02/02/2015 - Packet n
_. :
" City of Tigard
T:II
ARD Commission Agenda
MEETING DATE: February 2, 2015; 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 7:06 p.m.
RIVER TERRACE PLAN DISTRICT&ZONING MAP AMENDMENTS
Development Code Amendment (DCA)2014-00001;Zone Map Amendment (ZON) 2014-00002
PROPOSAL: Community Development Code (CDC) Text Amendments and Zoning Map Amendments
necessary to implement the River Terrace Community Plan,recently adopted by Tigard City Council on
December 16,2014. Proposed changes include the adoption of a new CDC Chapter (18.660) to create the
River Terrace Plan District and the assignment of zoning districts on the city's Zoning Map to approximately
490 acres of land within the River Terrace Community Plan area.APPLICANT: City of Tigard
ZONES: Citywide LOCATION: River Terrace Plan Area
APPLICABLE REVIEW CRITERIA: Community Development Code Subsection 18.390.060.G;
Comprehensive Plan Goals 1, 2, 6, 7, 8, 10, 11, 12, and 13; River Terrace Community Plan;Metro's Urban
Growth Management Functional Plan Title 1 and 11;Metro's Regional Transportation Function Plan Title
1; and Statewide Planning Goals 1,2, 6, 7, 8, 10, 11, 12, 13 and 14.
6. OTHER BUSINESS 9:06 p.m.
7. ADJOURNMENT 9:10 p.m.
PLANNING COMMISSION AGENDA— FEBRUARY 2, 2015
City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 1
Agenda Item: 5
Hearing Date: February 2,2015 Time: 7:00 PM
STAFF REPORT TO THE
1I
PLANNING COMMISSION III
FOR THE CITY OF TIGARD, OREGON TIGARD
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NAME: RIVER TERRACE PLAN DISTRICT & ZONING MAP
AMENDMENTS
FILE NO.: Development Code Amendment (DCA) 2014-00001
Zone Map Amendment (ZON) 2014-00002
PROPOSAL: Community Development Code (CDC) Text Amendments and Zoning Map
Amendments necessary to implement the River Terrace Community Plan,
recently adopted by Tigard City Council on December 16, 2014. Proposed
changes include the adoption of a new CDC Chapter (18.660) to create the
River Terrace Plan District and the assignment of zoning districts on the city's
Zoning Map to approximately 490 acres of land within the River Terrace
Community Plan area.
APPLICANT: City of Tigard OWNER: N/A
13125 SW Hall Boulevard
Tigard, OR 97223
LOCATION: River Terrace Plan Area
APPLICABLE REVIEW CRITERIA:
Community Development Code Subsection 18.390.060.G; Comprehensive
Plan Goals 1, 2, 6, 7, 8, 10, 11, 12, and 13; River Terrace Community Plan;
Metro's Urban Growth Management Functional Plan Title 1 and 11;
Metro's Regional Transportation Function Plan Title 1; and Statewide
Planning Goals 1,2, 6, 7, 8, 10, 11, 12, 13 and 14.
SECTION II. STAFF RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the River Terrace Plan
District and Zoning Map Amendments to the Tigard City Council as determined through the public
hearing process.
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DCA201400001/ZON2014-00002 PAGE 1 OF 30
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)
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.
On December 16, 2014, the City of Tigard adopted the River Terrace Community Plan, 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 uses. 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.
Proposal Description
The project includes text amendments to the Community Development Code (CDC), and
associated Zoning Map Amendments necessary to implement the River Terrace Community Plan.
Proposed changes include the adoption of a new Chapter (18.660) with the Community
Development Code to create the River Terrace Plan District and the assignment of zoning districts
on the city's Zoning Map to approximately 490 acres of land within River Terrace.
