigard city streets to encourage
pedestrian and bicycle travel.
Policy 10 The City shall require and/or facilitate the construction of off-street
trails to develop pedestrian and bicycle connections that cannot be
provided by a street.
Policy 11 The City shall require appropriate access to bicycle and pedestrian
facilities for all schools, parks, public facilities, and commercial areas.
FINDING: The River Terrace Community Plan envisions an interconnected network of
multi-modal streets, one that conforms to the rolling topography and builds
upon and connects with the existing streets in the area. The streets are
designed to accommodate all modes of travel for users of all ages and abilities
where possible. They are also designed to safely connect people to where they
need to go, providing residents and visitors with a number of travel choices to
their destinations. Connections to existing streets in adjacent Bull Mountain
neighborhoods to the east will improve street connectivity in the area.
Residents in the River Terrace area will be able to safely and efficiently travel
between destinations via any number of active transportation modes, such as
walking and biking. A system of sidewalks, bikeways, and trails will provide
access to key destinations such as parks, schools, and commercial areas—
improving the overall health and livability of the neighborhood.
River Terrace has many stream corridors and the potential for many
neighborhood and community parks. To best serve the needs of future
residents to travel to these scenic, natural, and recreational areas, a high
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 24 OF 31
quality network of low-stress pedestrian and bicycle facilities is envisioned.
For pedestrians, sidewalks will be required on all future streets. For
bicyclists, dedicated facilities will vary based on the street classification.
Arterial and collector streets will have either bike lanes or shared use paths,
with consideration for a buffered bike lane or cycle track along Roy Rogers
Road.
Additionally, the pedestrian and bicycle facilities in River Terrace are
planned to be fully integrated with the existing trail and bikeway network
and the planned active transportation projects in the Metro Regional Trail
and Greenways Plan. These measures will help ensure that future River
Terrace residents will be able to access goods and services on foot and by
bicycle, both within and outside of the area.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.3 Policies
4, 5, 8, 10 and 11 are met.
Goal 12.4 Maintain and improve transportation system safety.
Policy 1 The City shall consider the intended uses of a street during the design
to promote safety, efficiency, and multi-modal needs.
Policy 2 The City shall coordinate with appropriate agencies to provide safe,
secure, connected, and desirable pedestrian, bicycle, and public transit
facilities.
FINDING: The River Terrace Community Plan and TSP Addendum state that residents
in the River Terrace area will be able to safely and efficiently travel between
destinations via any number of active transportation modes, such as walking
and biking. A system of sidewalks, bikeways, and trails will provide access to
key destinations such as parks, schools, and commercial areas—improving the
overall health and livability of the neighborhood.
For pedestrians, sidewalks will be required on all future streets. For bicyclists,
dedicated facilities will vary based on the street classification. Arterial and
collector streets will have either bike lanes or shared use paths, with
consideration for a buffered bike lane or cycle track along Roy Rogers Road.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.4 Policies
1 and 2 are met.
Goal 12.5 Coordinate planning, development, operation, and maintenance of the
transportation system with appropriate agencies.
Policy 1 The City shall coordinate and cooperate with adjacent agencies and
service providers—including Metro, TriMet, ODOT, Washington
County, and neighboring cities—when appropriate, to develop
transportation projects which benefit the region as a whole, in addition
to the City of Tigard.
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CPA 2014-00001 River Terrace Community Plan PAGE 25 OF 31
FINDING: The transportation projects listed in the TSP Addendum were created with
guidance from the Technical Advisory Committee (TAC). The TAC included
members from Metro, Oregon Department of Transportation, the City of
Beaverton, and Washington County, as well as other affected agencies and
jurisdictions.
The City sent out a request for comments on the proposed amendment to all
potentially affected jurisdictions and agencies. All were given 14 days to
respond. Any comments that were received are addressed in Section VII of
this Staff Report.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.5 Policy
1 is met.
Chapter 13: Energy Conservation
Goal 13.1 Reduce energy consumption.
Policy 1 The City shall promote the reduction of energy consumption associated
with vehicle miles traveled through:
A. land use patterns that reduce dependency on the automobile;
B. public transit that is reliable, connected, and efficient; and
C. bicycle and pedestrian infrastructure that is safe and well
connected.
FINDING: This CPA supports the city’s adopted energy conservation goals and
policies. No new goals or policies are being proposed.
The River Terrace Community Plan and TSP Addendum envision that
residents in the River Terrace area will be able to safely and efficiently travel
between destinations via any number of active transportation modes, such
as walking and biking. A system of sidewalks, bikeways, and trails will
provide access to key destinations such as parks, schools, and commercial
areas.
The comprehensive plan designations place higher residential densities near
commercial and institutional uses and along major corridors reducing the
dependency on vehicles. The proposed comprehensive plan designations
also make transit a viable option in the future.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 13.1 Policy
1 is met.
Chapter 14: Urbanization
Goal 14.1 Provide and/or coordinate the full range of urban level services to lands
and citizens within the Tigard City Limits.
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CPA 2014-00001 River Terrace Community Plan PAGE 26 OF 31
Policy 1 The City shall only approve the extension of City services:
A. where applications for annexation for those properties have been
approved; or
B. in circumstances where applicable state and county health agencies
have declared a potential or imminent health hazard pursuant to ORS
431.705 to 431.760 (Health Hazard Annexation or Service District
Formation); or
C. as outlined in the intergovernmental agreement regarding water
provision within the Tigard Water Service Area.
Policy 3 The City shall, as needed, coordinate and/or participate in planning
activities or development decisions within the Tigard Urban Services
Area.
FINDING: Community Plan Goal 14: Urbanization addresses the city’s urbanization
policies for River Terrace.
The River Terrace Community Plan, River Terrace Funding Strategy
and various River Terrace infrastructure master plans collectively
provide for the orderly and efficient transition of River Terrace
from rural to urban land use. These plans are consistent with Metro
Functional Plan Titles 11 and 14 and Statewide Planning Goal 14
for accommodating future population growth, ensuring the efficient
use of land and creating livable communities.
The Community Plan also meets Metro Functional Plan Title 11 and
Statewide Planning Goal 11 requirements for ensuring that areas like
River Terrace, which have been brought into the Urban Growth
Boundary (UGB) for urban development purposes, are efficiently
urbanized and developed as complete communities.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 14.1 Policies
1 and 3 are met.
Goal 14.2 Implement the Tigard Urban Services Agreement through all reasonable
and necessary steps, including the app ropriate annexation of unincorporated
properties.
Policy 6 The City shall periodically update and/or amend its Public Facility
Plan to ensure the predictable and logical provision of urban services
for areas anticipated to be within the Tigard city limits.
FINDING: This CPA updates the transportation section of the Public Facility Plan
through incorporating the River Terrace TSP Addendum. The River
Terrace TSP Addendum is an update to the adopted plan and ensures the
most reliable, up-to-date information, is being used to plan for the
community’s transportation needs into the future. The River Terrace TSP
Addendum also ensures compliance with Oregon Administrative Rule 660-
012, which governs transportation system development in the state and
requires conformance with the Regional Transportation Plan.
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CPA 2014-00001 River Terrace Community Plan PAGE 27 OF 31
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 14.2 Policy
6 is met.
APPLICABLE METRO REGULATIONS
Urban Growth Management Functional Plan
Title 1
Housing Capacity - The Regional Framework Plan calls for a
compact urban form and a “fair-share” approach to meeting regional
housing needs. It is the purpose of Title 1 to accomplish these
policies by requiring each city and county to maintain or increase its
housing capacity.
FINDING: Title 1 facilitates the efficient use of land within the Urban Growth Boundary
(UGB). The Title requires cities and counties to determine their capacity for
housing and adopt minimum density requirements. Title 1 also requires cities
and counties to report changes in capacity annually to Metro.
This amendment (CPA2014-00001) adopts the River Terrace Community
Plan, comprehensive plan designations, natural resource maps and a River
Terrace Transportation System Addendum, which was completed following
the rules outlined in OAR 660, Division 7. The amendment sets policy
related to a 20-year supply of land and does not affect compliance with Title
1.
Both Metro and Oregon Department of Land Conservation and
Development staff were provided the opportunity to review and comment
on all work leading up to the documents proposed for adoption as members
of the Technical Advisory Committee.
CONCLUSION: Based on the above findings, Metro’s Urban Growth Management
Functional Plan Title 1 is met.
Title 3
Water Quality and Flood Management - To protect the beneficial water
uses and functions and values of resources within the Water Quality
and Flood Management Areas by limiting or mitigating the impact on
these areas from development activities and protecting life and property
from dangers associated with flooding.
FINDING: Metro’s Title 3 requires that cities and counties adopt provisions that
protect life and property from flooding. The natural resource maps
proposed for adoption update existing city maps that regulate wetland and
riparian areas in the River Terrace area. Detailed inventory work was
required to update each map and was completed as part of the River
Terrace planning process. By adopting wetland and riparian area maps for
River Terrace and applying the city’s Sensitive Lands regulations to the area,
the city is ensuring that River Terrace is in compliance with Title 3.
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CPA 2014-00001 River Terrace Community Plan PAGE 28 OF 31
CONCLUSION: Based on the above findings, Metro’s Urban Growth Management
Functional Plan Title 3 is met.
Title 11
Planning for New Urban Areas - The Regional Framework Plan calls
for long-range planning to ensure that areas brought into the UGB are
urbanized efficiently and become or contribute to mixed-use, walkable,
transit friendly communities. It is the purpose of Title 11 to guide such
long-range planning for urban reserves and areas added to the UGB. It
is also the purpose of Title 11 to provide interim protection for areas
added to the UGB until city or county amendments to land use
regulations to allow urbanization become applicable to the areas.
FINDING: This CPA meets the requirements of Metro Functional Plan Title 11 for
ensuring that areas like River Terrace, which have been brought into the
Urban Growth Boundary (UGB) for urban development purposes, are
efficiently urbanized and developed as complete communities.
The River Terrace Community Plan, River Terrace Funding Strategy and
various River Terrace infrastructure master plans collectively provide for the
orderly and efficient transition of River Terrace from rural to urban land use.
These plans are consistent with Metro Functional Plan Titles 11 and 14 and
Statewide Planning Goal 14 for accommodating future population growth,
ensuring the efficient use of land and creating livable communities. They also
further the city’s goal of facilitating development in River Terrace in a way
that results in high-quality development, natural resource protection and the
provision of essential public facilities and services in a coordinated, logical
and fiscally sound manner.
CONCLUSION: Based on the above findings, Metro’s Urban Growth Management
Functional Plan Title 11 is met.
Title 13
Nature in Neighborhoods - The purposes of this program are to (1)
conserve, protect, and restore a continuous ecologically viable
streamside corridor system, from the streams’ headwaters to their
confluence with other streams and rivers, and with their floodplains in a
manner that is integrated with upland wildlife habitat and with the
surrounding urban landscape; and (2) to control and prevent water
pollution for the protection of the public health and safety, and to
maintain and improve water quality throughout the region.
FINDING: By expanding the city’s natural resource program to include the River
Terrace area, the city is ensuring that River Terrace is in compliance with
Title 13. River Terrace will utilize the same natural resource protection
programs as the rest of the city. Implementation of these programs will
occur through the adoption of several inventories and maps that provide
various levels of natural resource assessment and protection as well as
development flexibility.
The River Terrace Community Plan addresses Natural Resources and speaks
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CPA 2014-00001 River Terrace Community Plan PAGE 29 OF 31
to the city’s coordination and inventory of significant natural resources in
River Terrace.
The natural resource maps proposed for adoption update existing city
maps that regulate tree groves, habitat conservation areas, and
wetland and riparian areas to include the River Terrace area. Detailed
inventory work was required to update each map and completed as
part of the River Terrace planning process.
The SWG, TAC, community, and outside agencies had an
opportunity to review each map. Since the natural resource maps are
very technical in nature and were developed using existing policies
and standards, the Stakeholder Working Group was not asked to
recommend them for adoption. They were, however, given multiple
opportunities to review and understand their implications.
CONCLUSION: Based on the above findings, Metro’s Urban Growth Management
Functional Plan Title 13 is met.
THE STATEWIDE PLANNING GOALS AND GUIDELINES ADOPTED UNDER
OREGON REVISED STATUTES CHAPTER 197
The City’s Comprehensive Plan incorporated the Statewide Planning Goals and was
acknowledged by the state as being in compliance with state law; therefore, the Statewide Goals
are addressed under the Comprehensive Plan Policies Sections. The following Statewide
Planning Goals are applicable:
Goal 1: Citizen Involvement; Goal 2: Land Use Planning; Goal 5: Natural Resources, Scenic and
Historic Areas, and Open Spaces; Goal 6: Air, Water and Land Resources Quality; Goal 7: Areas
subject to Natural Hazards; Goal 8: Recreational Needs; Goal 10: Housing; Goal 11: Public
Facilities and Services; Goal 12: Transportation; Goal 13: Energy Conservation; Goal 14:
Urbanization.
SECTION VI. ADDITIONAL CITY STAFF COMMENTS
Tigard Police Department, (Jim Wolf, 503-718-2561) had an opportunity to review this
proposal and provided comments regarding the importance of connectivity. Mr. Wolf stated that
street connectivity provides for efficient police travel and response times to emergencies.
However, he also noted that connectivity may also provide criminals with more ways to flee the
scene of the crime as well as result in increased traffic volume and unlawful speeds on certain
streets. Mr. Wolf stated that the department would like the opportunity to comment regarding
public safety services once development starts to occur.
The City of Tigard’s Current Planning Division, Administrative Department,
Development Services Division (Engineering), and Public Works Department had an
opportunity to review this proposal and had no objections. Numerous staff from the Finance and
Public Works Departments were involved throughout the entire planning process, including
sitting on the project’s Technical Advisory Committee.
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 30 OF 31
SECTION VII. OUTSIDE AGENCY COMMENTS
The following agencies/jurisdictions had an opportunity to review this proposal and did not
respond:
City of King City
Metro Land Use and Planning
Oregon Department of Environmental Quality
Oregon Department of Fish and Wildlife
Oregon Division of State Lands
Oregon Public Utilities Commission
US Army Corps of Engineers
Century Link
Clean Water Services
Comcast Cable
Metro Area Communications Commission
NW Natural
Portland General Electric
Tigard Tualatin School District #23J
Tualatin Valley Fire and Rescue
Tri-Met
Verizon
City of Beaverton had an opportunity to review this proposal and had no objections. They
expressed appreciation for having the opportunity to coordinate the River Terrace and South
Cooper Mountain projects.
Beaverton School District #48 had an opportunity to review this proposal and provided
comments expressing support for the adoption of the River Terrace Community Plan. The District
acknowledges the importance of providing safe pedestrian and vehicle access to the future high
school site. The District appreciates the fact that the River Terrace transportation proposal
incorporates pedestrian trails.
Washington County, Department of Land Use and Transportation had an opportunity to
review this proposal and provided comments regarding the level of detail on several transportation
improvements on county roads identified in the River Terrace Community Plan and River Terrace
Addendum to the Transportation System Plan. Washington County agreed that it was prudent to
delay the adoption of zoning districts.
Oregon Department of Land Conservation and Development had an opportunity to review
this proposal and provided comments stating that the River Terrace Community Plan should
address the requirements of the Metropolitan Housing Rule. In addition, the improvements or
extensions to county roads identified in the River Terrace Addendum to the Transportation System
Plan cannot be a “planned facility” in the city’s TSP. It would be helpful to identify these roads as
“conceptual” or “recommended”.
Oregon Department of Transportation, Region 1 had an opportunity to review this proposal
and provided a clarification to the River Terrace Addendum to the Transportation System Plan
stating that for projects listed in Table 6, ODOT is the jurisdiction that owns part of the listed
intersections, but is not responsible for, and has not committed to funding the listed
STAFF REPORT TO THE PLANNING COMMISSION
CPA 2014-00001 River Terrace Community Plan PAGE 31 OF 31
improvements. ODOT also provided recommendations to the Recommended Action Measures
for Transportation (page 8-5) in the River Terrace Community Plan.
These comments, with the exception of Washington County, have been incorporated into the River
Terrace Community Plan and Addendum to the Transportation System Plan, as appropriate. Staff
revised the language in the Transportation System Plan Addendum to address the county’s
comments. However, staff is still deciding how best to revise the River Terrace Community Plan to
address the county’s comments.
SECTION VIII. CONCLUSION
The proposed changes comply with the applicable Statewide Planning Goals, applicable regional,
state and federal regulations, the Tigard Comprehensive Plan, and applicable provisions of the
City’s implementing ordinances.
Therefore, Staff recommends that the Planning Commission recommend approval of the
following amendments to the Tigard City Council as determined through the public hearing
process.
1. River Terrace Community Plan, Comprehensive Plan Designations Map, and
Natural Resources Maps; and
2. River Terrace Addendum to the city’s Transportation System Plan.
November 3, 2014
PREPARED BY: Agnes Kowacz DATE
Associate Planner
November 3, 2014
APPROVED BY: Kenny Asher DATE
Community Development Director
Exhibit 1: River Terrace
Community Plan
This project was made possible through funding provided by the City of Tigard,
a Metro Construction Excise Tax grant, and Washington County.
AcknowleDgements
Staff
Marty Wine, City Manager
Kenny Asher, Community Development Director
Susan P. Shanks, Senior Planner
Tom McGuire, Assistant Community Development Director
Marissa Grass, Associate Planner
Agnes Kowacz, Associate Planner
Joe Patton Senior Administrative Specialist
Stakeholder Working Group
Jim Beardsley
ernie Brown
Joanne criscione
Nora Curtis
Brian Feeney
michael Freudenthal
Fred gast
Dan grimberg
lisa Hamilton
Jerry Hanford
steve Jacobson
marsha lancaster
Yolanda mcVicker
Richard shavey
kathy stallkamp
Jamie stasny
John weathers
Matt Wellner
marc woodard
Technical Advisory Committee
Peter Arellano, City of Beaverton
Andrew Barrett, City of Beaverton
Andy Braun, Clean Water Services
Leigh Crabtree, City of Beaverton
Anne Debbaut, Oregon Department of Land
Conservation and Development
Julia Hajduk, City of Sherwood
Kelly Hossaini, Miller Nash/Tigard-Tualatin
School District
Steve L. Kelley, Washington County
Alan Kennedy, Tualatin Valley Fire and Rescue
Jabra Khasho, City of Beaverton
Steve Martin, City of Tigard
Kim McMillan, City of Tigard
Carrie Pak, Clean Water Services
Lidwien Rahman, Oregon Department
of Transportation
Julie Russell, Tigard Water District
Paul Shaefer, Washington County
Richard Steinbrugge, Beaverton School District
Michael Stone, City of Tigard
Valerie Sutton, City of Beaverton
Gerry Uba, Metro
Ray Valone, Metro
Dave Wells, King City
Paul Whitney, Tualatin River Keepers
David Winship, City of Beaverton
John Wolff, Tualatin Valley Fire and Rescue
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page i
Contents
Introduction and Background
Introduction and Background ....................................................................................... 1–1
Community Plan Development ................................................................................. 1–2
Community Plan Adoption ........................................................................................ 1–5
Community Plan Implementation ............................................................................ 1–6
Existing Conditions .................................................................................................... 1–6
Citizen Involvement
Goal 1: Citizen Involvement .......................................................................................... 2–1
Participation .............................................................................................................. 2–2
Communication ......................................................................................................... 2–3
Information ............................................................................................................... 2–3
Key Findings ...................................................................................................... 2–4
Recommended Action Measures..................................................................... 2–4
Land Use Planning
Goal 2: Land Use Planning ............................................................................................ 3–1
Metro Requirements ................................................................................................ 3–1
Community Vision ..................................................................................................... 3–3
Key Findings ...................................................................................................... 3–3
Recommended Action Measures..................................................................... 3–4
Natural Resources
Goal 5: Natural Resources ............................................................................................ 4–1
Fish and Wildlife Habitat ........................................................................................... 4–2
Wetlands ................................................................................................................... 4–2
Streams ..................................................................................................................... 4–3
Tree Groves ............................................................................................................... 4–3
Key Findings ...................................................................................................... 4–4
Recommended Action Measures..................................................................... 4–4
Parks, Recreation, Trails, and Open Space
Goal 8: Parks, Recreation, Trails, and Open Space ......................................................... 5–1
Key Findings ...................................................................................................... 5–3
Recommended Action Measures..................................................................... 5–4
RIVER TERRACE COMMUNITY PLAN
Page ii City of Tigard
Housing
Goal 10: Housing .......................................................................................................... 6–1
Housing Capacity ...................................................................................................... 6–1
Development Regulations ........................................................................................ 6–2
Affordable Housing ................................................................................................... 6–4
Metropolitan Housing Rule Compliance ................................................................... 6–5
Key Findings ...................................................................................................... 6–6
Recommended Action Measures..................................................................... 6–6
Public Facilities and Services
Goal 11: Public Facilities and Services ........................................................................... 7–1
Stormwater Management ........................................................................................ 7–1
Key Findings ...................................................................................................... 7–3
Recommended Action Measures..................................................................... 7–4
Water Supply and Distribution ................................................................................. 7–4
Key Findings ...................................................................................................... 7–5
Recommended Action Measures..................................................................... 7–6
Sanitary Sewer Management ................................................................................... 7–6
Key Findings ...................................................................................................... 7–6
Recommended Action Measures..................................................................... 7–7
Community Facilities ................................................................................................. 7–7
Key Findings ...................................................................................................... 7–7
Recommended Action Measures..................................................................... 7–8
Solid Waste Disposal ................................................................................................. 7–8
Key Findings ...................................................................................................... 7–8
Transportation
Goal 12: Transportation ............................................................................................... 8–1
Key Findings ...................................................................................................... 8–4
Recommended Action Measures..................................................................... 8–5
Urbanization
Goal 14: Urbanization .................................................................................................. 9–1
Key Findings ...................................................................................................... 9–2
Recommended Action Measures..................................................................... 9–3
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page iii
Community Plan Maps
Map 1: Comprehensive Plan Designations
Map 2: Zoning Districts
Map 3: Significant Habitat Areas
Map 4: Wetlands and Riparian Areas
Map 5: Significant Tree Groves
Map 6: Community Parks
Map 7: Neighborhood Parks
Map 8: Trails
Map 9: Stormwater System Improvements (Strategy Area A)
Map 10: Stormwater System Improvements (Strategy Area B)
Map 11: Stormwater System Improvements (Strategy Area C)
Map 12: Water System Improvements
Map 13: Sewer System Improvements
Map 14: Transportation Improvements
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 1–1
Introduction and Background
River Terrace is located within the City of Tigard and inside the Portland Metropolitan Urban Growth
Boundary (UGB) on its westernmost edge. See Figures 1-1 and 1-2 for reference. It consists of
approximately 490 acres that is currently in agricultural use with some single family residences. It is
bounded by unincorporated Washington County
residential development to the east and rural
agricultural land to the north, west and south.
Most of the agricultural land to the west and
south of River Terrace is designated Urban
Reserve Area on the Metro 2040 Growth
Concept Map. The agricultural land to the
north of River Terrace, known as South
Cooper Mountain, is inside the UGB within
the City of Beaverton. Similar to River
Terrace, long range planning efforts are
underway in South Cooper Mountain to
facilitate its transition from rural to urban land
use.
The River Terrace Community Plan, hereafter
referred to as the Community Plan, is a long
range planning document that supplements
the Tigard Comprehensive Plan.
It is designed to guide development and investment in
River Terrace over the next several decades as it
transitions from rural to urban land use to accommodate
needed housing in the region. It is the result of many
years of analysis and visioning by the community, City of
Tigard leadership and staff, Washington County
leadership and staff, and numerous partner agencies.
The Community Plan’s organization mimics the chapter
structure and format of the Tigard Comprehensive Plan,
which includes a chapter with goals, policies, key
findings and recommended action measures for 14 of the
19 Statewide Planning Goals. Only those goals that are
applicable to River Terrace are included in the
Community Plan. They are as follows:
Goal 1 Citizen Involvement
Goal 2 Land Use Planning
Goal 5 Natural Resources
Goal 8 Recreational Needs
Goal 10 Housing
Figure 1-1: River Terrace Location
Figure 1-2: Urban Growth Boundary
RIVER TERRACE COMMUNITY PLAN
Page 1–2 City of Tigard
Goal 11 Public Facilities and Services
Goal 12 Transportation
Goal 14 Urbanization
In addition to the Community Plan, five infrastructure master plans were created during the community
planning process to provide for the timely, orderly and efficient provision of public facilities and
services in River Terrace. All five master plans are independent of the Community Plan but collectively
serve as its foundation. They were developed to support the proposed land uses and zoning district
designations, which are described in more detail in the section on Land Use. They identify the major
facilities and capacity improvements that will be needed to support full build-out of the area and include
planning level cost estimates for all identified public facility projects. A summary of each of these master
plans can be found in the sections on Parks, Public Facilities and Transportation.
A funding strategy was also developed concurrently with the Community Plan pursuant to state and
regional requirements. It utilized the project lists and cost estimates identified in the five master plans
described above. The purpose of the River Terrace Funding Strategy is to provide a viable near- and
long-term funding strategy for all infrastructure improvements identified in the River Terrace master
plans.
The following topics are addressed in this section.
Community Plan Development
Community Plan Adoption
Community Plan Implementation
Existing Conditions
Community Plan Development
Community Plan Area History
Most of the land in River Terrace, approximately 440
acres, was added to the UGB in 2002, at which time it
was identified as Areas 63 and 64. Washington County
completed the concept plan for Areas 63 and 64 in
2010. This plan, entitled the West Bull Mountain
Concept Plan (WBMCP), included Areas 63 and 64
and a rural subarea to the south of both areas that
extended to Beef Bend Road. This rural subarea was
included in the concept planning process to facilitate
logical street connections and urban service extensions
since Areas 63 and 64 were not contiguous to one
another.