River Terrace Plan District Chapter
A new plan district chapter is proposed in the Community Development Code to implement key
aspects of the River Terrace Community Plan. Plan districts provide a means to create a unique set
of development regulations for specific areas that are defined in special plans or studies that work
in tandem with base zone regulations to create the desired outcome. The city currently has five plan
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DCA2014-00001/ZON2014-00002 PAGE 2 OF 30
districts that include such diverse areas as downtown Tigard, Washington Square Mall, and the
Tigard Triangle. The intent of the River Terrace Plan District is to address those development
conditions that are unique to River Terrace and that were identified through the community
planning process. Key elements include:
Implementation of the River Terrace Boulevard design concept
Alignment of the Planned Development open space requirements with the adopted parks
master plan for River Terrace
Provision or assurance of adequate public facilities prior to specific development approvals
from the city.
Zoning District Designations
When Tigard City Council adopted the River Terrace Community Plan, it also adopted
Comprehensive Plan designations for all land within River Terrace. Comprehensive Plan
designations determine where certain kinds of land uses—such as residential or commercial uses—
are allowed. Zoning District designations are more specific than land use designations and
determine where specific development regulations apply by zone.
There is one commercial zone and four residential zones proposed in River Terrace. The residential
zones range from low-density residential (R-4.5) to medium high-density residential (R-25). Higher
density zones are proposed near commercial uses and along major travel corridors. Lower density
zones are proposed 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 Zoning District designations being proposed are consistent with the Comprehensive Plan
designations that were recently adopted. Once Zoning District designations are adopted for this
area, land use applications for development may be submitted to the city for review. Final
development approval cannot be granted,however,until public facilities are provided or assured.
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 and Text Amendments
18.380.020.A Legislative zoning map and text amendments shall be undertaken by
Legislative means of a Type IV procedure, as governed by Section 18.309.060G
Amendments
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.
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Chapter 18.390:Decision-Making Procedures
18.390.020.B.4 Type IV procedures apply to legislative matters. Legislative matters
Type IV involve the creation, revision, or large-scale implementation of
Procedures public policy. Type IV matters are considered initially by the
Planning Commission with final decisions made by the City Council.
FINDING: This text amendment to the Tigard Comprehensive Plan and map
amendments to the Tigard Zoning Map establish standards and procedures
to be applied generally across the River Terrace Plan area, an area
approximately 490 acres in size. 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.
18.390.060.G. The recommendation by the Commission and the decision by the
Decision-making Council shall be based on consideration of the following factors:
considerations. 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 for the proposed text amendments to the Tigard
Development Code, and map amendments to the Tigard Zoning Map, are
provided within this report. Additional findings and conclusions regarding
compliance with the Comprehensive Plan Designations Map are also
described below.
CONCLUSION: Based on the findings above and below, approval criteria for a Type IV
decision are satisfied.
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.
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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 proposed text and map amendments implement the River Terrace
Community Plan. Citizens, affected agencies, and other jurisdictions were
given the opportunity to participate in all phases of the River Terrace
Community Plan process. The Plan describes 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
The proposed Zoning Map Amendments were revised and reviewed as part
of the Community Plan process. The Stakeholder Working Group made up
of River Terrace project stakeholders reviewed and recommended the
proposed Zoning map to City Council.
The River Terrace Plan District Chapter directly implements the adopted
Community Plan and associated infrastructure master plans for water sewer,
stormwater,parks, and transportation. For example, such policy
considerations include:
"Amend the Community Development Code and the Public
Improvement Design Standards to implement the commercial area
vision and design concept for River Terrace Boulevard." (Action
Measure 3-2, RTCP)
"Amend the Community Development Code to better align the open
space requirements for Planned Developments in River Terrace with
the River Terrace PSMP Addendum." (Action Measure 5-3,RTCP)
Project stakeholders were invited to two meetings to discuss the draft Plan
District Chapter, and the draft was available online for review and comment.
In addition, several opportunities for participation are also built into the text
and map 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
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parties list and all River Terrace property owners.
• A notice was published in the January 15, 2015 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.
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 proposed text and map amendments implement the River Terrace
Community Plan, and were discussed during development of the plan. The
adopted 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
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Citizen involvement led to several key River Terrace Community Plan
refinements, including the type and location of Comprehensive Plan
Designations which the proposed Zoning Map amendments will
implement.