Approximately 50 acres of this rural subarea was
added to the UGB in 2011, at which time it was
identified as Roy Rogers West. Collectively these three
areas, i.e. Area 63, Area 64 and Roy Rogers West,
comprise the River Terrace planning area. Unlike the WBMCP, the River Terrace Community Plan does
not include the remainder of the rural subarea (which is now an Urban Reserve Area) to the south of
River Terrace. The entire 490-acre area that makes up River Terrace was annexed to the city in two
batches. The first annexation petition was approved in 2011. The second was approved in 2013.
Figure 1-3: River Terrace UGB Areas
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 1–3
In 2012, Washington County and the City of Tigard entered into an intergovernmental agreement (IGA)
whereby the county assigned and the city agreed to accept responsibility for preparing a community plan
based on the concept planning efforts completed by the county in 2010 for the area now known as
River Terrace (and formerly known as West Bull Mountain). Pursuant to the IGA and in furtherance of
Metro Functional Plan Titles 11 and 14, the city agreed to “refine the County’s West Bull Mountain
Concept Plan and provide a detailed land use, public infrastructure, governance, and financial planning
framework for urban development of the concept planned area.” In turn, the county agreed to support
the city’s efforts to complete the River Terrace Community Plan.
Community Plan Refinements
Below is a summary of key plan refinements that were made during the River Terrace community
planning process. This summary documents the major differences between the WBMCP and the River
Terrace Community Plan.
Land Use
The recommended land use and zoning district designations are based upon the adopted
WBMCP land uses. Minor refinements were made during the community planning process to
support a better range and mix of zoning districts and, by extension, housing types.
The commercial area was shifted to the west to improve its visibility from Roy Rogers Road. Its
overall size was not increased.
Parks
Specific park sites were not identified in the River Terrace Park System Master Plan Addendum
consistent with city land acquisition policies.
The park and trail demand in River Terrace was calculated using the city’s current level of
service (LOS) standard instead of the hybrid LOS standard developed during the WBMCP
process.
Stormwater
The southern stormwater management strategy was adjusted to reflect the current UGB. Instead
of utilizing the flat area along the northern edge of Beef Bend Road for detention, which is not
inside the UGB at this time, the River Terrace Stormwater Master Plan recommends conveying
•Metro
expands UGB
to add Areas
63 and 64
2002
•County
completes
concept plan
(WBMCP)
2010 •Metro
expands
UGB to add
Roy Rogers
West
•Area 64
annexes to
City
2011
•City accepts
planning
responsibility
for River
Terrace
2012
•Area 63 and
Roy Rogers
West annex to
City
2013
•City
completes
River Terrace
Community
Plan
2014
Figure 1-4: River Terrace Community Plan Timeline
RIVER TERRACE COMMUNITY PLAN
Page 1–4 City of Tigard
this runoff all the way to the Tualatin River via a single off-site improvement in the form of a
high-flow bypass pipe or a combination of pipe and stream restoration.
The sizes of the stormwater detention facilities were adjusted to reflect the city’s intention to
utilize a continuous simulation hydrologic model. This model is being developed in partnership
with Clean Water Services.
Transportation
The southern road network was adjusted to reflect the current UGB. Instead of two north-south
Neighborhood Routes, the River Terrace Transportation System Plan (TSP) Addendum only
envisions one north-south connection to Beef Bend Road along an existing private road
alignment. This alignment is also the location of the recommended high-flow stormwater
conveyance improvements described above.
The main north-south street parallel and to the east of Roy Rogers Road was changed from a
Neighborhood Route to a Collector Street to reflect anticipated traffic volumes and to be
consistent with other collector streets in the city. This street is identified as River Terrace
Boulevard in the River Terrace TSP Addendum.
No additional intersections were added to existing Washington County facilities, i.e. Roy Rogers
Road or Scholls Ferry Road, but a traffic signal was added at the future Scholls Ferry
Road/River Terrace Blvd intersection to safely accommodate all modes of travel and to
minimize traffic impacts on existing adjacent neighborhoods.
All local street connections to existing Bull Mountain neighborhoods were kept in the
Community Plan, with the exception of the one at Leeding Lane. This connection was
downgraded from a vehicle connection to a pedestrian and bicycle connection to lessen the
transportation impacts on an existing wetland.
The greenway trail along Roy Rogers Road and Scholls Ferry Road was eliminated for a number
of reasons. The main one being that most stakeholders preferred the location of the River
Terrace Trail and felt that the inclusion of both was neither feasible nor necessary given the
proximity of both trails to each other.
Regulatory Framework
Metro Functional Plan Titles 11 and 14 figure prominently in the community planning process and are
heavily referenced throughout the Community Plan. Title 11 (and corresponding Statewide Planning
Goal 11) calls for long-range planning to ensure that areas brought into the UGB are urbanized
efficiently and become or contribute to mixed-use, walkable, transit-friendly communities. Statewide
Planning Goal 11 also has specific requirements related to the development of a Public Facilities Plan to
ensure the timely, orderly and efficient provision of public facilities and services in urbanizing areas.
Title 14 (and corresponding Statewide Planning Goal 14) calls for a clear transition from rural to urban
development, an adequate supply of urban land to accommodate long-term population and
employment, and a compact urban form.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 1–5
Regulatory Compliance
The River Terrace Community Plan,
River Terrace Funding Strategy and
various River Terrace infrastructure
master plans collectively meet all city,
regional, and state requirements for
land use and public facility planning.
The city is required to prepare and adopt comprehensive plan provisions, public facility plans and land
use regulations to meet the requirements of the specific Metro ordinances that added River Terrace to
the UGB, namely Ordinances 02-969B and 11-1264B, as well as Metro Functional Plan Titles 11 and 14
and Statewide Planning Goals 11 and 14. The city is also required to maintain and periodically update its
Comprehensive Plan. It recently completed a major plan
update in 2008, but this update preceded the city’s agreement
with Washington County to accept land use planning
responsibility for River Terrace. The city made minor
amendments to Chapter 14 in 2012 upon acceptance of land
use planning responsibility for River Terrace, but these
amendments did not address all the state and Metro
requirements for River Terrace.
The completion and adoption of the River Terrace Community
Plan, River Terrace Funding Strategy and various River Terrace
infrastructure master plans collectively meet all city, state and Metro requirements for land use and
public facility planning. In combination, these documents provide for the orderly and efficient transition
of River Terrace from rural to urban land use and contribute to meeting the city’s Public Facilities Plan
requirement under Statewide Planning Goal 11.
Community Plan Adoption
The River Terrace community planning process has resulted in the creation of a number of documents
that fall into one of three categories: Infrastructure Master Plans, River Terrace Community Plan and
Maps, and Implementation Documents.
Infrastructure Master Plans
Of the five infrastructure master plans that were developed for River Terrace, the master plans for
water, sewer and stormwater have already been adopted. The master plans for parks and transportation
are expected to be adopted with the Community Plan.
River Terrace Community Plan and Maps
The River Terrace Community Plan includes 14 maps. They are provided for informational purposes
only. The majority of them, Maps 6 – 14, exist in a more technical form in one of the five infrastructure
master plans described above. These maps are adopted when their respective master plans are adopted.
Maps 1 – 5 are standalone maps. Three show inventoried natural resources in River Terrace. The other
two show Comprehensive Plan and Zoning District designations. A separate action is required to adopt
these maps, as adoption of the Community Plan does not result in their adoption. Once zoning districts
have been adopted and are effective, land use applications for development may be submitted to the city
for review.
Implementation Documents
The River Terrace Funding Strategy is a critical implementation document. As previously stated, the
funding strategy was developed concurrently with the Community Plan pursuant to state and regional
requirements and is expected to be adopted with the Community Plan. Additional implementation
projects are described below.
RIVER TERRACE COMMUNITY PLAN
Page 1–6 City of Tigard
Community Plan Implementation
The city identified a number of implementation projects in the course of the River Terrace community
planning process. All are necessary for Community Plan implementation, but some have broader
citywide implications. A summary of these implementation projects is provided below.
River Terrace Code Amendments
This effort includes only those amendments that were identified through the community planning
process and that are critical to the initial implementation of the Community Plan. They include targeted
changes to the city’s Planned Development regulations related to open space requirements, new text and
graphics to implement the River Terrace Boulevard design concept, and updates to the city’s adequate
facility requirements. Other code amendments will likely follow later, such as site and building design
standards for the Community Commercial area.
River Terrace Public Improvement Design Standards
This effort includes only those additions and updates that were identified through the community
planning process and that are critical to the initial implementation of the Community Plan, such as the
development of River Terrace Boulevard planting standards. Once completed and publicly reviewed,
these updates will be adopted into the city’s existing Public Improvement Design Standards. Other
additions and updates will likely follow later.
Citywide Stormwater Model and Standards
A new flow duration based model and new stormwater standards and design guidelines are being
developed in coordination with Clean Water Services. Once completed and publicly reviewed, they will
be adopted into the city’s existing Public Improvement Design Standards. The new stormwater model
will apply to stormwater management citywide. The new stormwater standards and design guidelines
will initially only apply to River Terrace due to the unique conditions and stormwater management
strategies identified in the River Terrace Stormwater Master Plan. They may eventually apply on a
citywide basis in the future.
Citywide Infrastructure Financing Project
This project includes an evaluation of the city’s existing utility fees and System Development Charges
(SDC) and associated SDC credit policies. It will make recommendations about the need for new
and/or increased fees and SDCs and associated SDC credit policies. Each infrastructure system will be
analyzed separately. All fees and SDCs will likely apply on a citywide basis, a lthough some may be
specific to River Terrace.
In addition to these projects, the recommended action measures at the end of each Community Plan
section and the various River Terrace infrastructure master plans also identify implementation tasks
and/or needs. While every effort has been made to identify all relevant near- and long-term tasks that
are necessary for the successful implementation of this Community Plan, it is anticipated that additional
tasks and/or needs will be identified during the development of River Terrace, which is expected to
occur incrementally over the course of the next two or more decades.
Existing Conditions
Existing conditions provide the physical basis for land use planning in River Terrace. Topographical and
geological conditions and existing infrastructure influence the location, size, and type of future
development, public facilities, parks and streets. A summary of these conditions are included below.
More detailed information can be found in the various studies that were conducted during the course of
the concept and community planning processes, including but not limited to the West Bull Mountain
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 1–7
Natural Resources Inventory (Pacific Habitat Services, 2008), Regional Landslide Hazard Mapping,
West Bull Mountain Planning Area (DOGAMI, 2008), and the River Terrace Tree Grove Assessment
Report (Winterbrook, 2013).
Transportation Context
River Terrace is located at the cross roads of Roy Rogers Road and Scholls Ferry Road, two regionally
significant roads that connect River Terrace to Tigard, Beaverton, Sherwood and beyond. River Terrace
is also served by Beef Bend Road to the south and 150th Avenue along its eastern edge. Bull Mountain
Road provides east-west circulation through the center of River Terrace. Roy Rogers Road, Bull
Mountain Road and 150th Ave are
proposed to be improved to urban
standards to accommodate River
Terrace and regional transportation
needs. A road widening project
along Scholls Ferry Road is already
underway on River Terrace’s
northern edge. The section on
Transportation provides more
detailed information on the
transportation improvements
recommended for River Terrace.
Landform Context
River Terrace borders the
agricultural lands of the Tualatin
Valley. Unlike the broad and
relatively flat lands of the valley,
River Terrace is situated on the
western and southern slopes of
Bull Mountain and is characterized
by rolling topography interspersed
with steeply sloped lands that were
created over time by erosion. The steepest slopes generally occur along existing tributaries that drain to
the Tualatin River, which is to the south and west of River Terrace. The northern part of River Terrace
contains the largest concentrations of relatively flat land. The southern area contains more steeply
sloped land. Flat land is generally more conducive to higher density development than steeply sloped
land. Additionally, water, sewer and stormwater facilities rely on and/or utilize topography for efficient
delivery of services. The sections on Land Use and Public Facilities provide more detailed information
on the types and locations of land uses and public facilities that are recommended in River Terrace,
which are, in part, based on existing topography.
Natural Resource Context
River Terrace contains a number of protected natural resources, including wetlands, streams, riparian
corridors and significant tree groves. River Terrace contains a total of ten natural drainageways and one
significant wetland. These natural resources provide wildlife habitat, help prevent erosion and contribute
to water quality. The section on Natural Resources provides more detailed information on the types and
locations of natural resources that are protected in River Terrace.
Figure 1-5: Transportation Context (River Terrace outlined in yellow)
RIVER TERRACE COMMUNITY PLAN
Page 1–8 City of Tigard
Geological Context
River Terrace is characterized by shallow bedrock and clayey soils, which are highly erodable. As a
result, the potential for stormwater infiltration is poor and also potentially problematic for slope stability
given the steep terrain and proximity to shallow bedrock. The Public Facilities section on stormwater
provides more detailed information about how the Community Plan responds to these conditions.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 2–1
Goal 1: Citizen Involvement
Hearing from community members is a key component of
building a livable community. The River Terrace Community
Plan public involvement effort sought to engage a wide range
of community members and project stakeholders in planning
for River Terrace. Following from Tigard’s public
involvement goals, multiple opportunities were provided for
participation, communication and information throughout the
planning process. In addition, several new outreach tools were
used to engage the public.
The River Terrace community planning process built upon Washington County’s public involvement
efforts during the West Bull Mountain concept planning process, giving stakeholders the opportunity to
stay involved as planning responsibilities shifted from Washington County to the City of Tigard. Public
involvement led to several key River Terrace Community Plan and infrastructure master plan
refinements, which are as follows:
Transportation impacts on existing adjacent Bull Mountain neighborhoods were mitigated in a
number of ways to address traffic concerns. The main north-south street parallel and to the east
of Roy Rogers Road was changed from a Neighborhood Route to a Collector Street (aka River
Terrace Boulevard), a signal was proposed at the Scholls Ferry Road/River Terrace Boulevard
intersection, and the Luke Lane connection was modified to only connect via a circuitous route.
A design concept for River Terrace Boulevard was advanced that effectively addressed concerns
about balancing mobility with safety and comfort for all modes of travel. Key design elements
include the River Terrace Trail, a wide landscaped median and sidewalk bulbouts to support
large trees, on-street parking to calm traffic, and design standards for street-facing facades and
yards to ensure a high-quality and safe public realm.
The greenway trail along Roy Rogers Road and Scholls Ferry Road was eliminated for a number
of reasons. The main one being that most stakeholders preferred the location of the River
Terrace Trail and felt that the inclusion of both was neither feasible nor necessary given the
proximity of both trails to each other.
Land acquisition for a northern community park east of Roy Rogers Road was prioritized in
anticipation of near-term development needs and in response to community feedback. The latter
involved locating a community park near existing adjacent neighborhoods to help offset the
transportation impacts that they will likely experience when street connections are made.
The location of the commercial area was stretched towards Roy Rogers Road to address
concerns about its visibility and future viability.
Lower density residential zones were strategically located along the area’s eastern and northern
edges to provide a buffer between existing lower density neighborhoods in Bull Mountain and
future higher density neighborhoods in River Terrace.
Various implementation strategies were identified to address the challenges associated with
regional stormwater facility implementation that provided needed flexibility for developers. All
identified strategies maintained the benefits of a regional facility approach to stormwater
management.
Continuing Involvement
Public involvement in the River
Terrace Community Plan built upon
the West Bull Mountain Concept Plan
public involvement efforts.
RIVER TERRACE COMMUNITY PLAN
Page 2–2 City of Tigard
The Leeding Lane connection was downgraded from a vehicle connection to a
pedestrian/bicycle connection to address concerns about impacts to an existing wetland.
Participation
Advisory Committees
A Stakeholder Working Group (SWG) and Technical Advisory Committee (TAC) were formed to
provide advice and guidance during the community planning process.
An eighteen-member SWG, made up of property owners, developers, neighborhood representatives,
affected agencies and community organizations, was appointed by Tigard City Council to provide on-
going advice and feedback to the project team. This was the primary advisory group to the project team
during the development of the Community Plan. The group convened in spring of 2013 and met
thirteen times between March 2013 and November 2014. All members on the county’s West Bull
Mountain Concept Plan SWG were invited to participate on the city’s River Terrace Community Plan
SWG. In addition to the SWG, an Implementation Subcommittee of the SWG, comprised of developers
on the SWG, met on an ad hoc basis for the purpose of discussing specific development plans and
implementation issues.
The TAC, made up of technical staff from the City of Tigard, City of Beaverton, Clean Water Services,
Washington County, Metro, Department of Land Conservation and Development, Oregon Department
of Transportation and other affected agencies and jurisdictions provided subject matter expert advice
and review throughout the process. They met a total of nine times between September 2012 and April
2014.
Community Meetings
From October 2012 to April 2014, the River Terrace project team hosted five public meetings that
focused on the Community Plan and the five related infrastructure master plans. In total, attendance
was over 150 people. Input was sought on issues ranging from land use to the River Terrace Boulevard
design concept. Outcomes from each meeting were presented to the SWG in advance of their decision
on the matter. In addition, public comment opportunities were provided at each SWG meeting.
In October 2014, the project team hosted a series of three meetings that focused on discussing and
refining the River Terrace Funding Strategy.
Consider.It Online Deliberation
The project team piloted a new online engagement tool called Consider.It. This emerging social
technology allows hundreds of people to deliberate together online on a single issue. Five questions
were posed for deliberation, and 166 different comments were collected. The questions are as follows:
Should Tigard redirect existing funding instead of raising new taxes/fees to fund River Terrace
infrastructure in the short term?
Should the proposed River Terrace Transportation System be forwarded to City Council for
adoption?
Should Tigard work to provide more pedestrian amenities in River Terrace than normally
required by city code?
The question of whether to install a new traffic signal on Scholls Ferry Road east of Roy Rogers
Road has many trade-offs and is not clearly answered with technical analysis. Do you support or
oppose a traffic signal in this location?
Should Council adopt the recommended funding scenarios for infrastructure in River Terrace?
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 2–3
Public Comment Periods
A public comment period was held and results shared with Tigard City Council prior to each River
Terrace infrastructure master plan discussion or decision. This included a two-week public comment
period for each of the following master plans:
River Terrace Water System Master Plan Addendum
River Terrace Sanitary Sewer Master Plan Addendum
River Terrace Stormwater Master Plan
River Terrace Park System Master Plan Addendum
River Terrace Transportation System Plan Addendum
Communication
Community Organizations
The project team presented to a variety of special interest groups as needed for feedback, or as
requested by various groups. Project team members met with neighborhood groups, city advisory
boards, and Citizen Participation Organizations (CPO).
Bull Mountain Neighborhood: Transportation Concerns (Oct 2013, Jun 2013, Jul 2013)
CPO 4B: General Project Update (Oct 2013)
Tualatin River Watershed Council: Natural Resource & Stormwater Briefing (Jan 2014)
CPO 4K: General Project Update (Mar 2014)
Tigard Parks and Recreation Advisory Board: Parks & Trails Briefing (Apr 2014)
Tigard Transportation Advisory Committee: Transportation Briefing (May 2014, Jun 2014)
www.riverterracetigard.com
A River Terrace website and blog allowed the project team to provide continuous near real-time
information about project milestones, upcoming meetings and topics of interest. The blog also provided
a venue for public comments and a transparent two-way conversation between the project team and
community members. A total of 88 blog posts generated more than 75 website comments as of July 21,
2014.
Information
River Terrace Listserv
Information was created and distributed periodically to interested parties and other subscribers through
email. Frequency and content of messages was adapted to project activities. Over 25 messages were sent
as of July 21, 2014.
www.riverterracetigard.com
In addition to the blog and public comments, information about the River Terrace project was available
online. The SWG and TAC meeting materials and agendas, project schedule, meeting announcements
and project maps and documents were posted on a regular basis and in a timely manner.
RIVER TERRACE COMMUNITY PLAN
Page 2–4 City of Tigard
Informational Material
Project information was made available in multiple formats, e.g. maps, flyers, factsheets, posters,
customer counter handouts, project displays and door hangers. The project team received 61 public
inquiries as of July 21, 2014.
News Outreach
The project team prepared stories about the River Terrace Community Plan for The Times, Oregonian,
Cityscape Newsletter and other local media to announce the project, extend event invitations, provide
timely information and highlight project milestones and accomplishments.
City Council/Planning Commission Briefings
Tigard City Council and Planning Commission were briefed on project progress in work sessions at key
intervals. Members were also invited to participate in events and received project materials.
KEY FINDINGS
The River Terrace Community Plan supports the city’s adopted goals and policies for citizen
involvement. No new goals or policies are needed to implement the citizen involvement
recommendations for River Terrace.
Public involvement led to several key River Terrace Community Plan and infrastructure
master plan refinements.
RECOMMENDED ACTION MEASURES
1. Establish a City of Tigard Neighborhood Network Program Area covering River Terrace.
2. Continue to engage with unincorporated Bull Mountain residents, in partnership with
Washington County, as the Community Plan is implemented and development occurs.
3. Continue to use the River Terrace website to update project stakeholders and community
members as the Community Plan is implemented and development occurs.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 3–1
Goal 2: Land Use Planning
Land use planning influences the type and character of development in the city and contributes to the
community’s quality of life, sense of place and economic vitality. Land use planning also enables the city
to provide and sustain essential urban services and lays the groundwork for coordinating and partnering
with other local governments and agencies that have a stake in the overall well-being of the Portland
Metro Region.
The goals and policies contained in the Tigard Comprehensive Plan provide the basis for the city’s land
use planning program. The River Terrace Community Plan is a product of this program and an ancillary
Comprehensive Plan document. It also provides the specific development vision for this area, one that
was both prescribed by Metro when River Terrace was added to the Urban Growth Boundary (UGB)
and envisioned by the community through the community planning process.
Metro Requirements
Metro set targets for residential development in River Terrace in order to accommodate the long-range
growth in population anticipated in the Portland Metro Region.1 The portion of River Terrace that was
added to the UGB in 2002, i.e. Areas 63 and 64, is required to have an average residential density of at
least ten units per net residential acre.2 The portion of River Terrace that was added to the UGB in
2011, i.e. Roy Rogers West (also referred to as Area 4), is required to provide zoned capacity for a
minimum of 479 dwelling units.3 Pursuant to Metro policy, some of the required units in Roy Rogers
West can be added to Areas 63 and 64 as long as the average residential density requirement for Areas
63 and 64 is met without these additional units.
The city initially adopted Comprehensive Plan designations for
River Terrace in 2012 based on the land use recommendations
contained in the West Bull Mountain Concept Plan (WBMCP).
This action signified the city’s intent to honor the investment
and involvement that occurred during the WBMCP process and
to utilize the concept plan’s vision as the starting point for land
use planning in River Terrace.
During the River Terrace community planning process, refinements were made to the recommended
WBMCP land uses in order to support a better range and mix of zoning districts and, by extension,
housing types. These refinements were vetted by stakeholders, are consistent with the density
assumptions and guidelines in the concept plan, and meet Metro’s required residential densities for each
area. Comprehensive Plan designations for River Terrace are shown on Map 1 at the end of this
document. They include Low-Density Residential, Medium-Density Residential, Medium High-Density
Residential, Community Commercial, Public Institution and Open Space. Adoption of the Community
Plan does not result in the adoption of these designations. Adoption of Comprehensive Plan
designations requires a separate action.
River Terrace zoning districts are consistent with the Comprehensive Plan designations described above
and are provided on Map 2 at the end of this document. They include R-4.5, R-7, R-12, R-25 and
1 Pursuant to Metro Functional Plan Title 14, River Terrace was given the 2040 Growth Concept designation of
Neighborhood when it was brought into the UGB in 2002 and 2011.
2 Metro Ordinance No. 02-969B.
3 Metro Ordinance No. 11-1264B.
River Terrace Vision
A community of great neighborhoods
that includes housing, neighborhood-
scale businesses, schools, parks and
recreational opportunities.
RIVER TERRACE COMMUNITY PLAN
Page 3–2 City of Tigard
Community Commercial. The city’s Parks and Recreation zoning district will be applied to properties
once they have been acquired by the city and/or dedicated to the public for public park purposes.
Adoption of the Community Plan does not result in the adoption of these designations. Adoption of
zoning district designations requires a separate action.
Other Metro requirements for providing natural resource protection, recreational opportunities, needed
housing, urban services, multi-modal transportation facilities, and an infrastructure funding strategy are
addressed in subsequent sections of the Community Plan.
The table below demonstrates how the residential zoning districts collectively serve to meet Metro’s
required residential densities for River Terrace.
COMPREHENSIVE PLAN DESIGNATIONS
AND ZONING DISTRICTS
AREAS 63 & 64 ROY ROGERS WEST
TOTAL UNITS4 NET ACRES5 TOTAL UNITS NET ACRES
Low Density Residential
R-4.5 296 51.03
Medium Density Residential
R-7 1521 174.74 133 15.28
R-12 648 45.40 266 18.64
Medium-High Density Residential
R-25 880 29.93
Total Units w/o Density Transfer6 3345 399
Density Transfer -80 +80
Total Units w/ Density Transfer 3265 479
Total Net Acres 301.10 33.92
Total Units/Net Acre 10.84 11.76
4 Total units were calculated by dividing the net acres in each zone by the minimum square footage required for each lot
in that zone.
5 Net acres were calculated by eliminating constrained lands (i.e. slopes exceeding 25% and Metro Title 3 protected water
features and vegetated corridors) and an estimated amount of acreage for rights-of-way (i.e. 20%).
6 The River Terrace infrastructure master plans assume a total of 2,587 dwelling units for infrastructure planning
purposes. In addition to eliminating constrained lands and estimated rights-of-way, the dwelling unit calculation utilized
by these master plans also eliminates committed lands. Removal of such lands, e.g. future park and school sites, is
appropriate for infrastructure planning purposes. It is not, however, consistent with the city or Metro’s approach for
performing a zoning capacity analysis.
Table 3-1: River Terrace Residential Density Calculations
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 3–3
Community Vision
Much of the land use vision for River Terrace came from the WBMCP, which is incorporated by
reference here. Aspects of this vision were more fully developed during the community planning
process and can be found in the River Terrace Park System Master Plan Addendum, River Terrace
Transportation System Plan Addendum and River Terrace Stormwater Master Plan. In general, the
River Terrace Community Plan provides for a variety of land uses and residential densities consistent
with the community’s desire to create a community of great neighborhoods that includes housing,
neighborhood-scale commercial businesses, schools, parks and recreational opportunities. Key elements
of this vision are summarized below.
River Terrace is primarily a residential community that includes a mix of residential densities. This
allows for a variety of housing types that meet a wide range of housing needs.
Higher residential densities are planned near commercial and institutional uses and along major
corridors. Lower residential densities are planned in areas with steep slopes and along the area’s
eastern and northern edges to provide a buffer between existing lower density neighborhoods
and future higher density neighborhoods.
The commercial area is sized and zoned to provide neighborhood-scale commercial goods and
services. It is located at the intersection of two Collector Streets, one of which is River Terrace
Boulevard,7 and along Roy Rogers Road to facilitate its success and vitality. The commercial area
is envisioned as a vibrant mixed-use center that is pedestrian-oriented and utilizes high-quality
design elements and materials.
The multi-modal transportation system is designed to connect River Terrace to existing and
future neighborhoods, services, parks, schools and regional destinations through a hierarchy of
streets and trails that provide residents and visitors with convenient, safe and comfortable travel
options.
Parks and trails are distributed throughout the area to provide a variety of convenient recreational
opportunities for residents and visitors. In combination with the neighborhood commercial area
in the north and the school site in the south, these uses provide important public spaces for
residents and visitors to meet, recreate and shop together.
The co-location of land uses (e.g. parks and trails), public facilities (e.g. stormwater facilities and
pump stations), and natural resource areas is strongly encouraged to maximize the efficient use of
land and to create opportunities for community amenities.
KEY FINDINGS
The River Terrace Community Plan supports the city’s adopted land use goals and policies.
No new goals or policies are needed to implement the land use recommendations for River
Terrace.
The River Terrace Community Plan utilizes the city’s existing Comprehensive Plan and
zoning district designations.
Comprehensive Plan and zoning district designations are provided in the Community Plan
for informational purposes only. Adoption of the Community Plan does not result in the
adoption of these designations. Adoption of these designations requires a separate action.
7 River Terrace Boulevard is discussed in more detail in the section on Transportation.
RIVER TERRACE COMMUNITY PLAN
Page 3–4 City of Tigard
The River Terrace Community Plan meets Metro’s required residential densities for River
Terrace pursuant to Metro Ordinance Nos. 02-969B and 11-1264B.
The land use vision for River Terrace was developed over many years with assistance and
input from many jurisdictions, agencies, subject matter experts, service providers,
developers, community members, property owners and stakeholders.
Comprehensive Plan and zoning district designations determine the type, number and
location of residential dwelling units in River Terrace. This information was used to help
determine the size and location of needed public facilities and services, which are more fully
described in the sections on Parks, Public Facilities and Transportation and in the five
infrastructure master plans developed for River Terrace.
Implementation of the commercial area vision, including the design concept for River
Terrace Boulevard, will require amendments to the Community Development Code and the
Public Improvement Design Standards.
RECOMMENDED ACTION MEASURES
1. Adopt the Comprehensive Plan and zoning district designations shown on Maps 1 and 2
respectively.
2. Amend the Community Development Code and the Public Improvement Design Standards
to implement the commercial area vision and design concept for River Terrace Boulevard.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 4–1
Goal 5: Natural Resources
The Tigard Comprehensive Plan recognizes that as the city’s population continues to grow, so does the
potential for conflict between the desire to preserve valuable natural resources and the need to provide
adequate land for development. As development patterns in River Terrace change from rural to urban
uses to accommodate growth, more pressure will be placed on the area’s abundant natural resources.
This tension between the built and natural environments underscores the need to effectively balance
development in River Terrace with natural resource protections.
Protection of natural resources preserves their aesthetic and environmental benefits. It also contributes
to the health, safety and welfare of existing and future residents. The city’s natural resource protection
goals, policies and regulations must meet Statewide Planning Goal 5 requirements for resource
protection and Metro Functional Plan Titles 3 and 13 requirements for water quality and habitat
protection. In addition, they must comply with applicable federal, state and regional laws that protect
sensitive, threatened and endangered species and their habitats.
Protecting natural resources in River Terrace requires the extension of several existing city resource
protection programs out to River Terrace. Implementation of these programs will occur through the
adoption of several inventories and maps that provide various levels of natural resource assessment and
protection as well as development flexibility. Natural resource protection will also be achieved through
the development of effective stormwater management facilities that protect the community’s water
supply and the health and function of stream corridors for habitat and recreation. The River Terrace
Stormwater Master Plan, for example, contains strategies for utilizing existing wetlands and stream
corridors that enhances and protects them while also providing a stormwater management function.
There is a strong relationship between natural resource
protection and stormwater management. Generally, they
share some similar goals, such as preserving existing
hydrology and mature native vegetation. Specifically, they
both provide for the preservation of large tree groves and
riparian corridors to help mitigate the negative impacts of
stormwater runoff from development.
While River Terrace will be able to utilize the same natural resource protection programs as the rest of
the city, the Community Plan recognizes that River Terrace has some unique and challenging existing
conditions in and around its natural resource areas, such as steep slopes and erodable stream corridors.
The River Terrace Stormwater Master Plan responds to these conditions by recommending specific
strategies that are tailored to the needs and characteristics of each drainage basin in the area.
Additionally, the city intends to adopt a new continuous simulation hydrologic model in partnership
with CWS to provide better stream protection in River Terrace than exists under the current model.
More information about the River Terrace Stormwater Master Plan can be found in the section on
Public Facilities.
The following natural resources are addressed in this section:
Fish and Wildlife Habitat
Wetlands
Streams
Tree Groves.
Why Protect Natural Resources?
Protection of natural resources preserves
their aesthetic and environmental benefits. It
also contributes to the health, safety and
welfare of existing and future residents.
RIVER TERRACE COMMUNITY PLAN
Page 4–2 City of Tigard
Fish and Wildlife Habitat
A number of agencies are involved in the effort to address the management and protection of fish and
wildlife habitat. The City of Tigard partners with other local jurisdictions as part of the Tualatin Basin
Partners for Natural Places, an alliance between Washington County and local cities (including Tigard)
working with Metro, Tualatin Hills Parks and Recreation District, and Clean Water Services, to meet
relevant federal, state, and regional requirements.
As a result of this partnership, the city has an adopted
Significant Habitat Areas Map and voluntary habitat
friendly development provisions that seek to protect
wildlife habitat in the community. The provisions
include an opportunity for low impact development
practices to reduce impacts to identified resources.
As part of this community planning effort, the city will
update its Significant Habitat Areas Map to include
River Terrace. The technical work to inventory the
habitat areas in River Terrace took place during the
Tualatin Basin Partnership process, and will be
adopted by the City of Tigard. This will allow
development in River Terrace to take advantage of the
voluntary habitat friendly development provisions in
exchange for protection of significant areas. Map 3 at
the end of this document shows the location of significant habitat areas in River Terrace.
The habitat inventory for River Terrace shows that it has 13.3 acres of habitat designated as “highest”
value (i.e. Metro inventoried Class I and II riparian resources within the Clean Water Services Vegetated
Corridor). An estimated 40.3 acres of Class I and II riparian habitat situated outside the Clean Water
Services’ vegetated corridor are designated as “moderate” value. In addition, 132.16 acres of non-Class I
and II riparian resources within River Terrace are designated as “lowest” value, including both upland
and lower-value riparian habitat areas.
Wetlands
Wetlands are defined by the state as an area that is
inundated or saturated by surface water or
groundwater at a frequency and duration sufficient to
support, and that under normal circumstances does
support, a prevalence of vegetation typically adapted
for life in saturated soil conditions (Oregon
Administrative Rule (OAR) 660-023-0100).
The City of Tigard maintains a Local Wetlands
Inventory (LWI) consistent with the criteria and
procedures for identification of significant wetlands
adopted by the state. The city’s existing LWI was
approved by the Oregon Department of State Lands
(DSL), which means that it is a part of the State
Wetlands Inventory.
As part of this community planning effort, the city will update its LWI Map to include River Terrace.
The technical work to inventory and assess wetlands in River Terrace was completed by Washington
Wetlands
Regulations: Mandatory
Requirements: All wetlands classified as
significant are protected. No development is
allowed within or partially within a significant
wetland. See details in the Sensitive Lands
Chapter of the Development Code.
Note: The LWI provides approximate wetland
boundaries. A detailed delineation of wetland
boundaries is required of applicants during
development.
Habitat Areas
Regulations: Voluntary
Requirements: None. All habitat areas are
eligible for voluntary practices, but no
restrictive development regulations are
required. Additional flexibility and incentives
may be allowed to ensure impacts on habitat
areas are minimized. Incentives include
adjustment to dimensional standards, reduced
minimum density, and low impact
development options. For details see the
Sensitive Lands Chapter of the Tigard
Development Code (18.775.100).
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 4–3
County during the West Bull Mountain Concept Plan process, and approved by the Oregon DSL in
October 2013.
Inventoried wetlands are deemed significant if they received the highest rating on at least two of the
four primary wetland functions, namely wildlife habitat, fish habitat, water quality and hydrological
control. Of the wetlands identified in River Terrace and the adjacent Urban Reserve Area to the south,
two of the 14 wetlands were determined to be significant. However, only one is located in River Terrace.
Map 4 at the end of this document shows the location of significant wetlands in River Terrace.
Streams
The city collaborates with Clean Water Services
(CWS), the surface water management and sanitary
sewer system utility for urban Washington County, to
protect local water resources. Through CWS Design
and Construction Standards, local governments in the
Tualatin Basin (including Tigard) developed a unified
program to address water quality and flood
management requirements.
The city’s adopted regulations restrict development
within, and adjacent to, sensitive water resource areas
through standards in the CWS Design and
Construction Standards. Land use applicants
proposing development near streams and wetlands are
required to prepare a site assessment and obtain approval from CWS prior to submitting a land use
application to the city. Additionally, the Tigard Community Development Code (18.775) contains a
chapter devoted to the protection of sensitive lands, including natural drainageways, wetlands and the
100-year floodplain. Applicants proposing development within a sensitive area are required to obtain a
permit for certain activities depending on their nature and intensity.
As part of this community planning effort, the city will
update its Wetlands and Riparian Areas Map to
include River Terrace. The technical work to inventory
and asses the stream corridors in River Terrace took
place during the West Bull Mountain Concept Plan
process, and will be adopted by the City of Tigard.
Map 4 at the end of this document shows the location
of the sensitive water resource areas in River Terrace.
These areas, which are collectively identified as CWS
vegetated corridors, include streams, local wetlands
(i.e. non-significant wetlands), and their associated
riparian areas that serve as buffers. They total
approximately 65 acres.
Tree Groves
The City of Tigard protects upland tree groves
through a Tree Grove Preservation Program adopted
in 2013. The city’s Urban Forestry Master Plan
Streams
Regulations: Mandatory
Requirements: Development must comply with
the Clean Water Services (CWS) “Design and
Construction Standards” to prevent or reduce
negative impacts to the Tualatin River Basin, in
addition to meeting Tigard’s regulations.
Note: The Wetlands and Riparian Areas Map
provides only approximate vegetated corridor
boundaries. Field confirmation is required of
applicants during development.
Tree Groves
Regulations: Voluntary
Requirements: None. All tree groves are
eligible for voluntary practices, but no
restrictive development regulations are
required. Property owners with significant tree
groves may choose to use incentives and
flexible standards to preserve all or a portion of
a grove. The flexibility and incentives vary
depending on the percentage of the significant
tree grove preserved. Incentives include
transfer of minimum density from the tree
grove to the non-tree grove portion of the site,
reduction in minimum residential density, or
increased building heights and setback
reductions for commercial and industrial
development.
RIVER TERRACE COMMUNITY PLAN
Page 4–4 City of Tigard
brought to light that while residents prioritize tree grove preservation, the city's large groves were
disappearing. The Tree Grove Preservation Program provides flexible standards and incentives to
facilitate the preservation of the city's remaining groves.
As part of this community planning effort, the city will update its Significant Tree Groves Map to
include River Terrace. This technical work was completed in early 2013 by the City of Tigard. This will
allow development in River Terrace to take advantage of the Tree Grove Preservation Program
incentives. Map 5 at the end of this document shows the location of the significant tree groves in River
Terrace.
A tree grove is defined as a stand of trees that are predominantly 25 feet or more in height with
contiguous canopy cover of one acre or more in area. Tree groves generally do not include linear
plantings that are one or two trees wide (e.g. street trees or rows of trees along a property line) or
fragmented (e.g. treed areas with a high proportion of canopy broken by houses, roads or other
development). Technical work identified nine significant tree grove sites totaling 61 acres within River
Terrace. The sites cover 12% of the planning area and range from two to 18 acres in size.
KEY FINDINGS
The River Terrace Community Plan supports the city’s adopted natural resource goals and
policies. No new goals or policies are needed to implement the natural resource
recommendations for River Terrace.
The city’s existing natural resource protection programs will be applied in River Terrace.
River Terrace has 186 acres of identified significant habitat area.
River Terrace has one significant wetland and several local wetlands.
River Terrace has several stream corridors with associated wetlands and riparian areas
totaling approximately 65 acres.
River Terrace has nine significant tree grove sites totaling 61 acres.
The city intends to adopt a new continuous simulation hydrologic model in partnership with
CWS to provide better stream protection in River Terrace than exists under the current
model.
River Terrace has some unique and challenging existing conditions in and around its natural
resource areas, such as steep slopes and erodable stream corridors. The River Terrace
Stormwater Master Plan responds to these conditions by recommending specific strategies
that are tailored to the needs and characteristics of each drainage basin in the area.
RECOMMENDED ACTION MEASURES
1. Update the city’s natural resource maps to include inventoried resources in the River Terrace
area. This includes updating the city’s:
a. Significant Habitat Areas Map
b. Local Wetlands Inventory and Map
c. Wetlands and Riparian Areas Map
d. Significant Tree Groves Map
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 4–5
2. Work with CWS to develop a continuous simulation hydrologic modeling tool for use in
River Terrace consistent with advancements in stormwater management practices.
This page intentionally left blank.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 5–1
Goal 8: Parks, Recreation, Trails, and Open Space
Parks, trails and open spaces and access to recreational activities serve many different important
community purposes as described in the Comprehensive Plan. Planning for the provision of these types
of public facilities in River Terrace furthers the city’s goal of providing a wide variety of recreational
opportunities for new and existing residents through a diverse system of parks, trails and open spaces. It
also meets Metro Functional Plan Title 11 and Statewide Planning Goal 8 requirements for ensuring that
areas like River Terrace, which have been brought into the Urban Growth Boundary (UGB) for urban
development purposes, are efficiently urbanized and developed as complete communities.
A Park System Master Plan (PSMP) Addendum was
created to address park and trail public facility needs in
River Terrace. The River Terrace PSMP Addendum is a
required component of the Community Plan under
Metro Functional Plan Title 11. It is not, however, a
required component of the city’s Public Facility Plan
(PFP) under Statewide Planning Goal 11. The River
Terrace PSMP Addendum appends the existing City of
Tigard PSMP, which was updated in 2009 and includes
level of service (LOS) standards for each park type,
expressed in terms of acres of land per 1,000 residents.
With all park types combined, the city’s adopted LOS is
10 acres/1,000 residents.
The River Terrace PSMP Addendum utilizes the city’s
adopted LOS standards. In lieu of identifying specific
park locations, parks are conceptually located within
service areas to show where community and
neighborhood parks would be needed to meet LOS standards
and achieve the goal of having an equitable distribution of
parks in the area. See Figure 5-1 for the conceptual location
of the two recommended community parks in River Terrace.
Trails, unlike parks, are more specifically located. Of note is
the River Terrace Trail, whose design has been uniquely
integrated with the main North-South Collector Street
known as River Terrace Boulevard. See Figure 5-2 for details.
This trail was planned, in part, to complement Metro’s
Westside Trail, as it provides a less steep travel option around
Bull Mountain.
Table 5-1 below summarizes the city’s park standards and
River Terrace’s park needs and recommendations. Maps 6, 7
and 8 at the end of this document show the approximate
locations and sizes of community parks, neighborhood parks
and trails that are recommended in River Terrace.
Figure 5-1: River Terrace Community Parks
Figure 5-2: River Terrace Trail
RIVER TERRACE COMMUNITY PLAN
Page 5–2 City of Tigard
PARK TYPE CITY STANDARD PARK NEED RECOMMENDATIONS &
NOTES
Community 3.0 acres / 1,000 residents 19.25 acres
19.25 acres minimum: Two
parks are envisioned, one in
the north and one in the
south. Locations and exact
sizes TBD.
Neighborhood 1.5 acres / 1,000 residents 9.62 acres
9.62 acres minimum: A
minimum of six parks are
envisioned, distributed
evenly throughout River
Terrace. Locations and exact
sizes TBD.
Pocket No standard NA
No specific recommendation:
May be provided by
development.
Linear 1.25 acres / 1,000 residents 8.02 acres
8.02 acres minimum:
Locations and exact sizes
TBD. Co-located with trails
where practicable.
Trail 0.26 miles / 1,000 residents 1.67 miles
3 miles proposed: The River
Terrace Trail is proposed to
run from Scholls Ferry Rd to
150th Ave with connections
to other regional trails.
Open Space 4.25 acres / 1,000 residents 27.26 acres
65 acres proposed: This
acreage is already under
natural resource protection,
largely along stream
corridors and wetlands.
Core Standard1 10 acres / 1,000 residents 64.2 acres
101.89 acres proposed: Due
to the amount of natural
resource area already under
protection in River Terrace,
the total proposed acreage is
approximately 38 acres
greater than the standard
requires.
1 All park types, with the exception of trails, contribute toward meeting the core park standard of 10 acres per 1,000
residents regardless of whether they have their own standard or not.
Table 5-3: River Terrace Park Standards, Needs, and Recommendations
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 5–3
The city has a unique opportunity in River Terrace to provide parks, open spaces and trails consistent
with its adopted LOS standards due to the fact that, unlike the majority of the city, River Terrace is
largely undeveloped. Since the adjacent Bull Mountain neighborhoods are largely developed like the city
and also deficient in parks, they will benefit from park and trail development in River Terrace.
In addition to being largely undeveloped, River Terrace contains many existing natural resources, which
provide the area with an abundance of protected open spaces, and it will eventually need several large
stormwater facilities, which can be designed to serve recreational purposes as well as manage runoff.
Despite these opportunities, implementing the vision for public parks and trails in River Terrace will not
be without its challenges. The city has no existing legal mechanism for exacting park land, with the
exception of the Planned Development process in the Community Development Code. However, there
are other implementation strategies that could be utilized, such as prioritizing land acquisition,
leveraging active transportation grants for trails, utilizing development agreements, and supporting the
co-location of facilities wherever practicable.
The innovative design concept for the River Terrace Boulevard, which is the main north-south
Collector Street in River Terrace, utilizes trail co-location as an implementation strategy. The River
Terrace Trail is co-located with the boulevard for approximately 1.5 miles of its 2.25-mile length.
KEY FINDINGS
The River Terrace PSMP Addendum and, by extension, the River Terrace Community Plan
support the city’s adopted park goals and policies. No new goals or policies are needed to
implement the park recommendations for River Terrace.
The city needs to develop and implement a multi-pronged approach to acquiring and developing
land for public park and trail development in order to adequately provide for the recreational
needs of future River Terrace residents, including but not limited to those discussed in the River
Terrace PSMP Addendum. This will likely involve developing and/or leveraging a variety of
funding sources and site specific negotiations with developers before and during the land use
and development review process.
The city has no existing legal mechanism for exacting park land, with the exception of the
Planned Development process in the Community Development Code. The city’s Planned
Development (PD) open space requirements are not aligned with the LOS standards contained
in the city of Tigard PSMP or the River Terrace PSMP Addendum. The PD process could help
implement the community’s vision for parks and trails in River Terrace if its open space
requirements were better aligned with the River Terrace PSMP Addendum.
Park and trail development, open space preservation, natural resource protection and regional
stormwater facility development are inextricably linked in River Terrace as envisioned by the
community and described in the River Terrace PSMP Addendum and River Terrace Stormwater
Master Plan. There are many existing natural resource areas and several future regional
stormwater facilities that would benefit from co-location with parks, trails and/or open spaces.
Implementation of the design concept for the River Terrace Boulevard, which includes the River
Terrace Trail, will require amendments to the Community Development Code and the Public
Improvement Design Standards.
Existing adjacent Bull Mountain neighborhoods are park deficient and will benefit from park
and trail development in River Terrace.
RIVER TERRACE COMMUNITY PLAN
Page 5–4 City of Tigard
RECOMMENDED ACTION MEASURES
1. Prioritize the preservation and/or acquisition of suitable land for future park and trail
development in the River Terrace Funding Strategy. In the near term, actively pursue
acquiring land for a northern community park on the east side of Roy Rogers Road while
River Terrace is largely undeveloped.
2. Amend the Community Development Code to better align the open space requirements for
Planned Developments in River Terrace with the River Terrace PSMP Addendum.
3. Look for opportunities to create parks and open spaces within River Terrace alongside
and/or within existing natural resource areas and future regional stormwater facilities
consistent with the city’s park and open space goals, the River Terrace Stormwater Master
Plan, and the River Terrace PSMP Addendum.
4. Look for opportunities to create trail connections within River Terrace and between River
Terrace and existing adjacent neighborhoods along existing stream corridors and within
future regional stormwater facilities consistent with the city’s natural resource protection
goals, the River Terrace Stormwater Master Plan, and the city’s Strategic Plan for walkability.
5. Amend the Community Development Code and the Public Improvement Design Standards
to implement the design concept for the River Terrace Boulevard to facilitate the
development of the River Terrace Trail.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 6–1
Goal 10: Housing
Almost 97% of the buildable land in River Terrace is proposed for new housing.
The city’s role in planning for housing includes:
Housing Capacity: Ensuring an adequate supply of residential land is available;
Service Delivery: Providing public facilities and services (see Public Facilities section);
Development Regulations: Regulating design and density;
Affordable Housing: Supporting low and moderate income housing through funding, incentives
and information sharing; and
For River Terrace: Integrating River Terrace into the city’s overall efforts to plan for needed
housing.
Housing Capacity
In the Portland metropolitan region, only land included in the Urban Growth Boundary (UGB), an
invisible line that separates rural and urban land, can be developed at residential densities requiring
urban services. State and Metro requirements focus on increasing a local jurisdiction’s housing capacity
in order to make efficient use of land and urban services within the UGB.
At the local level, each county and city must inventory its buildable lands, which is defined as vacant and
re-developable land suitable for residential use, to determine housing capacity. A citywide analysis of
housing needs and capacity conducted in 2012 found that the city has capacity for approximately 7,000
new housing units on buildable lands zoned for residential development within the city’s UGB,
compared to an estimated need for just over 6,500 new units during the next 20 years.
Figure 6-1: Buildable Land in River Terrace
RIVER TERRACE COMMUNITY PLAN
Page 6–2 City of Tigard
The table below summarizes the housing capacity planned for River Terrace. Over 50% of the city’s
overall estimated capacity (3,744 housing units1) could be absorbed by River Terrace development.
Development Regulations
Initial planning for the River Terrace area envisioned “A Community of Great Neighborhoods,”
including a range of residential densities to provide diverse housing types, a variety of housing choices,
and integration with existing adjacent Bull Mountain neighborhoods.
The Tigard Comprehensive Plan echoes the same sentiment for all neighborhoods in Tigard with
policies that call for:
“…Opportunities for a variety of housing types to meet the diverse housing needs of current and
future city residents.”
“…Measures to mitigate the adverse impacts from differing, or more intense, land uses on
residential living environments…”
1 The River Terrace infrastructure master plans assume a total of 2,587 dwelling units for infrastructure planning
purposes. In addition to eliminating constrained lands and estimated rights-of-way, the dwelling unit calculation utilized
by these master plans also eliminates committed lands. Removal of such lands, e.g. future park and school sites, is
appropriate for infrastructure planning purposes. It is not, however, consistent with the city or Metro’s approach for
performing a housing capacity analysis.
2 Net acres were calculated by eliminating constrained lands (i.e. slopes exceeding 25% and Metro Title 3 protected water
features and vegetated corridors) and an estimated amount of acreage for rights-of-way (i.e. 20%).
3 Estimated housing capacity was calculated by dividing the net acres in each zone by the minimum square footage
required for each lot in that zone.
Table 6-1: Zoning Districts and Housing Capacity Estimates
ZONING DISTRICT NET ACRES2
ESTIMATED
HOUSING CAPACITY
(UNITS)3
R-4.5 51.03 296
R-7 190.02 1654
R-12 64.04 914
R-25 29.93 880
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 6–3
The table below lists the housing types and supporting uses that are allowed within each of the
proposed zoning districts in River Terrace.
ZONING DISTRICT USES AND HOUSING TYPES ALLOWED
R-4.5
Setbacks:
Front Side Rear
20 5 15
The R-4.5 zoning district is designed to accommodate detached single-family
homes with or without accessory residential units at a minimum lot size of
7,500 square feet. Duplexes and attached single-family units are permitted
conditionally. Some civic and institutional uses are also permitted
conditionally.
R-7
Setbacks:
Front Side Rear
15 5 15
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
Setbacks:
Front Side Rear
15 5 15
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.
Table 6-2: Allowed Uses and Housing Types
RIVER TERRACE COMMUNITY PLAN
Page 6–4 City of Tigard
Table 6-2 (continued): Allowed Uses and Housing Types
Affordable Housing
Providing housing options is a priority citywide, including in River Terrace. For this reason, the city will
apply its existing affordable housing program to River Terrace, with updates to the citywide program
expected in 2015.