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.
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 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 12 The City shall provide a wide range of tools, such as planned
development, design standards, and conservation easements, that
encourage results such as:
A. High quality and innovative design and construction;
B. Land use compatibility;
C. Protection of natural resources;
D. Preservation of open space; and
E. Regulatory flexibility necessary for projects to adapt to site
conditions.
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
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needs,provide reliable information, and conform to applicable state
law, administrative rules, and regional requirements.
Policy 21 The City shall establish design standards to promote quality urban
development and to enhance the community's value,livability, and
attractiveness.
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 proposed text and map amendments
implement the goals and policies of these two documents for the River
Terrace plan area. Together they provide 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.
The proposed amendments create tools to achieve this through a mixture of
zoning designations and new plan district standards that include new planned
development options and design standards.
As described in this staff report, the text and map amendments complies
with all applicable statewide planning goals, regional regulations,
comprehensive plan goals and policies, the Comprehensive Plan
Designations map, and serves the interest of the citizens. The amendment
ensures that the River Terrace area is urbanized efficiently.
Potentially affected jurisdictions and agencies were given an opportunity to
collaborate with staff. 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, 7, 12, 20 and 21 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 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.
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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.
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: This text and map amendment proposal 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 needed housing,
neighborhood-scale commercial businesses, schools,parks and recreational
opportunities.
The River Terrace area is predominantly agricultural with some scattered,
single-family homes served by minimal public services. As a result, the plan
area does not yet contain infrastructure capable of supporting urban level
development. City policies listed above require that appropriate public
facilities be made available or committed to,prior to development approval,
and are constructed before or concurrent with development occupancy. City
policies also require the adoption of fees and charges necessary to ensure
development pays for development-related services to mitigate impacts on
public facility systems.
In response to these and other policies and requirements, the following
master plan documents were developed and adopted to facilitate the
urbanization of the River Terrace area.
➢ River Terrace Park System Master Plan Addendum
➢ River Terrace Water System Master Plan Addendum
➢ River Terrace Sanitary Sewer Master Plan Addendum
➢ River Terrace Stormwater Master Plan
➢ River Terrace Transportation System Plan Addendum
The plans include a list of infrastructure improvements necessary to
accommodate the River Terrace area. A funding strategy for the
implementation of these master plans was developed concurrently with the
Community Plan and master plans, pursuant to state and regional
requirements, and was adopted on December 16, 2014 alongside the River
Terrace Master 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 to finance the five
master plans.
In order to ensure required public infrastructure is available prior to or
concurrent with development, the proposed amendments include procedures
and standards pertaining to the adequacy of public facilities within River
Terrace (Section 18.660.033 of the proposed plan district chapter).
The City Council hereby interprets Policy 8 to permit development
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applications to be filed in advance of full implementation of the Master Plans
and Funding Strategy. An applicant may seek preliminary approval by
qualifying to defer application of certain public facility standards until the
final approval stage. Policy 8, and Section 18.660, however, prohibit final
development approvals from being issued until public facilities as identified
in the Master Plans or otherwise required under the Development Code are
in place or assured. This interpretation balances the desire of some property
owners and development interests to commence preliminary activities prior
to full implementation of these plans so as to avoid losing a construction
season with the requirement that no development rights vest or be granted
until public facilities are assured or in place..
In addition to compliance with all other Development Code provisions
relating to providing public facilities, within River Terrace an applicant
would be required to demonstrate that the infrastructure financing
components have been adopted and/or facilities are available to serve the
proposed development. Should services or financing components not be in
place, the applicant could request preliminary or conceptual approval, could
build the required infrastructure, or request an exception to be considered
through a land use procedure.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 2.1 Policies
6, 8, 9, 10, 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 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
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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 zoning map meets the following specific
criteria:
Sufficient capacity/not negatively impact: As described previously in
this report, the proposed map amendments are being adopted
concurrently with plan district approval standards and review
processes that will ensure adequate facilities will be made available or
assured prior to or concurrent with development, as set forth in the
River Terrace Community Plan and five infrastructure master plans.