In general, there is a need for less expensive ownership and rental units in Tigard, according to the city’s
2012 housing study. This is not uncommon, as the lowest income households struggle to find housing
of any type that keeps costs at 30% of gross income. This means that low to moderate income families
are at risk of needing to spend a large portion of their income on housing, which may not leave enough
for other essentials.
According to recent studies, when affordable housing is included
in the range of housing choices it is good for everyone. A 2011
study by the Center for Housing Policy links the presence of
affordable housing with job creation and local economic
development.
Tigard’s Affordable Housing Program addresses affordability
citywide. In addition, the city has Housing Code Updates planned
in the near future to further address the city’s need for affordable
housing. Both will apply to River Terrace and are described below.
AFFORDABLE HOUSING PROGRAM
Land Use Strategies Adopted
Reduced parking requirements for affordable housing
projects. This reduces the total cost of development.
Allowance of accessory dwelling units (ADU). An ADU is
an additional small housing unit that a single family
homeowner may choose to build on their property. This is
often used to provide rental income or an affordable option
for elderly family members.
ZONING DISTRICT USES AND HOUSING TYPES ALLOWED
R-25
Setbacks:
Front Side Rear
15 5 15
The R-25 zoning district is designed to accommodate existing housing of all
types and new attached single-family and multifamily housing units at a
minimum lot size of 1,480 square feet. A limited amount of neighborhood
commercial uses are permitted outright and a wide range of civic and
institutional uses are permitted conditionally.
Meeting Housing
Focus Group Objectives
The West Bull Mountain
Community Plan Housing Focus
Group developed several strategies
to promote the development of
affordable housing in River Terrace.
These strategies focused on:
1. Locating housing in flatter
portions of the planning area
2. Encouraging the inclusion of
accessory dwelling units
3. Planning high density residential
close to centers,
institutional/civic uses, and parks
4. Encouraging partnerships
between private and local
nonprofit housing developers
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 6–5
Non-Land Use Strategies in Place
A tax abatement program for owners or leaseholders of property used to provide affordable
housing. This may allow reduced rents or reduced monthly homeowner housing costs.
A budget set-aside to reduce fees and charges imposed on affordable housing development.
Financial support for the operation of the Tigard-based Good Neighbor Center homeless shelter
located on Greenburg Road.
Identification and pursuit of available grants to fund public improvements serving low income
neighborhoods and areas that include affordable housing.
A Housing Inspection Program to maintain the quality of the city’s existing housing stock.
An Enhanced Safety Program, administered through the Tigard Police Department, to reduce
crime and increase the livability of rental properties.
Membership in the County-wide Housing Advocacy Group, which monitors affordable housing
throughout Washington County.
Housing Code Updates
The Tigard Goal 10 Housing Strategies Report made several recommendations the city could undertake
to prepare for future housing development in Tigard. A project to implement these code updates is
scheduled to begin in 2015. These strategies include:
Update the City’s Development Code to include provisions for “cottage clusters” and “live-
work” housing units;
Enhance provisions and standards related to accessory dwelling units and single family
attached housing;
Refine parking requirements for senior and affordable housing developments in existing
or future high capacity transit areas; and
Provide for density or height bonuses to promote affordable housing in selected areas.
Implement a variety of zoning and market-based strategies to promote development of a range of
housing types in newly developing or future mixed use areas, including River Terrace.
As part of various planning, development and permitting processes, provide information to
housing developers, home builders and landlords regarding fair housing goals and requirements,
as well as design practices that help ensure accessibility for people with physical or mobility
limitations, including older residents.
Metropolitan Housing Rule Compliance
The Metropolitan Housing Rule (OAR 660-007/Division 7) establishes regional residential density and
housing mix standards for communities within the Metro UGB. Tigard must provide the opportunity to
build new housing at an overall average density of 10 or more dwelling units per net buildable acre.
Tigard must also designate sufficient buildable land that allows for at least 50% of new residential units
to be attached housing (either single- or multi-family attached).
An analysis of housing needs and capacity conducted in 2012 found that the city’s overall zoning is in
compliance with both Metropolitan Housing Rule components. Table 3-1 shows the residential density
calculations for River Terrace, where the overall density is 10.84 and 11.76 dwelling units per net
buildable acre for Areas 63 & 64 and Roy Rogers West, respectively. Thus, the requirement to average
RIVER TERRACE COMMUNITY PLAN
Page 6–6 City of Tigard
10 or more dwelling units per net buildable acre is met. Moreover, all of the zoning districts in River
Terrace (R-4.5, R-7, R-12 and R-25) permit single-family detached as well as single-family attached
and/or multi-family housing. Thus, the opportunity for attached housing exists throughout River
Terrace.4
KEY FINDINGS
The River Terrace Community Plan supports the city’s adopted housing goals and policies.
No new goals or policies are needed to implement the housing recommendations for River
Terrace.
Almost 97% of the buildable land in River Terrace is proposed for new housing.
Over 50% of the city’s overall estimated capacity could be absorbed by River Terrace
development.
River Terrace stakeholders prioritized a range of residential densities to provide diverse
housing types, a variety of housing choices, and integration with existing adjacent Bull
Mountain neighborhoods when designing the land use framework for River Terrace.
The city will apply its existing affordable housing program to River Terrace, with updates to
the citywide program expected in 2015.
The River Terrace Community Plan complies with the Metropolitan Housing Rule (OAR
660-007/Division 7).
RECOMMENDED ACTION MEASURES
1. Adopt the Comprehensive Plan and zoning district designations described in the section on
Land Use to facilitate a mix of residential densities that allows for a variety of housing types
in order to comply with the Metropolitan Housing Rule and to meet a wide range of housing
needs.
2. Update the city’s affordable housing program.
4 Consistent with the city’s 2012 Population and Housing Review, duplexes were considered multi-family housing for the
purpose of analysis. Duplexes are permitted conditionally in the R-4.5 zone. Because they are a conditional use, the 2012
analysis considered it unreasonable to assume that all of the buildable R-4.5 zoned land would develop as duplexes.
Instead, for this zone, it was assumed that half of the land would develop as single-family detached housing and half
would develop as duplexes. If this same assumption were made in River Terrace, only 148 units would be assumed to not
develop as attached housing.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 7–1
Goal 11: Public Facilities and Services
One of the principal goals of the River Terrace Community Plan, in conjunction with the River Terrace
Funding Strategy, is to provide a framework for urban development through the timely, orderly and
efficient provision of public facilities and services in River Terrace. Planning for the provision of public
facilities and services in this manner furthers the city’s goal of facilitating development in River Terrace
and safeguards the health, safety and welfare of the city’s newest residents. It also meets Metro
Functional Plan Title 11 and Statewide Planning Goal 11 requirements for ensuring that areas like River
Terrace, which have been brought into the Urban Growth Boundary (UGB) for urban development
purposes, are efficiently urbanized and developed as complete communities.
For the purposes of this chapter, public facilities and services refers to stormwater management, water
supply and distribution, sanitary sewer management, community facilities and solid waste disposal.
Public facilities for recreation and transportation are discussed in the sections on Parks and
Transportation respectively.
Three distinct infrastructure master plans were created as part of the community planning process to
address public facility needs in River Terrace for stormwater management, water supply and
distribution, and sanitary sewer management. They are as follows:
River Terrace Stormwater Master Plan
River Terrace Water System Master Plan Addendum
River Terrace Sanitary Sewer Master Plan Addendum
The water and sanitary sewer master plans append existing citywide master plans. The stormwater
master plan exists as a standalone document since the city does not have a citywide master plan for
stormwater.
The following public facilities and services are addressed in this section.
Stormwater Management
Water Supply and Distribution
Sanitary Sewer Management
Community Facilities
Solid Waste Disposal
Stormwater Management
Stormwater management facilities are needed to protect the quality of our community’s water supply,
the built environment from flood damage during large storm events, and the health and function of
stream corridors for habitat and recreation. The following stormwater management goals were utilized
in the development of the River Terrace Stormwater Master Plan.
Restore/enhance vegetated corridors
Protect water quality
Preserve existing hydrology
Promote safe and long-lasting stormwater facilities
RIVER TERRACE COMMUNITY PLAN
Page 7–2 City of Tigard
Balance the use of regional and on-site stormwater facilities
Preserve existing mature vegetation
Maximize use of multi-functional facilities to create community amenities
Promote partnerships with other public service providers and agencies
The recommended stormwater management strategies for River Terrace support these goals and have
been incorporated into the master plan based upon the needs and characteristics of each drainage basin
in the area. These strategies make use of existing topography, natural systems and facility design to
effectively and efficiently ensure that: (1) all stormwater runoff from development is treated before it
enters a stream, river or wetland, and (2) the amount of stormwater runoff anticipated from
development is appropriately managed through either detention and/or conveyance to prevent stream
erosion and property damage. The former objective is about protecting water quality, while the latter
objective is about managing water quantity.
The strategies recommended in the River Terrace Stormwater Master Plan are based upon Clean Water
Services (CWS) Design and Construction Standards and the CWS Low Impact Development
Approaches (LIDA) Handbook. In addition, it reflects the city’s intention to adopt new design
standards for the River Terrace area in collaboration with CWS on or before the adoption of the
Community Plan. The need for these new standards is based upon the following:
The city’s recent experiences dealing with channel stability problems elsewhere on Bull Mountain,
and the presence of similar drainage channel conditions in River Terrace.
The city’s decision to develop a new continuous simulation model for this area.
Anticipated changes to CWS’s Design and Construction Standards to address pending
requirements under their National Pollutant Discharge Elimination System (NPDES) permit.
The community’s desire to preserve and protect existing natural resources in the River Terrace
and Bull Mountain area.
The River Terrace Stormwater Master Plan divides River
Terrace into three strategy areas based on existing
conditions and anticipated development in each area.
Within each strategy area a specific approach to water
quality and quantity management is recommended.
There are two water quality strategies recommended in
River Terrace: (1) Low Impact Development Approaches
(LIDA) at a variety of scales, and (2) regional water
quality facilities that offer community benefits in addition
to stormwater management. LIDA facilities can be
applied at the scale of an individual lot, street or
subdivision. Examples of these types of facilities include
infiltration planters, vegetated swales and eco-roofs.
Unlike LIDA facilities, the recommended regional
facilities sometimes include a water quantity function as
well, as recommended in Strategy Area A below.
A stormwater water quantity management strategy is
required everywhere in River Terrace to mitigate for
Figure 7-1: Stormwater Strategy Areas
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 7–3
potential flooding and erosion impacts that would otherwise result from increases in stormwater runoff
volume, rate and duration due to development in River Terrace. There are two water quantity strategies
recommended in River Terrace: (1) regional detention facilities, and (2) high-flow conveyance
improvements extending downstream to the Tualatin River.
Recommended strategies by area are provided below and shown in the figure on the previous page.
More detailed information about the types and locations of the different recommended facilities by
strategy area can be found on Maps 9, 10 and 11 at the end of this document.
Strategy Area A
Regional Water Quality/Quantity Facilities
Strategy Area B
Water Quality: LIDA
Water Quantity: Regional Water Quantity Detention Facilities
Strategy Area C
Water Quality: LIDA
Water Quantity: Regional Downstream Conveyance Improvements
KEY FINDINGS
The River Terrace Stormwater Master Plan and, by extension, the River Terrace Community
Plan support the city’s adopted stormwater management goals and policies. No new goals or
policies are needed to implement the stormwater management recommendations for River
Terrace.
The River Terrace Stormwater Master Plan and the River Terrace Funding Strategy
contribute to meeting the city’s PFP requirement under Statewide Planning Goal 11.
Collectively, these documents contain all required PFP elements, namely:
o An inventory of existing infrastructure
o A list of needed public facility projects
o A list of planning level cost estimates for each project
o Maps and/or written descriptions of each project
o Public facility service provider information
o An estimate of when each project will be needed
o A funding strategy for each project
Regional stormwater facilities have several benefits. Key benefits include lower operational
costs and the ability to develop multi-functional facilities that restore and enhance natural
resource areas and/or provide recreational and educational opportunities for the
community.
Regional stormwater facilities can be challenging to implement. Implementation challenges,
and corresponding strategies to overcome these challenges, are described in detail in the
River Terrace Stormwater Master Plan.
RIVER TERRACE COMMUNITY PLAN
Page 7–4 City of Tigard
Additional studies, tools and arrangements are needed to implement the River Terrace
Stormwater Master Plan. Key action measures related to implementation are listed below.
More detail is included in the River Terrace Stormwater Master Plan.
Stormwater facilities are recommended outside River Terrace and the UGB due to soil,
bedrock and slope conditions. Stormwater facilities located outside the UGB must address
land use regulations from the Washington County Community Development Code Sections
340-4.1 and 430-105.3 through 430-105.7; Oregon Revised Statute 215.275; and Oregon
Administrative Rule 660-33.
Expansion of the UGB to include the Urban Reserve Area south of River Terrace and north
of Beef Bend Road would provide more opportunities for stormwater management in River
Terrace than currently exist.
RECOMMENDED ACTION MEASURES
1. Adopt the necessary elements of the River Terrace Stormwater Master Plan and the River
Terrace Funding Strategy into the Comprehensive Plan to meet the city’s PFP requirement
under Statewide Planning Goal 11 when all elements of the citywide PFP have been
developed.
2. Work with the development community to fund the regional stormwater facilities in an
equitable, efficient and effective manner per the recommendations in the River Terrace
Funding Strategy.
3. Work with CWS to develop a continuous simulation hydrologic modeling tool for use in
River Terrace consistent with advancements in stormwater management practices.
4. Develop stormwater design standards and guidelines for regional stormwater facilities in
River Terrace that minimize their operational costs, guide their development as community
amenities and multi-functional facilities, and allow for needed flexibility in implementation.
5. Work with Metro to bring the Urban Reserve Area south of River Terrace and north of Beef
Bend Road into the UGB and/or work with DLCD, Washington County and other affected
agencies to obtain the necessary approvals to construct a high-flow conveyance system
outside the UGB.
6. Conduct a conceptual design and alternatives analysis for the recommended high-flow
conveyance system that evaluates the advantages, disadvantages and permitting challenges of
restoring and enhancing the T8 drainage versus installing a bypass pipe.
Water Supply and Distribution
In 2010, the City of Tigard updated its Water System Master Plan (WSMP), which addresses water
supply capacity needs and guides water system infrastructure improvements in the Tigard Water Service
Area. Since the adoption of the WSMP and its update in 2010, the city undertook the community
planning process for River Terrace and developed the River Terrace Water System Master Plan
Addendum to address the supply and distribution of water to this area.
There are three water pressure zones in River Terrace: 410, 550, and 713. A water pressure zone is a
geographic area that is determined by elevation. Pressure is maintained by gravity pulling water from
storage facilities which are located at high elevations in each zone.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 7–5
Two of the three pressure zones in the River Terrace area can be easily and effectively served by the
extension of existing distribution and transmission lines. In order to serve the remaining pressure zone
(River Terrace 550 Zone), the city will need to
provide more water storage in addition to new
transmission lines. The recommendation is to
construct a three million gallon storage reservoir
on the city-owned Cach property, which was
purchased for this purpose to meet existing
storage deficiencies in the area.
More detailed information about the types and
locations of the different recommended water
facilities can be found on Map 12 at the end of
this document.
KEY FINDINGS
The River Terrace Water System Master Plan Addendum and, by extension, the River
Terrace Community Plan support the city’s adopted water supply and distribution goals and
policies. No new goals or policies are needed to implement the water supply and distribution
recommendations for River Terrace.
The River Terrace Water System Master Plan Addendum and the River Terrace Funding
Strategy contribute to meeting the city’s PFP requirement under Statewide Planning Goal 11.
Collectively, these documents contain all required PFP elements, namely:
o An inventory of existing infrastructure
o A list of needed public facility projects
o A list of planning level cost estimates for each project
o Maps and/or written descriptions of each project
o Public facility service provider information
o An estimate of when each project will be needed
o A funding strategy for each project
Development in the River Terrace 550 Zone is constrained until the new water reservoir is
online or existing 550 Zone development is re-routed to a higher water pressure zone
service area.
Figure 7-2: Water Pressure Zones
RIVER TERRACE COMMUNITY PLAN
Page 7–6 City of Tigard
RECOMMENDED ACTION MEASURES
1. Adopt the necessary elements of the River Terrace Water System Master Plan Addendum
and the River Terrace Funding Strategy into the Comprehensive Plan to meet the city’s PFP
requirement under Statewide Planning Goal 11 when all elements of the citywide PFP have
been developed.
2. Explore options for providing water service to the River Terrace 550 Zone pending the
completion of the new water reservoir.
Sanitary Sewer Management
In 2010, the City of Tigard updated its Sanitary Sewer Master Plan (SSMP), which evaluates wastewater
flows based on land uses, establishes gravity sewer pipe sizes, and serves as a guide for all capital sewer
projects within the city. Since the adoption of the SSMP and its update in 2010, the city undertook the
community planning process for River Terrace and developed the River Terrace Sanitary Sewer Master
Plan Addendum to address sanitary sewer management in this area.
There are two sewer service basins in River Terrace. These
basins, which are based on topography, are identified as
River Terrace North and River Terrace South. An area
within each basin will be able to gravity flow to existing
trunk lines. However, the majority of the area will need to
utilize pump stations and force mains to gain access to
existing trunk lines.
Recommendations for the River Terrace North basin
include an 8.6 mgd (million gallons per day) pump station
in the northwest corner, 7 mgd of which will serve South
Cooper Mountain. Recommendations for the River Terrace
South basin include revising the service area for the existing
South Bull Mountain Pump Station to serve the
southeastern portion of River Terrace as well as the
construction of a 2.5 mgd pump station in the southwest
corner.
More detailed information about the types and locations of
the different recommended sewer facilities can be found on
Map 13 at the end of this document.
KEY FINDINGS
The River Terrace Sanitary Sewer Master Plan Addendum and, by extension, the River
Terrace Community Plan support the city’s adopted sanitary sewer management goals and
policies. No new goals or policies are needed to implement the sanitary sewer management
recommendations for River Terrace.
The River Terrace Water System Master Plan Addendum and the River Terrace Funding
Strategy contribute to meeting the city’s PFP requirement under Statewide Planning Goal 11.
Collectively, these documents contain all required PFP elements, namely:
Figure 7-3: Sewer Basins
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 7–7
o An inventory of existing infrastructure
o A list of needed public facility projects
o A list of planning level cost estimates for each project
o Maps and/or written descriptions of each project
o Public facility service provider information
o An estimate of when each project will be needed
o A funding strategy for each project
Two sanitary sewer pump stations are needed in River Terrace before the majority of the
area can develop.
Coordination with CWS is necessary for the provision of sanitary sewer service in this area.
RECOMMENDED ACTION MEASURES
1. Adopt the necessary elements of the River Terrace Sanitary Sewer Master Plan Addendum
and the River Terrace Funding Strategy into the Comprehensive Plan to meet the city’s PFP
requirement under Statewide Planning Goal 11 when all elements of the citywide PFP have
been developed.
2. Continue to coordinate with CWS and the City of Beaverton on sanitary sewer projects that
serve River Terrace.
Community Facilities
River Terrace, once fully developed, will result in the addition of approximately 6,400 new residents to
the City of Tigard. These new residents will not arrive all at once. However, it is important for the city,
and the various service providers in the area that serve city residents, to anticipate and plan for the
social, educational and safety needs of these new residents in the same way that it does for existing
residents.
To that end, various service providers were engaged during the River Terrace community planning
process in order that they might help identify any community service provision issues, contribute to the
overall vision for River Terrace as a community of great neighborhoods, and understand how and when
development is likely to occur in River Terrace so that their agencies could plan accordingly. The
following service providers participated in the River Terrace Community planning process:
Tigard-Tualatin School District
Beaverton School District
Tualatin Valley Fire and Rescue (TVFR)
Tigard Police Department
KEY FINDINGS
In anticipation of River Terrace development, the Tigard-Tualatin School District acquired
property in River Terrace to serve future River Terrace elementary and/or middle school
students.
RIVER TERRACE COMMUNITY PLAN
Page 7–8 City of Tigard
In anticipation of River Terrace and South Cooper Mountain development, the Beaverton
School District acquired property just north of River Terrace, in Beaverton’s South Cooper
Mountain area, to serve future River Terrace high school students.
The design and construction of key elements of the River Terrace transportation system will
require coordination with TVFR to ensure that fire access standards are met.
RECOMMENDED ACTION MEASURES
1. Continue to coordinate with both school districts to facilitate the development of safe routes
to future school sites in the area consistent with the city’s Strategic Plan for walkability.
2. Continue to coordinate with TVFR to ensure that fire access standards are met during the
design and construction of key elements of the River Terrace transportation system, such as
the River Terrace Boulevard and any roundabouts.
Solid Waste Disposal
River Terrace will be served by one of two solid waste haulers, namely Pride Disposal Company or
Waste Management Incorporated. These two haulers serve the entire city, and the addition of River
Terrace will not require a revision to the city’s existing franchise agreement.
Additionally, River Terrace is within Metro’s Regional Solid Waste Management Plan area, a 10 -year
framework plan that coordinates solid waste and recycling in the Portland metropolitan area. Metro’s
solid waste system is an organized network that includes solid waste collection, transportation, recycling
and processing. The nearest solid waste disposal facility to River Terrace is the Hillsboro Landfill,
located at 3205 SE Minter Bridge Road in Hillsboro. This solid waste disposal site serves the
communities of Aloha, Beaverton, Cornelius, Forest Grove, Gaston, Hillsboro, North Plains, Portland,
Sherwood, Tigard and unincorporated Washington County.
KEY FINDINGS
River Terrace will be served by one of the city’s existing solid waste haulers through an
existing franchise agreement.
River Terrace will be able to utilize the existing solid waste disposal site in Hillsboro due to
its location within Metro’s Regional Solid Waste Management Plan area.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 8–1
Goal 12: Transportation
As discussed in the previous section on Public Facilities, one of the principal goals of the River Terrace
Community Plan and the River Terrace Funding Strategy is to provide a framework for urban
development through the timely, orderly and efficient provision of public facilities in River Terrace.
Planning for the provision of transportation-related public facilities in this manner furthers the city’s
goal of facilitating development in River Terrace and developing an efficient and balanced multi-modal
transportation system. It also meets Metro Functional Plan Title 11 and Statewide Planning Goal 12
requirements for ensuring that areas like River Terrace, which have been brought into the Urban
Growth Boundary (UGB) for urban development purposes, are efficiently urbanized and developed as
complete communities.
A Transportation System Plan (TSP) Addendum was created to address transportation-related public
facility needs in River Terrace. The River Terrace TSP Addendum appends the existing City of Tigard
TSP, which was updated in 2010. Since the city’s adopted TSP already included household and vehicle
trip projections for River Terrace, the River Terrace TSP Addendum is assumed to comply with the
state’s Transportation Planning Rule. Additionally, it was prepared to be consistent with the Portland
Metro Regional Transportation Plan.
The city’s adopted TSP links expected growth with transportation needs and sets the policy framework
for the city’s transportation system. It serves as a long-range guide for transportation investments by
incorporating the vision of the community into an equitable and efficient transportation system that
balances the needs of pedestrians, cyclists, drivers, transit users and freight carriers.
To that end, the River Terrace TSP Addendum envisions a network of multi-modal streets that
connects residents to trails, schools, parks and services. One
that conforms to the rolling topography, builds upon and
connects to existing streets in the area, and effectively
balances safety, comfort and mobility. More detailed
information can be found on Map 14 at the end of this
document. Key elements of the addendum include:
signalized intersections where new or existing streets
connect to Roy Rogers Road and Scholls Ferry Road to
safely accommodate drivers, cyclists and pedestrians.
connections to existing streets in adjacent Bull
Mountain neighborhoods to the east to improve street
connectivity in the area;
street and intersection design guidance for key streets
to control speeds, discourage cut-through traffic,
increase travel options and enhance neighborhood
livability; and,
an innovative design concept for a signature street
dubbed the “River Terrace Boulevard” that
incorporates the River Terrace Trail. See Figure 8-1 for
its location relative to other streets in the area.
Existing major streets in and around River Terrace include Scholls Ferry Road to the north, Roy Rogers
Road to the west and Beef Bend Road to the south. These streets serve an important regional through-
Figure 8-1: River Terrace Boulevard
RIVER TERRACE COMMUNITY PLAN
Page 8–2 City of Tigard
travel function and will benefit new residents by connecting them to regional destinations. Roy Rogers
Road and Scholls Ferry Road also have the potential to discourage pedestrians and cyclists from
crossing due to high vehicle speeds, high vehicle volumes and wide and/or infrequent road crossings.
Traffic signals at intersections can facilitate safe and comfortable pedestrian and bicycle crossings;
however, the addition of signalized intersections raises concerns about impacts to peak hour traffic flow
and project costs.
The River Terrace TSP Addendum balances these different modal and circulation needs by
recommending three traffic signals along Roy Rogers Road, equally spaced between Scholls Ferry Road
and Beef Bend Road, and a single traffic signal on Scholls Ferry Road, between Roy Rogers Road and
Barrows Road. These new signals will help vehicles cross and turn safely onto Roy Rogers Road and
Scholls Ferry Road. They will also provide pedestrians and cyclists with safe and convenient street
crossings to access:
the future River Terrace grade school to the south;
the future South Cooper Mountain high school at the northwest corner of Scholls Ferry Road
and Roy Rogers Road;
several future trails to the north and south;
future neighborhoods on both sides of Roy Rogers Road; and,
the future neighborhood commercial center east of Roy Rogers Road.
In addition to connecting to existing major streets, the River Terrace TSP Addendum also proposes
connections to existing local streets located to the east of River Terrace in existing Bull Mountain
neighborhoods. These connections are consistent with the city’s existing transportation findings and
policies on connectivity for reducing trip length,1 providing an efficient transportation network,2 and
maximizing the investment in the existing transportation system.3 In the context of River Terrace, these
street connections are specifically meant to provide:
local and emergency vehicle access within and between new and existing neighborhoods;
vehicle travel options that appropriately disperse traffic and preserve capacity on regional routes;
and,
safe, comfortable and convenient travel options for pedestrians and cyclists.
Local street connections will benefit both new and existing residents. They will also impact existing
neighborhoods by introducing additional traffic onto existing streets. Existing Bull Mountain residents
are particularly concerned that some street connections may also encourage cut-through traffic and/or
speeding.
The River Terrace TSP Addendum addresses these concerns and mitigates for these traffic impacts in a
variety of ways. Examples include recommendations to install a signal on Scholls Ferry Road and
connect Luke Lane via a circuitous route. A signal provides drivers with a direct and efficient route out
of River Terrace and thereby reduces the need for out-of-direction travel through existing Bull
Mountain neighborhoods. A circuitous connection to Luke Lane preserves its function as a local street
and minimizes its attraction as a cut-through route. Traffic calming design treatments are also
recommended for the 161st Avenue and Lorenzo Lane extensions. Additionally, the city is committed to
working with existing Bull Mountain residents and Washington County staff to implement traffic
1 Tigard Comprehensive Plan Policy 12.2.3
2 Tigard Comprehensive Plan Policy 12.3.5
3 Tigard Comprehensive Plan Goal 12 Key Finding
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 8–3
calming measures along Roshak Road to mitigate the impacts of existing traffic and the addition of new
traffic from River Terrace.
The River Terrace TSP Addendum also envisions a comprehensive trail system for pedestrians and
cyclists that links the many existing natural resource areas, proposed parks, future schools and services,
and other planned regional trails in the area. This trail system is consistent with the River Terrace Park
System Master Plan Addendum, the city’s Strategic Plan for walkability, and the Metro Regional Trail
and Greenways Plan. The city has a unique opportunity in River Terrace to provide trails consistent with
its adopted level of service standard due to the fact that, unlike the majority of the city, River Terrace is
largely undeveloped. However, implementing the vision for trails in River Terrace will have its
challenges, including but not limited to the preservation of contiguous land for future trail development
through facility co-location and land acquisition, dedication, and/or exaction.
The innovative design concept for the River Terrace Boulevard, which is the main north-south
Collector Street in River Terrace, utilizes trail co-location as a street design element and a trail
implementation strategy. The River Terrace Trail travels from Scholls Ferry Road in the north to 150th
Avenue in the southeast and is co-located with the boulevard for approximately 1.5 miles of its 2.25-
mile length. This trail was planned, in part, to complement Metro’s Westside Trail, as it provides a less
steep travel option around Bull Mountain. The River Terrace Trail is a designated regional trail in the
2014 Metro Regional Transportation Plan and so is included in the River Terrace TSP Addendum as a
transportation facility for funding purposes.
In addition to its seamless incorporation of the trail, River Terrace Boulevard is unique in other ways.
Key design elements include a wide landscaped median and sidewalk bulbouts that are sizeable enough
to support large trees, on-street parking to calm traffic, and design standards for street-facing facades
and yards to ensure a high-quality and safe public realm. In combination, these elements are meant to
define the boulevard as the area’s signature street and to effectively balance mobility with safety and
comfort for all modes of travel. See Figure 8-2 for more detail.
Figure 8-2: River Terrace Boulevard Concept Design
RIVER TERRACE COMMUNITY PLAN
Page 8–4 City of Tigard
KEY FINDINGS
The River Terrace TSP Addendum and, by extension, the River Terrace Community Plan
support the city’s adopted transportation goals and policies. No new goals or policies are needed
to implement the transportation recommendations for River Terrace.
The River Terrace TSP Addendum and the River Terrace Funding Strategy contribute to
meeting the city’s PFP requirement under Statewide Planning Goal 11. Collectively, these
documents contain all required PFP elements, namely:
o An inventory of existing infrastructure
o A list of needed public facility projects
o A list of planning level cost estimates for each project
o Maps and/or written descriptions of each project
o Public facility service provider information
o An estimate of when each project will be needed
o A funding strategy for each project
The River Terrace TSP Addendum identifies several multi-modal street and intersection
improvements in and around the River Terrace area. Key elements of the addendum include
signalized intersections where new or existing streets connect to Roy Rogers Road and Scholls
Ferry Road to accommodate drivers, cyclists and pedestrians; connections to existing streets in
adjacent Bull Mountain neighborhoods to the east to improve street connectivity in the area;
street and intersection design guidance for key streets to control speeds, discourage cut-through
traffic, increase travel options and enhance neighborhood livability; and, an innovative design
concept for a signature street dubbed the “River Terrace Boulevard” that incorporates the River
Terrace Trail.
The River Terrace TSP Addendum envisions a street extension outside River Terrace and the
UGB for street connectivity and stormwater conveyance purposes. Transportation facilities
located outside the UGB must address land use regulations from the Washington County
Community Development Code Sections 340-4.1 and 430-105.3 through 430-105.7; Oregon
Revised Statute 215.275; and Oregon Administrative Rule 660-33.
Expansion of the UGB to include the Urban Reserve Area south of River Terrace and north of
Beef Bend Road would provide more opportunities for connectivity and stormwater
management in River Terrace than currently exist.
Implementation of the design concept for River Terrace Boulevard will require amendments to
the Community Development Code and the Public Improvement Design Standards.
Funding and construction of River Terrace Boulevard will require a concerted and coordinated
effort between the city, the development community, and other partner agencies.
River Terrace will connect to and utilize existing Washington County and Oregon Department
of Transportation (ODOT) facilities. The River Terrace TSP Addendum identifies needed
improvements to these facilities to serve River Terrace and the region.
River Terrace will impact existing Bull Mountain neighborhoods by connecting to and utilizing
existing streets. The River Terrace TSP Addendum mitigates for these impacts in several ways.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 8–5
RECOMMENDED ACTION MEASURES
1. Adopt the necessary elements of the River Terrace TSP Addendum and the River Terrace
Funding Strategy into the Comprehensive Plan to meet the city’s PFP requirement under
Statewide Planning Goal 11 when all elements of the citywide PFP have been developed.
2. Work with Metro to add the recommended system improvements in the River Terrace TSP
Addendum that are on the regional network to the list of Financially Constrained Regional
Transportation Plan projects.
3. Work with Metro to bring the Urban Reserve Area south of River Terrace and north of Beef
Bend Road into the UGB and/or work with DLCD, Washington County, and other affected
agencies to discuss the possibility of obtaining the necessary approvals to extend 161st Ave
outside the UGB to facilitate street connectivity and stormwater conveyance.
4. Amend the Community Development Code and the Public Improvement Design Standards
to implement the design concept for River Terrace Boulevard.
5. Work with the development community and other potential partners to fund River Terrace
Boulevard per the recommendations in the River Terrace Funding Strategy.
6. Continue to work with Washington County and ODOT on a cost sharing and
implementation approach for the recommended county and state highway facility
improvements identified in the River Terrace TSP Addendum, particularly with regard to the
widening of Roy Rogers Road, the installation of signals on Roy Rogers Road and Scholls
Ferry Road, and intersection improvements along Highway 99W.
7. Continue to work with Bull Mountain residents and Washington County staff to implement
traffic calming measures along Roshak Road to mitigate the impacts of existing traffic and
the addition of new traffic from River Terrace.
8. Look for opportunities to create pedestrian and bicycle connections within River Terrace
and between River Terrace and existing adjacent neighborhoods along existing stream
corridors and within future regional stormwater facilities consistent with the city’s natural
resource protection goals, the River Terrace Stormwater Master Plan, and the city’s Strategic
Plan for walkability.
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RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 9–1
Goal 14: Urbanization
The River Terrace Community Plan, River Terrace Funding Strategy and various River Terrace
infrastructure master plans collectively provide for the orderly and efficient transition of River Terrace
from rural to urban land use. These plans are consistent with Metro Functional Plan Titles 11 and 14
and Statewide Planning Goal 14 for accommodating future population growth, ensuring the efficient use
of land and creating livable communities. They also further the city’s goal of facilitating development in
River Terrace in a way that results in high-quality development, natural resource protection and the
provision of essential public facilities and services in a coordinated, logical and fiscally sound manner.
One of the primary tools used in Oregon to
control sprawl, preserve valuable resource lands,
and promote the coordinated and logical
provision of public facilities and services is the
urban growth boundary. Tigard is located within
the Portland Metropolitan Urban Growth
Boundary (UGB), where Metro has the
responsibility for establishing and managing the
UGB in order to accommodate urban growth in
the region for the next 20 years. Metro
expanded the UGB in 2002 and 2011 to include
River Terrace in anticipation of the region’s
future population growth. Land to the west and
south of the UGB directly adjacent to River
Terrace is primarily designated as an Urban
Reserve Area, but includes some undesignated
areas. Figure 9-1 shows River Terrace in
relation to the UGB and the surrounding area.
When the city initially adopted land use
designations for River Terrace in 2012 based on
the land use recommendations contained in the
West Bull Mountain Concept Plan (WBMCP),
the city also amended the policies in the Tigard
Comprehensive Plan under Goal 14.3. These
amendments describe the UGB expansion
related to River Terrace; designate the city as the urban service provider for River Terrace; and, state the
city’s responsibility to prepare and adopt a River Terrace Community Plan and associated urban zoning
designations, five infrastructure master plans and an infrastructure funding strategy to facilitate urban
development.
The urban zoning district designations that will apply in River Terrace are described in the section on
Land Use. The five infrastructure master plans are described more fully in the Parks, Public Facilities
and Transportation sections and are listed below for reference:
River Terrace Water System Master Plan Addendum
River Terrace Sanitary Sewer Master Plan Addendum
Figure 9-1: Urban Growth Boundary
RIVER TERRACE COMMUNITY PLAN
Page 9–2 City of Tigard
River Terrace Stormwater Master Plan
River Terrace Park System Master Plan Addendum
River Terrace Transportation System Plan Addendum
Pursuant to Metro Functional Plan Title 11 for Urban Reserve Areas, the River Terrace master plans for
water and sewer take the future public facility needs in the Urban Reserve Areas adjacent to River
Terrace into consideration. This level of planning and coordination is intended to prevent costly and
disruptive upsizing and/or relocation of public facilities in the future.
Consistent with the intent and purpose of the UGB, the River Terrace master plans recommend urban-
level public facility improvements within the UGB wherever possible. However, there are two instances
where public facilities are envisioned outside the UGB. The River Terrace Stormwater Master Plan
recommends stormwater conveyance facilities outside the UGB due to soil, bedrock and slope
conditions, and the River Terrace Transportation System Plan Addendum envisions a street extension
outside the UGB for connectivity purposes. Expansion of the UGB to include the Urban Reserve Area
south of River Terrace and north of Beef Bend Road would provide more opportunities for
connectivity and stormwater management in River Terrace than currently exist. Figure 9-1 on the
previous page shows the location of these facilities in relation to River Terrace and the UGB.
Consistent with city policies regarding annexation and the provision of urban level services to properties
within the Tigard city limits, properties in River Terrace must annex to the city in order to receive the
urban zoning district designations described in the Land Use section of the Community Plan. All
properties in River Terrace voluntarily annexed to the city in 2011 and 2013. Consequently, all
properties in River Terrace will receive the zoning district designations described herein upon adoption
of the River Terrace Zoning Districts Map.
KEY FINDINGS
The River Terrace Community Plan, River Terrace Funding Strategy and various River
Terrace infrastructure master plans collectively implement the goals and policies of the
Tigard Comprehensive Plan and the requirements of Metro Functional Plan Titles 11 and 14
regarding urbanization.
The Introduction and Key Findings of Chapter 14 of the Tigard Comprehensive Plan do not
reflect the River Terrace policy amendments that were adopted in 2012 under Goal 14.3.
Urban development in River Terrace cannot occur until the Comprehensive Plan and urban
zoning district designations described in the Land Use section of the Community Plan are
adopted.
Urban development in River Terrace cannot occur until adequate public facilities and
services are in place. These facilities and services are more fully described in the Parks,
Public Facilities and Transportation sections of the Community Plan and in the five
infrastructure master plans developed for River Terrace.
Public facilities are envisioned outside the UGB for street connectivity and stormwater
conveyance purposes to support development in River Terrace.
Expansion of the UGB to include the Urban Reserve Area south of River Terrace and north
of Beef Bend Road would provide more opportunities for connectivity and stormwater
management in River Terrace than currently exist.
RIVER TERRACE COMMUNITY PLAN
City of Tigard Page 9–3
RECOMMENDED ACTION MEASURES
1. Amend the Introduction and Key Findings of Chapter 14 of the Tigard Comprehensive Plan
to reflect the River Terrace policy amendments that were adopted in 2012 under Goal 14.3.
2. Adopt the Comprehensive Plan and zoning district designations shown on Maps 1 and 2
respectively.
3. Work with the development community and affected service providers to fund and
construct the public facilities needed in River Terrace in accordance with the
recommendations in the various River Terrace infrastructure master plans and the River
Terrace Funding Strategy.
4. Work with Metro to bring the Urban Reserve Area south of River Terrace and north of Beef
Bend Road into the UGB and/or work with DLCD, Washington County and other affected
agencies to discuss the possibility of obtaining the necessary approvals to extend 161st Ave
outside the UGB to facilitate street connectivity and stormwater conveyance.
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Community Plan Maps
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Tigard City Boundary
Comprehensive Plan designations are provided in the Community Plan for informational purposes only. Adoption of the Community Plan does not result in the adoption of these designations.
R-7
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Low-Density Residential: R-4.5
Existing Right-of-Way
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Tigard City Boundary
Zoning district designations are provided in theCommunity Plan for informational purposes only. Adoption of the Community Plan does not result in the adoption of these designations.
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Conceptual Park Locations
1-acre Neighborhood Park
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1/4-Mile Service Area
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Southern Access Trail
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Final trail alignments may changeand are subject to final design,engineering, and permitting.
Recommended Improvements
River Terrace Trail
Southern Access Trail
South Cooper Mountain Trails
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!!!Regional Trail Connections
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Pipes
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Approx. 2,600 feet of high-flow bypass pipe.
Approx. 3,800 feet of high-flow pipe betweenBeef Bend Road and the Tualatin River. Streamrestoration to also be evaluated as an option.
Outfall to Tualatin River
BEEF BEND RD
* Low Impact Development Approaches
CWS Vegetated Corridor
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Recommended Improvements for Strategy Area C
Pipes
Swales/Ditches
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With Street LIDA*
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Subbasins
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#Flow Splitter Device
Existing Right-of-Way
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Tigard City Boundary
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550- ZONE RESERVOIR
550- ZONEPUMP STATION
EXISTINGMENLORRESERVOIR
CONNECT TOEXISTING 410-ZONETRANSMISSION
CONNECT TOEXISTING 410-ZONETRANSMISSION
CONNECT TO550-ZONETRANSMISSION550-ZONE TO 410-ZONE PRESSURE REDUCINGVALVE (PRV)
Water Main
Pump Station
(Reservoir
Recommended Improvements
Existing Improvements
410 PZ Water Mains
550 PZ Water Mains
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Tigard City Boundary
20 Foot Contours
Right-of-Way
410 Pressure Zone (PZ)
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RTN PUMP STATION
Sewer System Improvements
S. BULL MOUNTAINPUMP STATION
RTS PUMP STATION
Existing Scholls Country Estates Pump Station removed. Drain to RTN Pump Station.
Existing Pleasant View Pump Station removed from S. Bull Mtn.Pump Station. Drain to RTS Pump Station.
Existing Meyers FarmPump Station removed from S. Bull Mtn. Pump Station. Drain to RTS Pump Station.
Drain to S. Bull Mtn. Pump Station.
Drain to Barrows Road Trunk Line.
Existing Improvements
<Pump Station
Recommended Improvements
CWS Vegetated Corridor
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20 Foot Contours
River Terrace North (RTN) Subbasin
River Terrace South (RTS) Subbasin
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Recommended Improvements
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Existing Improvements
River Terrace Trail
Southern Access Trail
Existing Right-of-Way
Tigard City Boundary
New streets outside the Urban Growth Boundary are envisioned, not recommended, by this plan as they require special approval.
Exhibit 2: Comprehensive
Plan Designations
R-7 R-4.5
R-7
R-7
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R-12
R-4.5R-25
R-25 R-7
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Compre he nsive Plan Designations
Existing Right-of-Way
River Terrace Plan Area
Tigard Cit y Bo undar y
Future Zoning D ist ricts*
Com munit y C om mercial
Med ium High-D ensit y Residential
Med ium-Density Residential
Low-Density Resident ial
Public Instituti on
Open Space
Exhibit 3: Natural Resource
Maps
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Exhibit 4: River Terrace
Addendum to the
Transportation
System Plan
NOV. 2014
Transportation System Plan Addendum
City of Tigard
Transportation System Plan Addendum
November 2014
(Planning Commission Draft)
ACKNOWLEDGEMENTS
We would like to thank the many citizens, staff, and community groups who provided extensive input into
the development of this Transportation System Plan Addendum. Special thanks are due to the members of
the River Terrace Technical Advisory Committee and Stakeholder Working Group.
CITY STAFF
Kenny Asher, Community Development Director
Brian Rager, Interim Public Works Director
Tom McGuire, Assistant Community Development Director
Susan P Shanks, Project Manager and Senior Planner
Judith Gray, Senior Transportation Planner
Michael Stone, City Engineer
Mike McCarthy, Senior Project Engineer
Marissa Grass, Associate Planner
This addendum was completed by DKS Associates of Portland, Oregon, Principal – Carl Springer and
Transportation Planner – Kevin Chewuk.
TABLE OF CONTENTS
INTRODUCTION ........................................................................................................... 1
TRANSPORTATION VISION FOR RIVER TERRACE ............................................. 2
SOUTH COOPER MOUNTAIN CONCEPT PLAN COORDINATION .................. 3
FUTURE GROWTH IN RIVER TERRACE ................................................................. 3
TRAFFIC FORECASTING ............................................................................................. 4
Baseline Transportation System Improvements ........................................................................... 7
Estimating Driving Trips ................................................................................................................. 8
Land Use and Motor Vehicle Trip Assumptions .......................................................................... 8
2035 Motor Vehicle Operations ..................................................................................................... 9
Sensitivity Analysis .......................................................................................................................... 11
STREET FUNCTIONAL CLASSIFICATION ............................................................ 13
Street Design ................................................................................................................................... 16
MULTI-MODAL CONNECTIVITY ............................................................................ 21
WALKING AND BIKING ............................................................................................. 22
Walking and Biking Gaps .............................................................................................................. 22
Walking and Biking Improvements .............................................................................................. 23
Trails ................................................................................................................................................. 24
Street Crossings ............................................................................................................................... 24
TRANSIT .......................................................................................................................................... 25
SUMMARY OF TRANSPORTATION SYSTEM RECOMMENDATIONS ............... 28
TSP Amendments ........................................................................................................................... 33
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1
Introduction
In 2010, the City of Tigard updated the community’s Transportation System Plan, hereafter referred
to as the TSP. The TSP serves as a long term guide for city transportation investments by
incorporating the vision of the community into an equitable and efficient transportation system. It
evaluates the current transportation system and outlines policies and projects that are important to
protecting and enhancing the quality of life in Tigard through the next 20 years by balancing the needs
of walking, bicycling, driving, transit and freight. The City Council adopted the TSP on November
23, 2010.
Since the adoption of the TSP in 2010, the West Bull Mountain Concept Plan (WBMCP) was
completed and adopted by Washington County and the city. The area now known as River Terrace
(and formerly known as West Bull Mountain) was also annexed to the city. This addendum provides
an update to the TSP specific to the River Terrace study area and contributes to the city’s broader
goal of completing a River Terrace Community Plan.
The nearly 500 acres encompassing the River Terrace Community Plan study area was brought into
the Metro Urban Growth Boundary in 2002 and 2011 to accommodate future growth. This land,
coupled with adjacent City of Tigard Urban Reserves, was studied to identify appropriate areas for
urbanization, natural resource protection, and trunk infrastructure. Prior to establishing and as a part
of adopting the needed zoning to allow for development in suitable areas, the city was required to
update all public facilities plans, including the TSP. This effort began with the West Bull Mountain
Concept Plan, which will serve as the foundation for the River Terrace Community Plan, upon which
new information obtained from this system analysis and stakeholder input was used to address
changing transportation needs in the area.
Lands within the River Terrace Community Plan study area are within the Urban Growth Boundary
(UGB) and will be addressed in this community plan to describe their intended zoning and
development implementation. Lands within the Urban Reserve are not available for urban
development until they are brought into the UGB.
This transportation system analysis includes two levels, local and regional. The local level analysis
includes the immediate River Terrace Community Plan study area, and is generally bounded by
Scholls Ferry Road to the north, Beef Bend Road to the south, Roshak Road/ 150th Avenue to the
east, and Roy Rogers Road to the west. The regional level analysis includes several major streets that
provide connections to the River Terrace Community Plan study area. The 25 intersections shown in
Figure 1 have been identified as study intersections.
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Figure 1: Study Area
Transportation Vision for River Terrace
The River Terrace Community Plan envisions an interconnected network of multi-modal streets, one
that conforms to the rolling topography and builds upon and connects with the existing streets in the
area. The streets are designed to accommodate all modes of travel for users of all ages and abilities
where possible. They are also designed to safely connect people to where they need to go, providing
residents and visitors with a number of travel choices to their destinations. The streets are also
envisioned to be more than just places for automobile travel, recognizing that they are also where
people gather, walk, bike, access transit, and park their vehicles.
As a major street connection through the River Terrace area, Roy Rogers Road will continue to
connect residents, commuters, and visitors to the regional transportation system. It will be designed
in a manner to serve the through travel demand, while still being viewed as an asset to the
neighborhood rather than a barrier. Those walking and cycling will be accommodated with safe and
comfortable facilities along the street and at each street intersection. For those driving, the street will
be widened to four travel lanes with a center turn lane or median.
To the east and west of Roy Rogers Road will be a connected network of streets and shared-use paths
providing on- and off-street connections to schools, parks, housing and shopping. Primary street
connections to Roy Rogers Road for those driving in the River Terrace area will be via Lorenzo Lane,
Bull Mountain Road, and a new street located midway between Bull Mountain Road and Beef Bend
Road. These streets will employ design techniques to create safe, slow streets without significantly
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changing vehicle capacity. These design techniques will help mitigate the impacts of traffic on
adjacent residences and effectively balance safety, comfort, and mobility.
Those walking and biking in the River Terrace area will be accommodated primarily through
sidewalks, off-street trails, or on-street shared facilities. Bike lanes, or parallel off-street facilities, will
be required along the major street system (i.e. along arterial and collector streets). Off the main street
system will be a network of comfortable, low-stress walking and biking routes between
neighborhoods and local parks, schools, and shopping areas.
South Cooper Mountain Concept Plan Coordination
The City of Beaverton is currently involved in a concept planning process for the South Cooper
Mountain annexation area, located northwest of the Scholls Ferry Road/175th Avenue intersection.
The long range build-out of this area (both UGB areas and Urban Reserves) is estimated to include
over 8,100 housing units and more than 450 jobs. These updated housing and employment
assumptions for the South Cooper Mountain Concept Plan were incorporated into the traffic analysis
work for the River Terrace Community Plan to coordinate these two parallel planning efforts. This
helped to more accurately forecast future traffic volumes along streets in the area, including regional
routes such as Scholls Ferry Road and 175th Avenue-Roy Rogers Road that provide primary access to
both sites.
Future Growth in River Terrace
Land use is a key factor in developing a functional transportation system. The amount of land that is
planned to be developed, the type of land uses, and how the land uses are mixed together have a
direct relationship to the expected demands on the transportation system. Understanding the amount
and type of land use is critical to maintaining or enhancing transportation system operations.
The nearly 500 acres in the River Terrace Community Plan area were designated with specific land
uses in the West Bull Mountain Concept Plan. These land uses were adopted by the city of Tigard in
2012. They serve as the foundation for the development of zoning in the River Terrace Community
Plan area.
The impact of the increased vehicle trip generation on the surrounding transportation system, as a
result of the adopted land uses, was evaluated through the year 2035. The new information obtained
from this system analysis was used to refine the recommendations contained in the West Bull
Mountain Concept Plan. The result is a set of transportation improvements and standards that
updates the Tigard TSP for the River Terrace area.
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Traffic Forecasting
Future traffic forecasts were prepared for 2035 for two major scenarios:
2035 Existing Tigard TSP – This scenario assumes the land uses within Washington County’s
version of Metro’s Regional Travel Demand Forecast Model. This scenario includes 3,294
households and 391 employees in the River Terrace area and closely matches the forecast of the
2010 Tigard Transportation System Plan.1 It assumes build-out of the urban reserves in the
region outside of the City of Tigard planning influence area, and some growth within the Tigard
urban reserves. It also includes the improvement projects listed in the “Baseline Transportation
System Improvements” section and the traffic volumes shown in Figures 2a and 2b.
2035 River Terrace Update – This scenario assumes the highest level of potential development
for the River Terrace area (2,587 households and 149 employees). It assumes build-out of the
urban reserves in the region outside of the City of Tigard planning influence area (e.g. South
Copper Mountain area), but no growth within the Tigard urban reserves. It also includes the
improvement projects listed in the “Baseline Transportation System Improvements” section and
the traffic volumes shown in Figures 2a and 2b.
1 This scenario is assumed to closely match the forecast of the 2010 Tigard TSP, but is not identical since different versions of the
Regional Travel Demand Model were used. The land uses are based on the disaggregated Washington County Model.