Fulfills a proven community need: A majority 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 were
updated in 2014 to ensure that these areas are protected. The city's
exiting protection programs for natural resource will apply to all
development within the newly zoned areas.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 2.1 Policy 15
is 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
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positive contribution to air quality.
FINDING: The proposed plan district standards and map amendments support the
city's adopted environmental quality goals and policies. Specifically:
Land use patterns: The River Terrace zoning 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.
Multi-modal travel options: River Terrace Boulevard is designed to
seamlessly integrate the River Terrace Trail into its design,provide
safe and comfortable multi-modal travel options, and include high-
quality pedestrian-scale design treatments. The River Terrace Plan
District chapter will implement these changes through Boulevard
Design Standards and Street Design standards set forth in the
proposed plan district.
Open Space: The River Terrace Boulevard cross section requires an
8.5 foot planter strip in addition to a 38 foot wide trail section.
Planned development standards encourage the dedication of
neighborhood or linear parks, open space, and/or trails identified in
the River Terrace Park System Master Plan Addendum. Additional
open space and corridor enhancements not included in the Park
System Master Plan are also encouraged.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 6.1 Policies
3 and 6 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.
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
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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 21 Acceptance of any land donated for park purposes shall be based upon
its usefulness and adaptability to the Park System Master Plan.
FINDING: The city's adopted Level of service (LOS) standards for parks were used in
planning for the River Terrace. Overall, the city is proposing to exceed the
city's (updated) core standard by over 37 acres as set forth in the recently
adopted River Terrace Park System Master Plan. 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.
The proposed text amendments would incentivize the development of park
facilities through the adoption of new planned development approval
standards that allow for a reduction in private open space dedication
(normally 20%),when the proposed dedication meets a park, open space, or
trail need identified in the River Terrace Park System Master Plan,will be
dedicated to the public, and meets both the location and level of service
standard. Additional enhancements are also encouraged such as the de
construction of park facilities along a trail corridor.
CONCLUSION: Based on the above findings,Tigard Comprehensive Plan Goal 8.1 Policies
3, 4 and 21 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
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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.
Proposed text amendments are intended to implement the trail goals of the
River Terrace Community Plan through several mechanisms. Design
standards for River Terrace Boulevard include a 38-foot wide regional trail
corridor in addition to sidewalks, and pedestrian connections between this
trail and adjacent residential development. Planned Development standards
incentivize the creation, dedication, and/or enhancement of enhanced
pedestrian connections and public trails.
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 types 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.
FINDING: Proposed zoning map amendments are consistent with goals of the River
Terrace Community Plan. 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 proposed land
uses meet state and Metro requirements for density and the opportunity for
attached housing. Approximate acreages, estimated capacity, and allowed
housing types are as follows:
Estimated Capacity
Zone Approximate Acres (Units)
R-4 51.03 296
R-7 190.02 1654
R-12 64.04 914
R-25 29.93 880
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Single- Single-
Family Family
Zones Detached Attached Duplexes Multifamily
R-4.5 Permitted Restricted Conditional No
R-7 Permitted Restricted/ Permitted No
Conditional
R-12 Permitted Permitted Permitted Permitted
R-25 Permitted Permitted Permitted Permitted
CONCLUSION Based on the above findings, Tigard Comprehensive Plan Goal 10.1 Policy
1 is 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: The proposed text amendments ensure development complies with the
multi-modal transportation goals and placemaking visions of the River
Terrace Community Plan and Transportation System Plan Addendum. The
proposed plan district will establish transportation improvement standards to
help established a multi-modal transportation system that is designed to
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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.
The proposed zoning 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, and will be enhanced through the
proposed text amendment to implement the vision and goals of the River
Terrace Community Plan. Design standards proposed in the River Terrace
Plan District,particularly along River Terrace Boulevard,will establish result
in high-quality residential and civic development that will enhance the public
realm and provide for enhanced livability.
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 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.
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FINDING: The adopted River Terrace Stormwater Master Plan Addendum, and by
extension, the River Terrace Community Plan, support the city's stormwater
management goals and policies. As described more fully in findings
pertaining to Tigard Comprehensive Goal 2.1, the proposed text
amendments will ensure that future development within River Terrace does
not precede the construction of necessary stormwater facilities set forth in
the Stormwater Master Plan Addendum, or without adequate funding
mechanisms in place to support future stormwater infrastructure.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.1.
Policies 1 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 6 The City shall require all new connections within the Tigard Water
Service Area to pay a system development charge.
Policy 8 The City shall require all new development needing a water supply to :
A. connect to a public water system;
B. pay a system development charge and other costs associated with
extending service;
C. ensure adequate pressure and volume to meet consumption and fire
protection needs; and
D. extend adequately sized water lines with sufficient pressure to the
boundaries of the property for anticipated future extension.
FINDING: The River Terrace Water System Master Plan Addendum and, by extension,
the River Terrace Community Plan support the city's water supply goals and
policies. As described more fully in findings pertaining to Tigard
Comprehensive Goal 2.1, the proposed text amendments will ensure that
future development within River Terrace does not precede the construction
of necessary potable water facilities set forth in the Water System Master
Plan Addendum, or without adequate funding mechanisms in place to
support future water delivery infrastructure.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.2
Policies 6 and 8 are met.
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.
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FINDING: 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. As described more fully in findings pertaining to Tigard
Comprehensive Goal 2.1, the proposed text amendments will ensure that
future development within River Terrace does not precede the construction
of necessary sanitary sewer facilities set forth in the Sanitary Sewer Master
Plan Addendum, or without adequate funding mechanisms in place to
support future stormwater infrastructure.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 11.3 Policy
1 is 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: The proposed River Terrace Plan District includes approval criteria, street
and alley design standards, requirements and incentives for trail connections,
and adjustment processes to respond to environmental features. These
designs are based on the goals and findings of the River Terrace Community
Plan and River Terrace Transportation Master Plan Addendum, and are
intended 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
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more than just places for automobile travel,recognizing that they are also
where people gather,walk, bike, access transit, and park their vehicles.
The proposed zoning map amendments 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 proposed plan district standards include space
for the River Terrace Trail in the River Terrace Boulevard cross-section,
require connections to the trail from adjacent land uses, and provide
incentives for trail construction within the Planned Development standards
proposed for the plan district.
The plan district language recognizes that street alignments and intersections
should avoid and/or minimize impacts to identified natural resource areas
wherever possible, and an adjustment process is also included to minimize or
avoid resource impacts.
Proposed street design standards are based on input and recommendations
documented during the River Terrace Community Plan process. Potentially
affected jurisdictions, agencies, and other stakeholders were given an
opportunity to collaborate with staff. In addition, the city sent out a request
for comments to all potentially affected jurisdictions, agencies, and
stakeholders. 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 12.1
Policies 1, 3, 4, 5, 6, 7, 8 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.
FINDING: The proposed text amendments include street connectivity standards
intended to reduce trip lengths and increase the efficient movement of
people for all modes of transportation. To facilitate connections for
development adjacent to River Terrace Boulevard, a primary multi-modal
transportation corridor within the plan area, the proposed standards allow
development to increase street spacing beyond the 530 foot standard
applicable in the rest of the city. The purpose of this exception is to reduce
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the number of street crossings for pedestrian and bicycle users utilizing River
Terrace Boulevard. Mitigating the increased distance between intersections
is a requirement for a bicycle or pedestrian easement to connect to River
Terrace Boulevard at an increase spacing of one connection every 330 feet
and a reduction in maximum block perimeter length.
CONCLUSION: Based on the above findings, Tigard Comprehensive Plan Goal 12.2
Policies 3 and 4 are met.
Goal 12.3 Provide an 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 proposed River Terrace Plan District includes approval criteria, street
and alley design standards, and both requirements and incentives for
bike/ped trail connections within the River Terrace Plan Area and
connections to regional trails that continue beyond the plan area. These
designs are based on the goals and findings of the River Terrace Community
Plan and River Terrace Transportation Master Plan Addendum, and are
intended 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.