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Figure 2a: 2035 Traffic Volumes (PM Peak)
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Figure 2b: 2035 Traffic Volumes (PM Peak)
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Baseline Transportation System Improvements
The starting point for the 2035 system analysis relied on the list of street system improvement
projects located in the study area or at study intersections contained in the Tigard, Beaverton, and
Washington County Transportation System Plans. Since these projects are expected to be funded (i.e.
are identified as financially constrained), they were used in the baseline traffic forecasts for the River
Terrace Community Plan analysis for 2035. In addition, the street extensions envisioned in the West
Bull Mountain Concept Plan were assumed, despite not being funded, since they will be needed
before development can occur. The improvements that were assumed include:
Lorenzo Lane extension, Woodhue Street extension, 161st Avenue extension, two north-to-
south routes (one to the east and one west of Roy Rogers Road), and two east-to-west routes
south of Bull Mountain Road (Source: West Bull Mountain Concept Plan)
Scholls Ferry Road widening to five lanes from Teal-Horizon Boulevard to west of 175th
Avenue-Roy Rogers Road (Source: Washington County)
Roy Rogers Road widening to five lanes from just north of Scholls Ferry Road to the south
Urban Growth Boundary, north of Beef Bend Road2 (Source: Draft Washington County TSP)
Traffic signal installation at the Roy Rogers Road/Beef Bend Road intersection (Source:
Washington County)
Durham Road widening to five lanes from Highway 99W to Upper Boones Ferry Road (Source:
Tigard TSP Project # 39 and # 40)
Davies Road extension from Scholls Ferry Road to Barrows Road, and closure of the existing
Barrows Road (east) connection to Scholls Ferry Road (Source: Beaverton TSP Project # 41 and
# 252)
Highway 99W/ Gaarde Street-McDonald Street intersection improvements to include widening
Highway 99W to add a third southbound through lane, a second northbound left turn lane and a
northbound right turn lane, and widening Gaarde-McDonald Street to add a second through
lane (Source: Tigard TSP Project # 66k)
In addition, several non-specific improvement projects were identified at study intersections along
Highway 99W in the Tigard Transportation System Plan. This includes improvements at the Walnut
Street, and Durham Road intersections. Further refinement is necessary to determine the extent of
improvements that could be achieved with the allocated TSP budget at each of these locations.
Lacking these specific details, no baseline improvements were assumed to occur at these intersections
despite being financially constrained in the Tigard Transportation System Plan.
2 This project is included in the Draft Washington County TSP and is assumed to be needed by 2035.
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Estimating Driving Trips
A determination of future street network needs requires the ability to accurately forecast travel
demand resulting from estimates of future population and employment in the River Terrace study
area, and the rest of the city and Metro region. The objective of the transportation planning process
is to provide the information necessary for making decisions about how and where improvements
should be made to create a safe and efficient transportation system.
The travel demand forecasting process generally involves estimating travel patterns for new
development based on the decisions and preferences demonstrated by existing residents, employers
and institutions around the region. Travel demand models are mathematical tools that help us
understand future commuter, school and recreational travel patterns including information about the
length, mode and time of day a trip will be made. The latest travel models are suitable for motor
vehicle and transit planning purposes, and can produce total volumes for autos, trucks and buses on
each street and highway in the system. Model forecasts are refined by comparing outputs with
observed counts and behaviors on the local transportation system. This refinement step is completed
before any evaluation of system performance is made. Once the traffic forecasting process is
complete, the 2035 volumes are used to determine the areas of the street network that are expected to
be congested and that may need future investments to accommodate growth.
Washington County has a travel demand model that is based on Metro’s regional travel demand
model. For River Terrace, the Washington County travel demand model was refined to reflect the
proposed land use and roadway network.
Land Use and Motor Vehicle Trip Assumptions
The zoning developed during the River Terrace Community Plan process equates to about 2,587
housing units and a neighborhood commercial/mixed-use area with approximately 40,000 square feet.
To convert concept plans of neighborhood commercial land uses into forecasts in the travel demand
model, estimates of land use by acreage were converted into employment figures (i.e. number of retail
employees or other employees). Table 1 describes the assumptions that were used. In the Tigard
TSP, vehicle trips within the River Terrace area were estimated based on around 700 additional
housing units3, i.e. 3,294 vs. 2,587 housing units as shown in Table 1.
3 The land uses in the urban and urban reserve areas of River Terrace were combined into a single Transportation Analysis Zone (TAZ)
in the disaggregated Washington County Model used for the “Existing Tigard TSP” scenario. They have since been separated. This is
one of the reasons why there are more housing units in the “Existing Tigard TSP” scenario than in the “River Terrace Update”
scenario.
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Future vehicle trips generated by the River Terrace area were estimated by applying travel demand
model trip generation rates by land use type, which were developed based on the rates in the existing
Bull Mountain neighborhoods just to the east of the River Terrace area. Overall, the River Terrace
Community Plan area is expected to generate about 1,500 motor vehicle trips during the p.m. peak
hour, or about 100 less than what is currently assumed in the Tigard TSP, i.e. 1,580 vs. 1,489 trips as
shown in Table 1.
Table 1: Land Use Assumptions for the River Terrace Community Plan
2035 Motor Vehicle Operations
Motor vehicle conditions were evaluated during the 2035 evening peak hour at the twenty-five
intersections reviewed. The evaluation utilized 2000 Highway Capacity Manual methodology for
signalized and 2010 Highway Capacity Manual methodology for unsignalized intersections.
After assuming the transportation system improvement projects with expected funding contained in
the Tigard, Beaverton and Washington County Transportation System Plans, several intersections are
expected to exceed mobility targets under each scenario (as shown in Table 2). Many of these
intersections were previously forecasted to exceed standards in the Tigard, Beaverton, and
Washington County Transportation System Plans. In fact, the “2035 River Terrace Update” scenario
has slightly better operations at many intersections than reported in the Tigard TSP since the level of
development would be less than assumed in the “2035 Existing Tigard TSP” scenario.
The recommended improvements for the intersections that are expected to exceed mobility targets
can be seen in Table 3. It should be noted that the Metro Regional Transportation Plan, Tigard
Transportation System Plan, Washington County Transportation System Plan, and West Bull
Mountain Concept Plan recommend various improvements, including intersection improvements
along Highway 99W at the Walnut Street, Gaarde Street-McDonald Street, and Durham Road
intersections; widening of Roy Rogers Road to five lanes; and installation of traffic signals at the Roy
Rogers Road/ New E-W Collector Street, Roy Rogers Road/ Bull Mountain Road, and Roy Rogers
Road/ Lorenzo Lane Extension intersections. This updated system analysis reaffirms the need for
capacity and safety improvements at these locations.
Scenario Housing
Units
Retail
Employees
Other
Employees
PM Peak Hour
Vehicle Trips Ends
2035 Existing Tigard TSP * 3,294 43 348 1,580
2035 River Terrace Update 2,587 29 120 1,489
*Based on the disaggregated Washington County Model
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Table 2: Motor Vehicle Operations (PM Peak Period)
ID Intersection (traffic control)** Mobility
Target
2013 Existing
Conditions
2035 Existing
Tigard TSP
2035 River
Terrace
Update
V/C LOS V/C LOS V/C LOS
1 Highway 99W/ Hall Boulevard (signalized) 0.99 v/c 0.81 D 0.98 E 0.97 E
2 Highway 99W/ Greenburg Road-Main Street
(signalized) 0.99 v/c 0.76* C 0.94 E 0.92 D
3 Highway 99W/ Walnut Street (signalized) 0.99 v/c 0.76* B 1.03 C 0.93 C
4 Highway 99W/ Gaarde Street-McDonald Street
(signalized) 0.99 v/c 0.89* C 0.96 D 0.95 D
5 Highway 99W/ Bull Mountain Road (signalized) 0.99 v/c 0.77* B 1.03 C 1.03 D
6 Highway 99W/ Beef Bend Road (signalized) 0.99 v/c 0.85 C 1.01 D 0.99 D
7 Highway 99W/ Durham Road (signalized) 0.99 v/c 0.90 E 1.17 F 1.15 F
8 Beef Bend Road/ 150th Avenue (unsignalized) 0.99 v/c 0.10 B 0.32 C 0.09 C
9 Beef Bend Road/ Elsner Road-161st Avenue
extension (unsignalized) 0.99 v/c 0.03 B 0.40 C 0.65 E
10 Roy Rogers Road/ Beef Bend Road (signalized)*** 0.90 v/c 0.99 F 0.87 C 0.93 D
11 Roy Rogers Road/ New E-W Collector Street
(unsignalized)*** 0.99 v/c - - >1.50 F >1.50 F
12 Roy Rogers Road/ Bull Mountain Road
(unsignalized)*** 0.99 v/c 0.34 E >1.50 F >1.50 F
13 Roy Rogers Road/ Lorenzo Lane Extension
(unsignalized)*** 0.99 v/c - - >1.50 F >1.50 F
14 Scholls Ferry Road/ Roy Rogers Road-175th
Avenue (signalized)*** 0.99 v/c 0.92 D 1.06 F 0.87 D
15 Scholls Ferry Road/ New N-S Collector Street
(unsignalized) 0.99 v/c - - >1.50 F >1.50 F
16 Scholls Ferry Road/ Barrows Road (signalized) 0.99 v/c 0.58 B 0.72 C 0.61 B
17 Scholls Ferry Road/ Murray Boulevard (signalized) 0.99 v/c 0.85 D 1.06 F 1.04 F
18 Scholls Ferry Road/ 135th Avenue (signalized) 0.99 v/c 0.61 A 0.87 C 0.79 B
19 Scholls Ferry Road/ 125th Avenue-North Dakota
Street (signalized) 0.99 v/c 0.77 C 1.00 E 0.96 E
20 Scholls Ferry Road/ 121st Avenue (signalized) 0.99 v/c 0.68 B 0.82 C 0.76 B
21 Barrows Road/ Roshak Road (roundabout) 0.99 v/c 0.34 A 0.56 B 0.43 A
22 Roshak Road/ Lorenzo Lane extension
(unsignalized) 0.99 v/c - - 0.61 C 0.35 B
23 Roshak Road/ Bull Mountain Road (unsignalized) 0.99 v/c 0.30 C 1.21 F 0.70 D
24 Bull Mountain Road/ 150th Avenue (unsignalized) 0.99 v/c 0.15 B 0.72 F 0.27 D
25 Bull Mountain Road/ 161st Avenue (unsignalized) 0.99 v/c 0.03 B 0.37 C 0.24 B
Bolded red values indicate intersection exceeds the v/c (volume/capacity) mobility target or operates with a Level of service “F”.
* Intersection is impacted by queuing from adjacent intersections along Highway 99W. Travel demand may not always be served, thus
the intersection may operate closer to capacity at times during peak periods.
** V/C ratio, LOS and delay reported as the intersection average at signalized locations and worst stop controlled approach at
unsignalized locations
*** Roy Rogers Road was assumed to be widened to five lanes by 2035.
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Table 3: Recommended Intersection Improvements
ID Intersection
(existing traffic control)
Mobility
Target
2035 with
Planned
Intersection
Solution
Planned Intersection Solution
V/C LOS
5 Highway 99W/ Bull Mountain
Road (signalized) 0.99 v/c * *
Improvements such as additional northbound
left turn lane (would require an additional
receiving lane on Bull Mountain Road)
7 Highway 99W/ Durham Road
(signalized) 0.99 v/c * * Improvements such as additional turn lanes
(Source: Tigard TSP Project # 66n)
11 Roy Rogers Road/ New E-W
Collector Street (unsignalized) 0.99 v/c 0.67 B
Widen Roy Rogers Road to 5 lanes; Install a
traffic signal (Source: West Bull Mountain
Concept Plan)
12 Roy Rogers Road/ Bull Mountain
Road (unsignalized) 0.99 v/c 0.66 B
Widen Roy Rogers Road to 5 lanes; Install a
traffic signal (Source: Draft Washington County
TSP; West Bull Mountain Concept Plan)
13 Roy Rogers Road/ Lorenzo Lane
Extension (unsignalized) 0.99 v/c 0.82 C
Widen Roy Rogers Road to 5 lanes; Install a
traffic signal (Source: Draft Washington County
TSP; West Bull Mountain Concept Plan)
14 Scholls Ferry Road/ Roy Rogers
Road-175th Avenue (signalized) 0.99 v/c 0.88 D
Widen Roy Rogers Road to 5 lanes (Source:
Draft Washington County TSP; West Bull
Mountain Concept Plan)
15 Scholls Ferry Road/ New N-S
Collector Street (unsignalized) 0.99 v/c 0.36 C Restrict access to right-in, right-out, left-in only
17 Scholls Ferry Road/ Murray
Boulevard (signalized) 0.99 v/c 1.07 F Enhanced transit and other demand
management options**
Bolded red values indicate intersection exceeds the v/c (volume/capacity) mobility target or operates with a level of service “F”.
* Due to the range of potential solutions at these intersections, the intersection operations with a planned solution could not be
evaluated. It was assumed that these investments would allow the intersections to meet mobility targets.
** This intersection is within the City of Beaverton and under Washington County jurisdiction. Capacity issues have been identified at
this intersection, but no feasible motor vehicle capacity solutions could be identified at this time. Long range planning efforts for South
Cooper Mountain in Beaverton may provide other solutions.
Sensitivity Analysis
A few scenarios were tested to help supplement the ultimate design recommendations for the new N-
S Collector Street and the future intersection with Scholls Ferry Road. These scenarios are discussed
below.
Traffic control at the New N-S Collector Street/ Scholls Ferry Road intersection
This scenario tested the traffic control at the Scholls Ferry Road/ New N-S Collector Street
intersection with and without a traffic signal. With a traffic signal, full motor vehicle access would
be allowed at the intersection. Without a signal, access would be limited to right-in, right-out, and
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left-in only. Left turns from the new N-S Collector Street to Scholls Ferry Road would be
prohibited.
An unsignalized intersection would have little impact during the evening peak period since the
left-turn demand from the new N-S Collector Street to Scholls Ferry Road is not expected to be
significant. However, drivers (around 90 trips during the morning peak and 85 trips during the
evening peak periods, plus others throughout the day) would have to re-route to either Roshak
Road or Roy Rogers Road to access Scholls Ferry Road. Operations at the two adjacent
intersections (Scholls Ferry Road/ Roy Rogers Road-175th Avenue and Scholls Ferry Road/
Barrows Road), would also not be expected to be significantly impacted.
A signalized intersection, on the other hand, would potentially impact westbound approaches to
both the Roy Rogers Road-175th Avenue and new N-S Collector Street intersections. However,
drivers wishing to travel west on Scholls Ferry Road would not have to travel out of direction or
travel through the adjacent Bull Mountain neighborhood to the east. A signalized intersection at
this location meets Washington County’s signal and intersection spacing standards and may likely
meet signal warrants in the future.
The final recommendation includes a signal at the Scholls Ferry Road/ New N-S Collector
intersection to minimize impacts to the adjacent neighborhood to the east and to provide a
signalized crossing for pedestrians and bicyclists at this location. The nearest intersections to the
east and west are approximately 1,000 feet away. All intersection improvements must meet
operational standards and the signal must meet warrants. If signal construction becomes
infeasible or the road authority does not allow it, then a grade separated (bridge or tunnel)
pedestrian crossing should be considered at this location.
Alignment of the New N-S Collector Street between Scholls Ferry Road and the Lorenzo Lane extension
This scenario tested different alignments for the new N-S Collector Street between Scholls Ferry
Road and the Lorenzo Lane extension, with one alignment being more direct and the other being
more circuitous. Overall, the more direct alignment is expected to attract more drivers who
would have previously used Roshak Road or Roy Rogers Road to access Scholls Ferry Road.4 The
more direct alignment is expected to slightly reduce motor vehicle travel demand along both of
these adjacent routes. This, however, does not take the design of the street into consideration,
which would also significantly affect driver behavior.
The final recommendation includes a more direct route and utilizes design treatments to
encourage slow travel speeds while allowing for efficient through movements. The more direct
route also avoids impacts to a significant tree grove.
4 This finding is based on professional judgment. The travel demand model is not sensitiv e enough to test subtle street
alignment changes.
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Cross-section of the New N-S Collector Street
This scenario tested the impacts of the new N-S Collector Street with two travel lanes (one travel
lane in each direction) and three travel lanes (one travel lane in each direction with a center turn
lane/median). Overall, the three-lane cross-section provides slightly more motor vehicle capacity
than the two-lane cross-section. While left-turn demand at mid-block locations along the new N-
S Collector Street is expected to be minimal, the center lane could be used for landscaping or
pedestrian crossing refuges, acting as a way to visually narrow the paved street width. It could
also provide an opportunity to more effectively manage access to the new N-S Collector Street by
limiting the locations where full access is allowed.
The final recommendation includes a landscaped median that is wide enough to allow for left turn
lanes at specific locations where warranted.
Street Functional Classification
To manage the street network, streets in the River Terrace Community Plan area are classified based
on a hierarchy according to the intended purpose of each street, as shown in Figure 3. From highest
to lowest intended vehicular usage, the classifications are arterials, collectors, neighborhood routes,
and local streets. Streets with a higher intended usage generally provide more efficient traffic
movement (or mobility), while streets with lower intended usage provide greater access for shorter
trips to local destinations such as businesses or residences.
The recommended functional classifications of streets in the West Bull Mountain Concept Plan were
reviewed during the River Terrace Community Plan process against the city’s standards and the
updated system analysis information. The classifications of two streets, a north-to-south route east of
and parallel to Roy Rogers Road (connecting Scholls Ferry Road with the south end of the planning
area) and an east-to-west route south of Bull Mountain Road (connecting Roy Rogers Road with the
main north-to-south River Terrace street), were changed to collector streets from neighborhood
routes to reflect anticipated traffic volumes and to be consistent with other collector streets in the city.
Final street alignments as shown in Figure 3 may change and are subject to final design, engineering,
and permitting. Street alignments and intersections should avoid and/or minimize impacts to
identified natural resource areas wherever possible.
Arterials are intended to serve as the main travel routes. These streets serve the highest volume
of motor vehicle traffic and are primarily utilized for longer distance regional trips. The only
streets in the River Terrace area classified as arterials are Beef Bend Road, Roy Rogers Road, and
Scholls Ferry Road.
Collector Streets are intended to connect many parts of the city and serve traffic traveling to
and from arterial streets. These streets provide greater accessibility to neighborhoods, often
connecting to major activity generators and provide efficient through movement for local traffic.
In the River Terrace area, Bull Mountain Road, 150th Avenue, the Lorenzo Lane extension, a
north-to-south route east of and parallel to Roy Rogers Road, and an east-to-west route south of
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Bull Mountain Road are classified as collectors.
Neighborhood Routes often connect the neighborhoods to arterial or collector streets. These
streets serve as major neighborhood routes and generally provide more direct property access
(via driveways) than collector streets. In River Terrace, neighborhood routes are expected to
include the Woodhue Street extension, 161st Avenue extension, a north-to-south route west of
Roy Rogers Road, and two east-to-west routes south of Bull Mountain Road.
Local Streets provide more direct access to residences without serving through travel. These
streets are often lined with residences and are designed to serve lower volumes of traffic with a
statutory speed limit of 25 miles per hour. All remaining streets in River Terrace will be
designed as local streets.
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Figure 3: Street Functional Classifications
River Terrace
Boulevard
New streets outside the Urban
Growth Boundary are
envisioned, not recommended,
by this plan as they require
special approval.
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Street Design
The applicable typical street cross sections for the River Terrace Community Plan area can be seen in
Figures 4a, 4b, 4c, and 4d. The recommended street design for the future collector street through the
neighborhood commercial area (Lorenzo Lane extension) includes on-street parking, tree wells, and a
furnishing zone. This would require a modification to the Tigard Street Utility Improvement
Standards, which currently only allows these street elements along collector streets in the downtown
urban renewal district. The conceptual street design for the future collector street that runs in a
north-south direction parallel to Roy Rogers Road would also require modifications to the city’s street
design standards to allow for the inclusion of on-street parking and the River Terrace Trail in its
design. The location of this street, identified as River Terrace Boulevard, is shown on Figure 3. The
conceptual design for it is shown on Figure 5.
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Figure 4a: Typical Section for a 2-Lane City Collector
Figure 4b: Typical Section for a 3-Lane City Collector
Figure 4c: Typical Section for a Collector in the Community Commercial Zone
Figure 4d: Typical Section for a City Neighborhood Route
* A shared-use path could replace the required sidewalk and bike lane on the adjacent side of the street .
* A shared-use path could replace the required sidewalk and bike lane on the adjacent side of the street .
* Optional parking area could also be a bike lane in areas with hilly topography.
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Figure 5: River Terrace Boulevard Design Concept
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While the application of typical street cross sections will work in many situations, there are several
future streets in the River Terrace area that are in need of additional design treatments or are
envisioned to be different from the typical cross sections. They are as follows:
The main N-S Collector Street, also identified as River Terrace Boulevard, is parallel to and east
of Roy Rogers Road. It is envisioned as a boulevard that seamlessly integrates the River Terrace
Trail into its design, provides safe and comfortable multi-modal travel options, and includes high-
quality pedestrian-scale design treatments that defines it as the neighborhood’s signature street. A
conceptual design for this street is shown in Figure 5. Its location relative to other major streets
and the River Terrace Trail is shown on the inset
graphic to the left.
Key elements of the design include two vehicle
travel lanes divided by a landscaped median, a 12-
foot multi-modal trail parallel to the street on the
west side,5 and areas for large street trees along and
down the middle of the street. No on-street bicycle
facilities are proposed. It is intended for slower-
moving bicyclists to use the trail. Faster-moving
bicyclists would have the option of using the trail,
sharing the street with cars, or using the bicycle
facilities on Roy Rogers Road.
In order to successfully balance mobility with safety
and comfort, it will be important to control speeds
along this street through a variety of design
approaches so as to facilitate through travel but not
attract cut-through traffic. One potential design
treatment involves the construction of roundabouts at key intersections as shown in Figure 7.
Traffic calming treatments include on-street parking and a landscaped median and bulbouts that
are sizeable enough to support large trees. Such treatments visually narrow the roadway and
create friction along the edges, which has been shown to encourage drivers to proceed more
slowly and carefully. On the other hand, individual driveways for residences are not proposed, as
driveways can significantly interrupt efficient through travel movements.
The overall design of the street should serve to enhance the neighborhood and the adjacent
residences and not serve as a barrier or feel unsafe to those who will live on either side of it in the
future. Since homes will not access the street directly by car, it will be important to create design
standards for street-facing facades and yards to ensure a high-quality and safe public realm.
5 A trail down the center median was considered and rejected for safety reasons.
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Where topography allows, homes should either face the street, with vehicle access taken from side
streets, or be oriented with their sides to the street with enough windows to allow for many “eyes
on the street” opportunities. Zoning flexibility with respect to housing types will be necessary to
support the vision of having homes front the street.
Lastly, it will be important to allow the alignment to shift to the east or west in response to
topography and stream crossings. Design flexibility will also be necessary along the entire length
to accommodate topography, stream crossings, and different land uses. On-street parking and the
westernmost sidewalk, for example, may not always be feasible or necessary in all locations. It
may even be desirable to allow exceptions to the city’s block length standards in order to reduce
the number of trail-side street crossings, thereby creating a more continuous trail experience. In
general, the final alignment and design of the River Terrace Boulevard may change subject to
engineering, permitting, and emergency vehicle access.
The widening of Roy Rogers Road should include safe and appropriate bicycle and pedestrian
facilities along its whole length while continuing to function as a main north-south vehicular route
through the region. A buffered bike lane or cycle track should
be considered to ensure the highest level of protection for
cyclists. Design recommendations include the creation and
implementation of a high-quality edge treatment that serves to
unify and define the River Terrace area along this segment of
the corridor.
The Lorenzo Lane extension travels through the only
neighborhood commercial area in River Terrace. As such, it
will be important to control speeds along this street and make
it comfortable for pedestrians and bicyclists. Recommended
traffic calming techniques include narrowing of the street
width with curb extensions and mid-block chokers or
pedestrian refuge islands, and providing visual cues with on-
street parking and planted bulbouts in parking lanes. It will
also be important to carefully design the future intersection of
Lorenzo Lane with Roshak Road, which exists just outside the
River Terrace area in unincorporated Washington County.
The 161st Avenue extension connects an existing single
family residential neighborhood in the north to Beef Bend Road in the south. With a fairly direct
and steep route, it will be important to design this street to make it unattractive to cut-through
traffic and to keep travel speeds at safe levels. A roundabout is recommended at the intersection
with the Woodhue Street extension, and an all-way stop is recommended at the intersection with
the future E-W Neighborhood Route, both of which are near a future school site. The design of
the roundabout will be an important factor for controlling motor vehicle travel speeds and
ensuring visibility for pedestrians. Potential design solutions to control travel speeds include
An example of street trees
placed in the parking lane to
visually narrow the street
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curving the road to deflect the path of vehicles, narrowing the width of the travel lanes, and
visually narrowing the width of the street by including on-street parking and planted bulbouts in
the parking lanes.
The Luke Lane extension provides a local connection option for existing Bull Mountain
residents and future River Terrace residents. It will be important to design this extension so as to
discourage cut-through traffic. This extension should only be allowed via a circuitous route
through a future River Terrace neighborhood to the main N-S Collector Street to the west. It will
also be important to retrofit the existing cul-de-sac portion of this street with sidewalks when the
street is extended to the west.
Multi-Modal Connectivity
The aggregate effect of local street design impacts the effectiveness of the regional system when local
travel is restricted by a lack of connecting routes, and local trips are forced onto the regional network.6
Therefore, streets should be designed to keep through motor vehicle trips on arterial streets and
provide local trips with alternative routes. Street system connectivity is critical because roadway
networks provide the backbone for bicycle and pedestrian travel in the region. Metro’s local street
connectivity principal encourages communities to develop a connected network of local streets to
provide a high level of access, comfort, and convenience for bicyclists and walkers that travel to and
among centers. To improve connectivity of the region’s arterial system and support walking, bicycling
and access to transit, the Metro Regional Transportation Functional Plan requires that, to the extent
possible, major arterial streets be spaced at one-mile intervals, and minor arterial or collector streets to
be spaced at half-mile intervals.7
In addition, to improve local access and circulation, and preserve capacity on the region’s arterial
system, each local Transportation System Plan must include a conceptual map of new streets for all
contiguous areas of vacant and redevelopable lots and parcels of five or more acres that are zoned to
allow residential or mixed-use development. Full street connections should be provided at least every
530 feet (or 1/10th of a mile) or pedestrian and bicycle connections every 330 feet if a full-street
connection is not possible or where the city has identified a need to minimize the number of trail
crossings, such as along River Terrace Trail. Cul-de-sac or other closed-end street designs are also
restricted to circumstances in which barriers prevent full street extensions and such streets are limited
in length to 200 feet and the number of dwellings along the street to no more than 25.
The City of Tigard street spacing standards are consistent with the Metro Regional Transportation
Functional Plan, requiring full street connections every 530 feet.8 The city standards differ slightly
6 Metro 2035 Regional Transportation Plan, Local Street Network Concept
7 Metro Regional Transportation Functional Plan, Section 3.08.110 Street System Design Requirements
8 City of Tigard Community Development Code, Section 18.810.030, Subsection H
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from the regional standards by allowing the perimeter of blocks to measure up to 2,000 feet in length,
however, the city requires pedestrian and bicycle connections every 330 feet9 in these instances,
consistent with the regional standard.
A multi-modal connectivity plan for the River Terrace area is shown in Figure 6. It specifies the
general location where new streets or shared-use paths could potentially be installed as nearby areas
are developed or as the opportunity arises. The purpose of the plan is to ensure that new
developments accommodate circulation between adjacent neighborhoods to improve connectivity for
all modes of transportation.
Walking and Biking
Residents in the River Terrace area will be able to safely and efficiently travel between destinations via
any number of active transportation modes, such as walking and biking. A system of sidewalks,
bikeways, and trails will provide access to key destinations such as parks, schools, and commercial
areas—improving the overall health and livability of the neighborhood. Figure 6 illustrates the
walking and biking network envisioned for the River Terrace Community Plan area.
Walking and Biking Gaps
Due to the rural nature of the abutting land uses, most streets in and around the River Terrace area
have not been improved to urban standards and generally lack facilities for pedestrian and bicycle
users. The exception is a short segment along Roshak Road, which provides a sidewalk on both sides
of the street between Barrows Road and SW 159th Terrace, in an area with newer residential
development. However, those walking in the study area typically have to walk along the edge of a
street, which at times have posted speeds that range up to 40 miles per hour. These travel speeds are
generally not conducive to shared walking and biking travel. Table 4 shows the streets with pedestrian
and bicycle facilities.
Most of the major streets connecting the River Terrace area to
nearby shopping and employment, including Scholls Ferry Road,
Roy Rogers Road, Beef Bend Road, Bull Mountain Road, and
150th Avenue, lack adequate pedestrian and bicycle facilities.
These streets are under the jurisdiction of Washington County,
and will require further coordination before any improvements
are implemented.
Scholls Ferry Road, as an east-to-west through-street traversing
reasonably flat terrain, is an important connection for bicycle travel in the study area. It provides a
link for bicyclists to other key routes in the region, including Roy Rogers Road and Murray Boulevard.
9 City of Tigard Community Development Code, Section 18.810.040
A cyclist riding along the shoulder of
Roy Rogers Road
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It has been designated as a bike route, but lacks bike lanes along much of the corridor, although a
shoulder of varying width is provided along much of the street. Bike lanes are provided along Scholls
Ferry Road east of Teal Boulevard-Horizon Boulevard; however, bicyclists from the study area must
ride along the shoulder for over a mile before reaching this facility. Scholls Ferry Road is currently
being widened through the River Terrace area and will include continuous bike lanes to Teal
Boulevard-Horizon Boulevard once construction is complete. Roy Rogers Road is also a designated
bike route that provides a north-to-south connection to and within the study area. It provides
accommodations for bicyclists via a shoulder bikeway.
Table 4: Existing Pedestrian and Bicycle Facilities
Roadway (limits) Pedestrian Facilities Bike Facilities
Roy Rogers Road
(Scholls Ferry Road to Beef Bend Road) Shoulder Shoulder
Scholls Ferry Road
(Roy Rogers Road to Barrows Road) Shoulder Shoulder
Beef Bend Road
(Roy Rogers Road to 150th Avenue) None None
Bull Mountain Road
(Roy Rogers Road to Roshak Road) Intermittent sidewalks None
150th Avenue
(Bull Mountain Road to Beef Bend Road) Intermittent sidewalks None
Roshak Road
(Barrows Road to Bull Mountain Road)
Sidewalks on both sides
north of SW 159th
Terrace; intermittent on
west side south of SW
159th Terrace
None
Barrows Road
(Scholls Ferry Road to Roshak Road) Sidewalks on north side
None
(Bike lanes east of
Roshak Road)
Walking and Biking Improvements
River Terrace has many stream corridors and the potential for many neighborhood and community
parks. To best serve the needs of future residents to travel to these scenic, natural, and recreational
areas, a high quality network of low-stress pedestrian and bicycle facilities is envisioned. For
pedestrians, sidewalks will be required on all future streets. For bicyclists, dedicated facilities will vary
based on the street classification. Arterial and collector streets will have either bike lanes or shared
use paths, with consideration for a buffered bike lane or cycle track along Roy Rogers Road.
Additionally, the pedestrian and bicycle facilities in River Terrace are planned to be fully integrated
with the existing trail and bikeway network and the planned active transportation projects in the
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Metro Regional Trail and Greenways Plan. These measures will help ensure that future River Terrace
residents will be able to access goods and services on foot and by bicycle, both within and outside of
the area.
While motor vehicle traffic volumes on collector and neighborhood streets, like the new N-S
Collector Street and the 161st Avenue extension, are expected to be within typical ranges for those
facilities, the rolling topography provides challenges. This condition is generally not conducive to
shared walking and biking travel, and may require some streets to include bike lanes that would
typically not (such as on neighborhood routes).
Trails
Figure 6 illustrates the potential active transportation network for the River Terrace Community Plan
area. The emphasis of this network is on connecting residents to existing and future trails, as defined
in the Metro Regional Trail and Greenways Plan, as well as key destinations within and near the River
Terrace Community Plan area, including the neighborhood commercial area in the north and the
future school in the south.
The future River Terrace Trail will be integrated with the new N-S Collector Street, connecting the
proposed trail on the north side of Scholls Ferry Road (as part of Beaverton’s South Cooper
Mountain Concept Plan) with 150th Avenue, north of Beef Bend Road. It will provide an alternate
and less steep walking and biking route to the Westside Trail, located to the east of the River Terrace
area. In addition, the future Southern Access Trail will connect the River Terrace Trail near the
Woodhue Street Extension/ 161st Avenue Extension intersection with 150th Avenue, north of
Woodhue Street, and will offer views of the valley.
Future connections from the River Terrace area to the Westside Trail will be possible via a trail just
south of Scholls Ferry Road, linking the northern end of the River Terrace Trail to Barrows Road, and
a future trail connecting the southern end of the River Terrace Trail with the Beef Bend Road/ 150th
Avenue intersection. Future connections from the River Terrace area to the Ice Age Tonquin Trail
will be possible via a trail linking the New E-W Collector Street/ New N-S Collector Street
intersection with the Roy Rogers Road/ Beef Bend Road intersection.
Street Crossings
River Terrace is surrounded by three major streets, namely Scholls Ferry Road to the north, Roy
Rogers Road to the west, and Beef Bend Road to the south.
As a major street connection through the River Terrace area, Roy Rogers Road should be designed to
be an asset to the neighborhood rather than a barrier. Roy Rogers Road is currently a two lane rural
arterial street with posted speeds between 45 and 55 miles per hour, but it is expected to be widened
and improved to urban standards in the future. With the River Terrace commercial area and the
future school site on the east side of the street and residential neighborhoods on both sides of the
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street, safe and comfortable pedestrian and bicycle crossings must be provided in convenient areas to
encourage ease of access between the neighborhoods and to the commercial area and future school.
Crossings along Roy Rogers Road must comply with the Washington County mid-block crossing
policy.10 Each proposed crossing would have to be evaluated based on existing and planned roadway
characteristics, observed speeds and volumes, pedestrian trip generators, proximity of existing traffic
signals, sight distance, topography and other considerations. At‐grade crossings are not permitted
within 300 feet of an existing signalized intersection. Due to the travel speeds, and expected widening
of Roy Rogers Road, the County standard would likely require pedestrian actuated signals/beacons or
pedestrian over- or under-crossings. Since traffic signals will likely be needed at several proposed and
existing intersections along Roy Rogers Road between Scholls Ferry Road and Beef Bend Road (see
Figure 6), including the Lorenzo Lane extension, Bull Mountain Road, and the new E-W Collector
south of Bull Mountain Road, no additional crossings of Roy Rogers Road are recommended.
Scholls Ferry Road is currently being widened to urban standards. River Terrace residents will need
safe and convenient places to cross to access the new proposed high school at the northwest corner
of Scholls Ferry Road and Roy Rogers Road, various future South Cooper Mountain trails, and other
services and amenities to the north. As envisioned, the new N-S Collector Street currently intersects
Scholls Ferry Road approximately half way between the Roy Rogers Road/ Scholls Ferry Road and
the Barrows Road/ Scholls Ferry Road intersections. The new N-S Collector Street is expected to be
heavily used by pedestrians and bicyclists since it includes the River Terrace Trail in its design. As
such, the final recommendation for this intersection includes a signal at the Scholls Ferry Road/ New
N-S Collector intersection for the benefit of all travel modes. All intersection improvements must
meet operational standards and the signal must meet warrants. If signal construction becomes
infeasible or the road authority does not allow it, then a grade separated (bridge or tunnel) pedestrian
crossing should be considered at this location.
Transit
The River Terrace Community Plan sets the stage for future transit, recognizing that the type and
extent of service improvements will play out over time. Specifics of transit service will depend on the
actual rate and type of development built, Tri-Met resources and policies, and consideration of local
options. The land use designations in the River Terrace Community Plan area make transit a viable
option in the future.
Both Beef Bend Road and Bull Mountain Road have been identified on the 2035 Conceptual Bus
Network in the Regional Transportation Plan. While these streets are not guaranteed to have transit
service in the future, they have been identified by the region as important bus connections from the
10 2035 Washington County Transportation System Plan, Chapter 4- Active Transportation and Transit, Page 4-24, Draft, January 2013
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River Terrace area to Highway 99W. In addition, Tri-Met’s Westside Service Enhancement Plan
envisions future express bus service along Scholls Ferry Road from Washington Square to Roy Rogers
Road. This route could potentially include a bus stop near the proposed signalized intersection of the
new N-S Collector Street with Scholls Ferry Road. Service would potentially run daily throughout
most of the day with fairly frequent service (15 to 20 minute headways) during peak times and half-
hour to hour headways during off times. The River Terrace Community Plan will provide walking
and biking accommodations and connections that enhance the future viability of potential transit
service along these routes.
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Figure 6: Pedestrian and Bicycle Framework
New streets
outside the
Urban Growth
Boundary are
envisioned, not
recommended,
by this plan as
they require
special
approval.
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Summary of Transportation System Recommendations
Overall, an estimated $138 million in transportation system improvements are expected to be needed
in and around River Terrace to support the growth conceptually planned for in the full planning area.
Of these investments, an estimated $67.1 million are needed in the River Terrace area (see Table 5),
while over $70 million are needed outside of the River Terrace area (see Table 6).
Estimated costs for individual projects are shown in Tables 5 and 6, but not all of these costs are
meant to be borne by River Terrace alone. Financial responsibility for these improvements is to be
shared by the city, Washington County, ODOT, and private development, with cost shares to be
sorted out at a later date. Cost estimates include planning level costs for construction, engineering,
and project administration. They also include some basic assumptions about the need for bridges and
stormwater facilities to treat and manage street runoff. Projects 5, 6, 7, and 22 assume bridges.
Project costs are subject to change based on final design, engineering, and permitting.
The recommended improvements can be seen in Figures 7 and 8. The Project ID numbers shown in
these figures correspond with the Project ID numbers in Tables 5 and 6, with one exception.
Neighborhood Routes are shown on Figure 7 but are not included in Tables 5 and 6 because the cost
to construct them will be fully borne by developers. Not all recommended improvements are
required to be in place prior to developing land within the River Terrace Community Plan area. In
general, the need to upgrade existing streets and intersections will be driven by the multi-modal access
needs of adjacent properties.
Several of the projects listed in Tables 5 and 6 and shown on Figures 7 and 8 were previously
identified in other studies or plans surrounding the River Terrace Community Plan area, such as the
Tigard Transportation System Plan, Washington County Transportation System Plan, Metro Regional
Transportation Plan, and West Bull Mountain Concept Plan. This updated system analysis reaffirms
the need for these improvements, many of which are driven by regional traffic issues and are not
entirely caused by growth within the River Terrace Community Plan area.
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Table 5: Recommended Transportation System Improvements in River Terrace
Project
ID Project Description Project Summary
Total
Estimated
Cost
Jurisdiction1
Projects Constructing New Streets and Trails in River Terrace
2
E-W Collector Street
Lorenzo Lane Extension
(west of Roy Rogers Rd)
Extend Lorenzo Lane from the west
UGB to Roy Rogers Road, as a 2-
lane city collector street
$2,500,000 Tigard
3
E-W Collector Street
Lorenzo Lane Extension
(east of Roy Rogers Rd)
Extend Lorenzo Lane from Roshak
Road to Roy Rogers Road, as a 2-
lane city collector street with on-
street parking
$3,500,000 Tigard
5
N-S Collector Street
(east of Roy Rogers Rd,
Scholls Ferry Rd to
Lorenzo Ln)
Create a new north-to-south 3-lane
city collector street and trail, between
Scholls Ferry Road and the Lorenzo
Lane extension
$14,250,0002 Tigard
6
N-S Collector Street
(east of Roy Rogers Rd,
Lorenzo Ln to Bull
Mountain Rd)
Create a new north-to-south 3-lane
city collector street and trail, between
the Lorenzo Lane extension and Bull
Mountain Road
$11,000,0002 Tigard
7
N-S Collector Street
(east of Roy Rogers Rd,
Bull Mountain Rd to South
UGB)
Create a new north-to-south 3-lane
city collector street and trail, between
Bull Mountain Road and the South
UGB
$18,750,0002 Tigard
8
E-W Collector Street
(Roy Rogers Rd to N-S
Collector Street)
Create a new east-to-west 2-lane city
collector street, between Roy Rogers
Road and the new N-S Collector
Street
$2,500,000 Tigard
NA East-West River Terrace
Trail
Construct River Terrace Trail and
trail connection from Roy Rogers Rd
to 150th Ave
$3,600,000 Tigard
SUBTOTAL $56,100,000
Projects Improving Existing or Proposed Intersections in/adjacent to River Terrace
13
Roy Rogers Road/
New E-W Collector Street
Intersection Improvement
Install a traffic signal $1,000,000 Washington
County
14
Roy Rogers Road/
Bull Mountain Road
Intersection Improvement
Install a traffic signal $1,000,000 Washington
County
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Project
ID Project Description Project Summary
Total
Estimated
Cost
Jurisdiction1
15
Roy Rogers Road/
Lorenzo Lane Extension
Intersection Improvement
Install a traffic signal $1,000,000 Washington
County
16
Scholls Ferry Road/
New N-S Collector Street
Intersection Improvement
Install a traffic signal3 $1,000,000 Washington
County
17
New Neighborhood Route
east of Roy Rogers/
New N-S Collector Street
Intersection Improvement
Install a roundabout4 $1,500,000 Tigard
18
Bull Mountain Road/
New N-S Collector Street
Intersection Improvement
Install a roundabout4 $1,500,000 Washington
County
19
New E-W Collector Street/
New N-S Collector Street
Intersection Improvement
Install a roundabout4 $2,000,000 Tigard
20
Woodhue Street
Extension/ 161st Avenue
Extension Intersection
Improvement
Install a roundabout4 $2,000,000 Tigard
SUBTOTAL $11,000,000
Total Recommended Transportation System
Improvements in River Terrace
$67.1
million
1 Any improvement to a road not under the jurisdiction of the city must be coordinated with and approved by the road authority for that
road. Signals and intersection improvements must meet signal warrants and operational standards.
2 This cost estimate assumes a concrete street. Final pavement selection to be determined at time of development.
3 If signal construction becomes infeasible or the road authority does not allow it, then a grade separated (bridge or tunnel) pedestrian
crossing should be considered at this location.
4 Roundabouts are preferred at these locations but other intersection improvements may be approved by the City Engineer or applicable
road authority. All intersection improvements subject to more detailed traffic analysis and design and emergency access review at the
time of development.
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Table 6: Recommended Transportation System Improvements Outside River Terrace
Project
ID Project Description Project Summary
Total
Estimated
Cost
Jurisdiction1
Projects Upgrading Existing County Streets adjacent to River Terrace
21 Bull Mountain Road
Upgrade to Urban Standards
Improve to a 2/3-lane county collector from
Roy Rogers Road to Roshak Road2 $4,000,000 Washington
County
22
Roy Rogers Road-175th
Avenue Upgrade to Urban
Standards
Improve to a five-lane county arterial from
just north of Scholls Ferry Road to just south
of Beef Bend Road3
$35,000,000 Washington
County
23 150th Avenue Upgrade to
Urban Standards
Improve to a 2/3-lane county collector from
Bull Mountain Road to Beef Bend Road $4,000,000 Washington
County
NA Street Connection
Improvements
Street improvements at various locations
where new streets connect to existing streets $2,500,000 Washington
County
SUBTOTAL $45,500,000
Projects Improving Existing or Proposed Intersections outside River Terrace
24 Highway 99W/ Walnut
Street Intersection
Improvements such as additional turn lanes
(Tigard TSP Project # 66j)4 $10,000,000 ODOT5
25 Highway 99W/ Bull
Mountain Road Intersection
Improvements such as additional northbound
left turn lane (would require an additional
receiving lane on Bull Mountain Road)4
$5,000,000 ODOT5
26 Highway 99W/ Durham
Road Intersection
Improvements such as additional turn lanes
(Tigard TSP Project # 66n)4 $10,000,000 ODOT5
NA
Other Intersections Beyond
River Terrace Study Area
Intersections
Other intersections to be added to this list in
the future where River Terrace traffic
significantly impacts existing intersections on
major corridors4
***
ODOT/
Washington
County/
Tigard
SUBTOTAL 25,000,000
Total Recommended Transportation System
Improvements Outside River Terrace
$70.5+
million
1 Any improvement to a road not under the jurisdiction of the city must be coordinated with and approved by the road authority for
that road. Signals and intersection improvements must meet signal warrants and operational standards.
2 The westernmost portion of this project is in River Terrace.
3 This project will likely need to be completed in two phases, with the first phase stopping at the southern UGB boundary.
4 The project cost attributed to River Terrace will be a proportionate amount based on the number of trips added by River Terrace
divided by the capacity added by the improvement.
5 ODOT owns part of this intersection but is not responsible for, nor has committed to, funding this improvement.
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TSP Amendments
The following is a summary of the recommended amendments to the Tigard Transportation System
Plan (TSP) and Community Development Code resulting from the River Terrace community planning
process.
The recommended transportation system improvements, shown in Tables 5 and 6, are adopted
into the Tigard TSP and supplement the Multi-Modal Project Improvement List upon adoption
of the River Terrace TSP Addendum.
The street functional classifications, shown in Figure 3, are adopted into the Tigard TSP and
supplement Tigard TSP Figure 5-2 upon adoption of the River Terrace TSP Addendum.
The recommended street design for the future collector street through the neighborhood
commercial area (Lorenzo Lane extension) includes on-street parking, tree wells, and a
furnishing zone. Collector streets do not typically include these elements. A new cross section
should be added to the street characteristics table (Table 18.810.1 of the Street Utility
Improvement Standards) in the Community Development Code to allow this design in the River
Terrace Community Commercial Zoning District.
The recommended street design for the main N-S Collector Street through River Terrace, also
known as River Terrace Boulevard, includes many unique design features, such as a trail, that are
not currently reflected in any of the city’s existing cross sections. A new cross section should be
added to the street characteristics table (Table 18.810.1 of the Street Utility Improvement
Standards) in the Community Development Code to allow this design. This cross section should
include a caveat that additional walking and biking facilities (e.g. sidewalks or bike lanes) may not
be required on the side of the street adjacent to the trail.
A v/c ratio of 0.99 during the peak hour is recommended as the performance measure for city
streets in the River Terrace area. This is consistent with the Metro Regional Transportation Plan
mobility target for “Neighborhoods.” Where significant alternative mode provisions are
provided that would substantially reduce vehicular travel demand, those effects may be
considered in calculations to determine if this standard is met. This recommendation only
applies to city streets. County facilities are subject to county performance measures.
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Figure 7: Recommended Transportation Improvements in/near River Terrace
New streets outside the Urban
Growth Boundary are
envisioned, not recommended,
by this plan as they require
special approval.
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Figure 8: Recommended Transportation Improvements Outside River Terrace
Page 1 of 8
CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
November 17, 2014
CALL TO ORDER
Vice President Fitzgerald called the meeting to order at 7:00 p.m. The meeting was held in the
Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd.
ROLL CALL
Present: Vice President Fitzgerald
Commissioner Doherty
Alt. Commissioner Goodhouse
Alt. Commissioner Mooney
Commissioner Muldoon
Commissioner Ouellette
Commissioner Schmidt
Absent: Commissioner Feeney; President Rogers
Staff Present: Kenny Asher, Community Development Director; Tom McGuire,
Assistant Community Development Director; Agnes Kowacz, Associate
Planner; Susan Shanks, Senior Planner; Doreen Laughlin, Executive
Assistant; Mike McCarthy, Transportation Engineer; John Floyd,
Associate Planner; Lina Smith, Planning Assistant
COMMUNICATIONS - None
CONSIDER MINUTES
September 15 Meeting Minutes: Vice President Fitzgerald asked if there were any additions,
deletions, or corrections to the September 15 minutes; there being none, Fitzgerald declared
the minutes approved as submitted.
PUBLIC HEARING: CPA2014-00001 / DCA2014-00001
A Comprehensive Plan Amendment (CPA) to adopt the River Terrace Community Plan,
Comprehensive Plan Designations, Natural Resources Maps and River Terrace Addendum to
the city’s Transportation System Plan.
STAFF’S REPORT ON THE PROPOSAL
Senior Planner Susan Shanks introduced herself and then introduced Kenny Asher as the
River Terrace Project Director / Community Development Director. Susan explained that the
commission would be reviewing the River Terrace Community Plan as well as other associated
documents. She noted this is a Legislative Proposal and that the commission is being asked to
make recommendations to Council regarding the River Terrace Community Plan, the
Comprehensive Plan Designations, the Natural Resource Maps, and the River Terrace
Addendum to the Transportation System Plan (TSP). She explained that this is the first in a
Page 2 of 8
series of hearings and adoptions by the Planning Commission and the City Council that will be
occurring over the next several months, possibly into early next year and beyond – to adopt
various aspects, policies, standards, or code amendments related to implementation of the
River Terrace Community Plan. For example, she expects some code amendments will be
brought forth in February specifically related to the Community Plan. Susan went over a
PowerPoint (Exhibit A). She talked about the complete timeline and explained that this
meeting would focus on only the things pertinent to this particular hearing.
Susan gave a brief background about River Terrace. Using a map, she showed that it’s located
on the western-most side of Tigard and explained that before it was called “River Terrace,”
and still in Washington County, it was known as the “West Bull Mountain Concept Plan.” It
came into the City of Tigard (City) in three different pieces initially - Area 64, Roy Rogers
West, and Area 63. In 2002, Metro expanded the Urban Growth Boundary in anticipation of
population growth that would be in need of housing over the next several decades, and they
included only Areas 63 & 64. The concept planning for that area was completed by the county
in 2010 - and Metro again expanded the boundary in 2011 to connect Area 63 and 64 by
bringing in Roy Rogers West so that it connected the whole area - and that’s when Area 64
also annexed to the City. In 2012, the City took responsibility for continuing the Community
Planning process for River Terrace. In 2013, Area 63 & Roy Rogers West annexed – and so
now, in 2014, the City is looking to adopt the River Terrace Plan - thus the reason for this
meeting. Staff is looking for the Planning Commission’s recommendation to Council to adopt
the River Terrace Plan.
At this point, Susan turned the floor over to Kenny Asher, Community Development Director
who spoke in detail about the long range planning effort. He said he was very pleased to
present the work to the commission and noted that, looking at the timeline, it’s been 12 years
since this was first contemplated – and that one might wonder what’s been taking so long. He
said this is an opportunity to build an extension to the City of Tigard that has in it the things
that we value most about the community. He explained, “The plan is to build the River
Terrace area correctly and, essential to that, is that it be a complete community - which is why
this process takes so long. It’s not just any one aspect; we have to figure out how to serve it
with the critical infrastructure - water, stormwater services, parks & transportation, sewer
services – and topography matters – which involves engineering. Thought must be given to
what the area is going to end up feeling like for the people who are not part of this process,
but who are going to be living there, and for those who already live in Tigard – and who will
make use of it. The point of doing this in the first place is to enhance the community – there’s
no other reason. We’re not doing it because we feel like we need to grow, necessarily. We
aren’t doing it because someone is forcing us to do it. The City has taken this on because we
believe it’s an opportunity to enhance our community. That’s what I’d ask that you keep in
mind as we go through this. The other thing that takes a long time is balancing the many
interests, because they are not all perfectly aligned.” Kenny went on to explain the different
interests that need to be balanced. He went over the Long Range plan on the PowerPoint and
explained that it’s been a healthy process.
After Kenny spoke, Susan Shanks continued by going over the plan elements. She summarized
the concerns that had been brought up by way of the public comments that had come in.
Susan noted that the Project Team and the Stakeholder Working Group (SWG) had met
several times (at least thirteen) and recommends approval as noted below:
Page 3 of 8
1. Community Plan
2. Comprehensive Plan Maps
a. Land Use Designations
b. Natural Resources
3. Transportation System Plan* (“with caution”)
*The SWG was concerned about the cost over-all and what that means with
regard to the funding strategy; this is something the council will be considering
at the December 16th meeting.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the River Terrace
Community Plan, Comprehensive Plan Designations, Natural Resource Maps and
Transportation System Plan Addendum to the Tigard City Council as determined through the
public hearing process.
QUESTIONS FROM THE COMMISSIONERS TO STAFF
“When talking about approving the TSP “with caution”… does that mean that down
the road… it can be revised or changed – or is it set in stone? I know there were a
couple of concerns about the design of the Boulevard and I have a feeling that’s where
a lot of the cost was – in the design. So if we accept this “with caution” does that mean
that things can be changed later?”
Kenny Asher answered: “I’m not sure about the concept of ‘accepting with caution…’ I
believe the SWG was simply noting that, while they may be fine with the concepts in the TSP,
they were concerned about the funding strategy. The TSP amendment addresses River Terrace
Blvd and it shows a maximum section that includes not just the collector, but the trail as well –
with dimensions to establish what the optimal section would be – where it could be built so
that there would be no misunderstanding when an application came through. If you had to
dedicate land for River Terrace Blvd and build it on your property – what the City might be
looking for. It doesn’t mean that the City would have that much in every segment of River
Terrace Blvd but that having a collector - sidewalks, on-street parking, a median, having a trail
that runs through a greenway – that that is the vision for this north/south street. So if there’s a
concern about that concept, we should talk about that tonight as opposed to thinking about
how we might change it down the road - because that’s exactly what we’re trying to avoid.”
“So it sounds like the SWG’s concern was not necessarily the concept, but the cost.”
“Yes.”
“On this map, the existing stoplights at Scholls Ferry, Roy Rogers and Beef Bend –
they’re not on here – I assume they will stay there?”
“Yes – those will remain – we’re just showing what is to come.”
There was a question about the trail that would go through eventually and whether a vineyard
located in the area would be required to take down a deer fence. The answer was that there’s
no desire to uproot an existing agricultural business that doesn’t want to develop. The map
doesn’t go into that sort of detail.
“Regarding the substation – for future development will there be a need for a second
substation?” “I haven’t heard that there will be, but I don’t know.”
Page 4 of 8
“And then on the map there’s also another– more south – a designation for that
possible future or other utility?” No – the other public institution that’s on that map is the
Tigard Tualatin School District. TTSD has purchased that property so that’s a future - either
elementary or K through 8 school. They’ll have their own planning process for that - but
they’ve already acquired that property.
TESTIMONY FOR THE PROPOSAL
Don Hansen, with OTAK was there representing Arbor Homes. He’d submitted a letter on
10/31 that’s in the Planning Commission packet. He talked about two of the items out of the
five that were in his letter. River Terrace Boulevard - relevant to the TSP map – he’s primarily
concerned about the cost – believes $50M is out of the range – it equates to about $20K per
proposed unit in the district. Also - they recommend that the illustration in the TSP be
removed because it shows the “ultimate” solution. They don’t want that to be a mandated
target. They want a more flexible standard. Also on the TSP - they believe there’s a need for
an access point on Roy Rogers Road halfway between Lorenzo and Scholls Ferry Road, 1400
lineal south of SF/RR intersection. They propose it as a full access because they’re not
confident there will be a signal on River Terrace and Scholls Ferry Road. He said they would
be willing to reduce it to a right in right out as traffic volumes increase but, day one, they need
it as access. He also touched on the Planned Development Ordinance - they encourage that
this be accelerated - and that the open space requirements in the current ordinance be looked
at carefully as they do not believe it reflects the goals of the community plan.
Chris Brehmer, with Kittelson was there on behalf of his colleague Mark Butorac who
had been working with staff throughout the process and was unable to attend this hearing. He
expressed his appreciation to staff for their work. He said he had two suggestions. He spoke
about the TSP illustration. He suggested putting in an “area for refinement” and
acknowledging that it’s something that needs further refinement once a plan gets agreed to
and acknowledged - and it sets it up that that’s the expectation - versus a graphic that you
don’t remember how it got there later. The second suggestion was with regard to the signal on
Scholls Ferry Road. The TSP appropriately acknowledges that may, or may not, be warranted
and it will depend on traffic volumes and how development occurs in the future. They want
that note to stay in the plan because it’s not a given and should be recognized appropriately.
Kelly Hossaini with Miller Nash Attorneys at Law, 111 SW Fifth Ave., Portland was
there representing Tigard Tualatin School District and handed out a letter of her testimony
(Exhibit A.2). She said TTSD owns 20 acres in River Terrace and that they wanted to
express their appreciation to staff that the District had been involved in this process since the
West Bull Mountain Concept Plan was processed and adopted. The main reason she was there
was with regard to asking for 161st to be extended just down to the school property so they
can get in and out. It’s always been envisioned that the schools be oriented toward the lower
level street which is 161st. They need a couple of travel lanes in public right of way to get from
Hazeltine to the school property.
Question: Are you asking for this road and the entire infrastructure, sewer and other
water infrastructure, to be developed and in place before you build any school facility?
Page 5 of 8
We’re asking that at least we put it on Table Five in the TSP Plan Addendum – those are the
shorter term infrastructure expenditures that will occur…
You’re looking for this to be a commitment prior to yours - is that right? Why wouldn’t
it be simultaneous where the community would incur cost as there actually was a plan
to have the school in place?
We envision that it will most likely be simultaneous. All we’re asking for right now is that that
infrastructure be put on that Table Five which means that it’s going to be built in the shorter
term. As soon as those houses start to come on line and those families start to move in over in
that northwestern area – we suspect we’re going to have to be going out for a bond and start
building a school. It’s not like we’re saying, “In the next two years make sure you get a road
out there for us.” But if it’s not even on Table Five as part of a package of infrastructure that
is going to get built in the medium term, it’s not anywhere, and we’re going to end up with
nothing. If we have to wait for development to occur along that road – it’s not clear to me
how long that’ll take.
So, in other words, you want to make sure that there’s going to be some sort of a road
into the school that’s on Table Five. Is that what you’re asking? To have it put on the
list?”
That’s right; exactly.
Jamie Stasny representing Metropolitan Land Group – 17933 NW Evergreen Parkway,
Beaverton - has been on the SWG and implementation subcommittee – they own
approximately 38 acres just north of the school site. She said they are encouraged about the
evolution of the plans for River Terrace and are excited to see some on-the-ground progress.
That being said she said they still have a limited number of concerns that they voi ced in a
letter from Oct. 31 in the commissioner’s packet – she went over that letter.
Jim Lange- 12564 SW Main St. Tigard – representing Polygon Northwest Company 109
E. 13th Str., Vancouver, WA 98660 summarized what was contained in a Nov. 15th letter
from Fred Gast of Polygon that had been submitted to the record on November 15th and was
in the commissioner’s packets. Polygon will be building a number of important segments of
River Terrace Boulevard and look forward to that opportunity. They are very supportive of
the River Terrace Community Plan and urge a positive recommendation.
TESTIMONY OPPOSING THE PROPOSAL
Steve & Barb Jacobson – 15915 SW 150th Ave. Tigard 97223 spoke on behalf of four
property owners; Steve & Barbara Jacobson, Daniel & Pat Knox, Brandt & Karin Hulse, and
Dr. Mike & Anne McCleskey. He read a letter in its entirety on behalf of this group (Exhibit
B).
Michael & Alita Anne McCleskey – 15590 SW April Lane, Tigard - vineyard owners in
the River Terrace area are concerned about a new regional trail impacting their profitability.
Page 6 of 8
They had emailed and hand delivered a letter to put in the record in response to the plan for a
regional trail across the south side of Area 63 (Exhibit C).
QUESTION
Would you have to move your deer fence if the trail went through? Yes, we’d have to
move it and we’d have to tear a lot of vines out.
So, from your perspective, there’s no opportunity to have the trail be at the edge of the
property or through areas that weren’t something you’ve already developed? Not if it
were to go across the lower part of our property. We have an area that goes up the side of our
property that I think at some point looks like it will be designated as a neighborhood park but
that area we haven’t developed and there is a road that feasibly could go up through that part
of our property – on the east side of the property – and meet with the April Lane – which will
be part of the connector to Woodhaven eventually. So that might be an option.
Laura Landi of Hillsboro had signed up to speak as an opponent but had left earlier in the
evening and wasn’t present to speak.
ADDITIONAL WRITTEN TESTIMONY FOR THE RECORD
Other testimony that had come in on the day of the hearing is entered as exhibits for the
record: Andrea Bonard (Exhibit D), Dan and Pat Knox (Exhibit E). Polygon (Exhibit F).
TESTIMONY CLOSED
QUESTIONS OF STAFF FROM THE COMMISSIONERS
Can you address the concern about the regional trail that was addressed by several
residents - the idea of having end points that are flexible - dependent on development -
and also if you had looked at the property and looked at the necessity to impair the
vineyard – its fencing and its vines.
Kenny Asher came up and talked about the fact that Tigard had inherited the map from the
West Bull Mountain Concept Plan that shows that trail segment and said that he believes that
they, like Tigard, were not trying to say exactly which linear swath of land the trail is intended
to go on – but simply that in the general location there needs to be a trail to complete the loop
around Bull Mountain (which is what the WBMCP said) so Tigard did not depart from that.
The 300 foot trail needs to connect back so – from the broadest perspective – we didn’t do a
lot of analysis to figure out exactly where to put this southerly segment of the trail because
others had done that work to say “this loop needs to be completed.” To get to your question
about precisely what the impact would be on the properties – We’re not going to adopt this
plan and go out and build this trail segment. So my shortest answer would be “there would be
none.” When you adopt a plan like this, does it have some effect on that property’s future
ability to use that property however a property owner would want – does it have any impact at
all? I’d say, sure it does. The impact isn’t that we’re going to build it and they’re going to lose
the use… the impact is that somebody who might want to build on that proper ty in the future,
whether these or subsequent property owners, in doing their due diligence would see that
there’s a trail planned for the southern portion of the property.
Page 7 of 8
So, in other words, it’s on paper but not set in stone? These plans are to show what’s
intended; it matters. It’s to get as much transparency as possible as to what the City intends to
do. Things can be amended but that transparency means that when an application comes in,
the public has something to hang its hat on.
Regarding TTSD’s 161st street proposal – what would it mean to add that particular
road to Table 5?
Susan Shanks answered – putting this street on Table 5 – what that means is that we’d be
putting a neighborhood route on the project list of publically funded projects. So it’s not just
near-term projects – everything on that Table 5 list would be publically funded as opposed to
being built by development - and neighborhood routes are generally built by development.
PUBLIC HEARING - CLOSED
DELIBERATIONS
VP Fitzgerald noted that she was pleased to see so many people who had come up to speak,
both for and against this topic, had complimented staff on how much they appreciated that
they’d listened to the public and had put forth a lot of effort & transparency leading up to this
hearing.
Commissioner Muldoon wanted to say he is concerned about the vineyard property and his
suggestion is that decisions are timely and actual locations captured for the record.
VP Fitzgerald then lead the group in discussions about the three different sections regarding
recommendations and it was decided to divide it into four motions.
FIRST MOTION
Commissioner Doherty made the following motion - seconded by Commissioner Schmidt:
“I move that we adopt the Comprehensive Plan Amendment to River Terrace
CPA2014-00001 Exhibit One - River Terrace Plan and adopt the findings and
conditions of approval contained in the staff report.”
A vote was taken and the motion passed unanimously.
SECOND MOTION
Commissioner Doherty made the following motion - seconded by Commissioner Muldoon:
“I move for approval of application CPA2014-00001 and adopt the findings and
conditions of the approval contained in the staff report for Exhibit 2 – Comprehensive
Plan Designation.”
A vote was taken and the motion passed unanimously.
THIRD MOTION
Commissioner Doherty made the following motion - seconded by Commissioner Schmidt:
TIGARD PLANNING COMMISSION
NOVEMBER 17, 2014
RIVER TERRACE
COMMUNITY PLAN HEARING
Legislative Proposal
Planning Commission
1.Community Plan
2.Comprehensive Plan Maps
Land Use Designations
Natural Resources
3.Transportation System Plan (TSP)
RECOMMENDATION
Legislative Proposal
City Council
1.Community Plan
2.Comprehensive Plan Maps
Land Use Designations
Natural Resources
3.Transportation System Plan (TSP)
4.Park System Master Plan
5.Funding Strategy
DECISION
Tonight’s
Hearing
• Metro
expands UGB
to add Areas
63 and 64
2002
• County
completes
concept plan
(WBMCP)
2010 • Metro
expands UGB
to add Roy
Rogers West
• Area 64
annexes to
City
2011
• City accepts
planning
responsibility
for River
Terrace
2012
• Area 63 and
Roy Rogers
West annex to
City
2013
• City
completes
River Terrace
Community
Plan
2014
Long Range Plan
•Opportunity to create complete community
•Balances diverse interests
•Bull Mountain neighbors
•River Terrace property owners
•River Terrace developers
•Future River Terrace residents?
•Consistent with plans
•Comprehensive Plan
•Strategic Plan
•Regional Master Plans
•Funding decided by Council
Plan Elements
Variety of residential densities & housing options
Neighborhood commercial center
Multi-modal transportation system
Natural resource protection
Recreational opportunities
Stormwater management
Public utilities
Community
Vision
Metro and State
Requirements
1. Community Plan 2. Comp Plan Designations
2. Natural Resource Maps
3. Transportation
System
Plan
Recreational Opportunities
Stormwater Management & Public Utilities
Stormwater
Sewer
Water
WBMCP
Plan Refinements
•City LOS standards applied to parks/trails
•Stormwater conveyed to Tualatin River
•River Terrace Trail integrated w/ River
Terrace Blvd
•Arterial greenway trails eliminated
•Signal recommended at Scholls Ferry Rd
•Street connections retained w/ modifications
Public Comments
•River Terrace Blvd
•River Terrace Trail
•Scholls Ferry signal
•Street alignments
•Intersection
treatments
•Street connections
Recommendation
Project Team & SWG
Recommend Approval
1.Community Plan
2.Comprehensive Plan Maps
Land Use Designations
Natural Resources
3.Transportation System Plan (TSP)*
*SWG recommended approval w/ caution
ADDITIONAL INFO
River Terrace Blvd
Starting
Point
(WBMCP)
River Terrace Blvd
Plan Refinements
•Reclassified (warranted by traffic volumes)
•Straightened (significant tree grove protection)
•Retained Trail (SWG preferred over Arterial Greenway Trail)
•Integrated Trail (land & cost efficient)
Signal at Scholls Ferry Rd (separate but related issue)
•Reduces impacts to existing neighborhoods
•Reduces out-of-direction travel
•Facilitates ped/bike connectivity and safe crossings
Final
Proposal
(RTCP)
Potential
Site
Design
FINAL DESIGN CONCEPT
ALTERNATIVE DESIGN CONCEPTS
10 ft.
150th @ Fr. Prairie Estates
25 ft.
Roy Rogers @ Sherwood
Kruze Wy @ West Lake
50 ft.
River Terrace Trail
(formerly 300-Foot Trail)
Starting
Point
(WBMCP)
•Generally follows the 300-foot contour elevation
(beginning at 150th Ave in the southeast quadrant of Area
63 and ending at Scholls Ferry Road)
•Is generally flat and easy to walk and/or bike
•Connects the entire planning area
•Consists of off-street and on-street pathways
•Provides access to several community focal points
(including the future school and neighborhood commercial
center.
300-Foot Trail
Final
Proposal
(RTCP)
South Cooper Mountain
Community Plan
Different from a local or
neighborhood trail, a regional trail:
•is typically separated from roadways
with curbs, plantings, or other barriers
•crosses neighborhood lines to connect
cities, parks, and other trails
•can be a destination itself
Source: Metro Regional Trail Plan
Greenway Trail
ROY ROGERS GREENWAY TRAIL (WBMCP)
The Linear Greenway consists of a linear multi-use
pathway and, when appropriate, linear stormwater
facilities. This amenity will provide opportunities for
pedestrians and bicyclists to travel completely around the
planning area and extend their travels (east along Scholls
Ferry and Beef Bend Roads) to existing and future
regional trail opportunities, such as the Westside Trail.
For concept planning purposes, the greenway is shown as
a 50 foot-wide corridor; however the actual width
of this feature and placement of the pathway may vary.
Source: West Bull Mountain Concept Plan
Arterial Street Greenway Trail Analysis
Factors Considered Details
WA County position Not included in Scholls Ferry widening project.
Not in future Roy Rogers ROW.
Stormwater facilities Nodular not linear.
Trail needs Proposal exceeds standard by 1.34 miles w/o
greenway trails.
Linear park needs Greenways total 14 acres, which is 6 acres more
than what’s needed for entire area.
Cost-benefit analysis Cost of purchasing/developing land for
greenways /trails outweighs benefits.
•Uses up all linear park “budget”
•Duplicates River Terrace Trail
•Not centrally located
Bike Lane Buffered
Bike Lane
Cycle Track
(w/pkg)
Cycle Track
(w/curb)
FINAL PROPOSAL
•Elimination of Greenway Trail in favor of
River Terrace Trail
•Recommendation for buffered bike lane
or cycle track along Roy Rogers Rd for
highest level of bicyclist protection
•Recommendation for high-quality edge
treatment along Roy Rogers Rd to unify
and define River Terrace
Luke Lane
Connection
1
2
3
4
5
6 7
1: Pavement = 28’
ROW= 42’
2: Pavement = 32’
ROW= 44’
3: Pavement = 32’
ROW= 44’
4: Pavement = 24’
ROW= 46’
5: Pavement = 30’
ROW= 46’
6: Pavement = 28’
ROW= 50’
7: Pavement = 32’
ROW= 46’
21
0
0
f
e
e
t
(
0
.
4
m
i
l
e
s
)
(Average = 29.4’ & 45.4’)
Luke Lane Extension
•Provide local connection
•Provide emergency access
•Discourage cut-through
traffic by circuitous routing
and recommended signal
at RTB/Scholls
Luke Lane
15590 S.W. April Lane Tigard, Oregon 97224 November 15, 2014 City of Tigard Planning Commission 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Dear Planning Commission: This letter is written in response to the plan for a regional trail across the south side of Area 63. In 1992 my wife and I bought ten acres in unincorporated Washington County where we built a home and planted a vineyard. When the vines were mature enough, we co-opted with Seufert Winery to begin making wine from the grapes grown on our property. Wine with our pinot noir label is now in several local restaurants and grocery stores. The 2014 harvest was stellar. We harvested a record 20 tons of fruit with a market value of approximately $60,000. When Washington County began to developed plans for our area that included several roads through our land, we hired attorney John Rankin to protect our vineyard. John was able to convince the county to remove all the roads except where our part of April Lane will be included in the connector to Woodhaven. When the County turned over its plans to the city of Tigard, the only remaining part of the plan that would affect our vineyard was a walking trail along the south property line. Now that the city of Tigard has taken over the planning of our area, a new regional trail has been added in place of the walking trail. The plan for this trail would cross the south areas of our three neighbors’ properties to the east, then cross the lower part of our vineyard and continue through the backyard of our neighbor to the west. As we understand the plan, the trail is designed to be approximately 30 feet wide, paved, and lighted with open access to the land it crosses. An eight-foot high deer fence to keep deer and other animals from eating the grapes surrounds our vineyard. The lower part of the vineyard has enough room along the bottom of the rows to allow the tractor to turn. If the trail were to pass through our vineyard, the fence would have to be removed or moved further north. Removing the fence would allow deer, dogs and people into the vineyard. Moving the fence would result in the loss of many vines and their resulting productivity. We would expect to be compensated appropriately for the loss of vines and future revenue. We have planned on the income from our grapes and wine as an important part of our retirement. We also love this house and land and plan to maintain it as a working vineyard until we are no longer able to do so. At that time we plan to deed the property to our children for their enjoyment and profit. We do not plan to sell to a developer. We have been a part of Tigard for over 30 years and are anxious to support the planning commission with the development of the community but not if threatens our current and future property value. MICHAEL MCCLESKEY ALITA ANNE MCCLESKEY SENT VIA EMAIL AND HAND DELIVERED
November 14, 2014
RE: River Terrace Community Plan
Dear Planning Commission Members,
I am writing on behalf of the residents of Sterling Park an established community of 262 homes and Churchill Forest a communi ty of
40 homes both located in Beaverton’s South Cooper Mountain. We would like to state our support of the signal at Scholls Ferry for
the River Terrace Blvd and Multi-Use Trail. On November 5th we presented recommendations to the Beaverton Planning Commission
Meeting to align the South Cooper Mountain east-west collector to River Terrace Boulevard. Attached is a summary of our
recommendations.
The City plan collector begins at Tire Flat Road and directs traffic through the planning area, by Main Street, the new High School, and
175th, to the Barrows/Loon intersection on Scholls Ferry. This collector will connect to Loon Drive across from the Scholls Heights
Elementary playground and athletic fields. Our residents are very concerned about the proximity of this connection to the school and
how it will impact pedestrian access and bus routes. The residents are asking the city to veer the collector south just before the
Churchill Forest Neighborhood to align with the River Terrace Blvd., creating a seamless collector and trail system for our two new
communities.
If the road alignment is not approved, we are asking the City of Beaverton to at least consider aligning the River Terrace Tr ail with a
multi-use path on the Beaverton side and a pedestrian signal at Scholls Ferry. This provides a safe and convenient pedestrian crossing,
especially to facilitate travel to and from the new High School as this trail would link to Beaverton's School to School Path.
Not aligning these roads and trails would be a missed opportunity to connect our residents to schools, trails, and commercial
districts. During the Planning Commission deliberations, the Commission asked staff to provide them with more information on River
Terrace. They said it does not make sense to plan one side of the highway and they wanted to ensure our communities are working
together.
We hope this letter helps inform Tigard of the plans on the other side of the highway and the wishes of residents to align our
communities.
Sincerely,
Andrea Bonard
Attachment
Create a three-lane east-west collector road directing traffic from South Cooper
Mountain, starting at Tire Flat Road, crossing 175th, to Loon Drive, ending at
Scholls Heights Elementary School.
Create a collector road that directs traffic from SCM and 175 th toward Scholls Ferry
and logically connects with River Terrace Boulevard. Connect the River Terrace Trail
to SCM Nature Trail, which improves connectivity to the School to School trail.
City Plan
Proposed Residents Solution
SAFETY: Will not result in unsafe school crossings for
Scholls Heights children or impact school bus and school
traffic routes; because there will not be increased traffic
directly from arterial roads and the High School.
SAFETY: The proposed collector would not connect to
Loon across from the fire lane at the school playground.
CONNECTED COMMUNITIES: Seamless SCM and River Terrace collector and trail system.
MULTI-USE TRAILS: Facilitates safe walking and biking paths to schools, shops, and
restaurants. Decreases traffic and parking burden.
NATURAL RESOURCES: Decreased disruption to existing stream. Enhanced trail connectivity
supports pedestrian and bike transportation.
HOME VALUES: No negative impact to home values on both Loon and Oystercatcher.
Proposed Solution Benefits
Resident recommendations provided to the City of Beaverton Planning Commission regarding
the South Cooper Mountain (SCM) East-West Collector Road.
Ri
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School to School Trail
SCM Nature Trail
River Terrace Trail
Ri
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a
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1
Lina Chung Smith
From:Knox, Daniel <DKnox@SCHWABE.com>
Sent:Monday, November 17, 2014 10:08 AM
To:Susan Shanks
Cc:'Jacobson, Barbara'
Subject:River Terrace Planning Commission
Susan:
I ask that this note, along with the comments I posted on the River Terrace website, be included in the record
for this evening's meeting of the Planning Commission. I regret that my wife and I will be unable to attend the
public meeting, but we very much wish the Commission to consider our viewpoint.
My wife, Pat, and I purchased our two-plus acres off 150th (it was being used as a pasture) in 1985. It was four
long years before we were able to build our home, and move our young family into the house we'd spent years
dreaming about. We're in our 26th year in the home, and have spent that entire time planting trees and shrubs,
roses and hedges, enjoying the view across the Tualatin Valley, and welcoming the wildlife that visits us daily.
Where once our children enjoyed the freedom and quiet of our home and surroundings, it's now our
grandchildren who play in the trees, and feed the apples we grow to our neighbors' horses.
We understand and appreciate that the Commission and the planning staff have a responsibility to look to the
future, and to shape the development sure to occur in ways that will benefit all residents of this part of Bull
Mountain. What we don't understand is why so little consideration is apparently given to those of us who
already live here. The insistence that this trail will be carved only out of the lands that now bear our four homes
makes little sense, not when alternatives are readily available which would work no violence to existing homes.
Whether the Commission recognizes it or otherwise, adopting a plan which sets aside a significant portion of
each of the four properties for a future trail is a "taking" right now. In the event any one of the four of us might
wish one day to sell our homes, we'd need to disclose to prospective purchasers that the City of Tigard
considers the strip along the southern side of our homes "theirs," and that at any time, the City may take it away.
None of the four residents so affected by the location of this "linear park" have any intention of developing their
properties. We simply wish to continue living here, enjoying our homes, our neighbors and our views. If a trail
is believed by the Commission to be a crucial part of the development of River Terrace, then please locate it
where the development is sure to occur, and where there is sufficient land mass to absorb conveniently the
taking as a part of the development and permitting process. Don't locate it where it works maximum disruption
to the people who already live here. Please respect our existing homes, as you plan for the residents yet to come.
Most Sincerely,
Dan and Pat Knox
15955 SW 150th Ave
Tigard
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