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 proposed plan district standards include space
for the River Terrace Trail in the River Terrace Boulevard cross-section, a
separate bike trail, required connections to the River Terrace trail from
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adjacent land uses, and incentives for trail construction within the Planned
Development standards proposed for the plan district.
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 Plan District establishes design standards for streets
within the plan district. The River Terrace Boulevard cross-section requires
sidewalks separated by planter strips, a bike trail, and a regional trail in a 38
foot right of way. Proposed design standards for collectors include a
sidewalk separated by a planter strip and dedicated bike lanes. These design
features promote safety, efficiency, and enhance the user experience along
the main north-south access road for the plan area.
The design standards proposed in the River Terrace Plan District are based
on recommendations provided during the River Terrace Community Plan
process,which included guidance from a 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 text amendment
sto 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 12.4
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.
FINDING: The design standards proposed in the River Terrace Plan District are based
on recommendations provided during the River Terrace Community Plan
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process,which included guidance from a 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 text amendment
sto 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: The proposed text and map amendments support the city's adopted energy
conservation goals and policies.
The River Terrace Plan District and associated zoning map amendments
are intended to enable residents in the River Terrace area 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 zoning designations place higher residential densities near commercial
and institutional uses and along major corridors reducing the dependency
on vehicles. The proposed zone 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.
APPLICABLE PROVISIONS OF THE RIVER TERRACE COMMUNITY PLAN
Goal 2:Land Use Planning
Action Measure 1 Adopt the Comprehensive Plan and zoning district designations
shown on Maps 1 and 2 respectively.
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Action Measure 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.
FINDING: The proposed map amendments would adopt zoning designations
consistent with Maps 1 and 2 of the River Terrace Community Plan.
The proposed text amendments would adopt design standards for River
Terrace Boulevard and adjacent development (18.660.040-080). A
placeholder within the proposed code creates a space and context for the
future adoption of commercial area design standards.
CONCLUSION: Based on the finding above, Action Measure 1 and 2 of Goal 2 of the
River Terrace Community Plan are satisfied.
Goal 8: Parks, Recreation, Trail, and Open Space
Action Measure 3 Amend the Community Development Code to better align the open
space requirements for Planned Developments in River Terrace with
the River Terrace PSMP Addendum.
Action Measure 6 Amend the Community Development Code and the Public
Improvement Design Standards to implement the design concept for
River Terrace Boulevard,which includes the River Terrace Trail.
FINDING: The proposed River Terrace Plan District standards (18.660.060) provide
greater flexibility to developers through changes to the planned
development process (18.660.060) and encourage the dedication or
enhancement of public parks, open space, and trails consistent with the
River Terrace Parks System Master Plan Addendum.
The proposed River Terrace Plan District standards to implement the
River Terrace Boulevard and River Terrace Trail, as set forth proposed
section 18.660.050 through 18.660.080.
CONCLUSION: Based on the findings above, Action Measures 3 and 6 of Goal 8 of the
River Terrace Community Plan are satisfied.
Goal 10:Housing
Action Measure 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.
FINDING: Proposed amendments to the Tigard Zoning Map are consistent with
Maps 1 and 2 of the River Terrace Community Plan, and are intended to
provide a variety of housing types consistent with the goals of the
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community plan and Metropolitan Housing Rule.
CONCLUSION: Based on the finding above, Action Measure 1 of Goal 10 of the River
Terrace Community Plan is satisfied.
Goal 12: Transportation
Action Measure 4 Amend the Community Development Code and the Public
Improvement Design Standards to allow for needed zoning and
design flexibility along the entire length of River Terrace Boulevard
while staying true to the design concept.
FINDING: An adjustment process has been incorporated into the River Terrace
Boulevard Design Standards (18.660.060) and Street Design standards
(18.660.070). Exceptions to street connections and block perimeter
standards are also proposed in plan district standards regarding Street
Connectivity (18.660.080). Together, these will help implement the design
concept.
CONCLUSION: Based on the finding above, Action Measure 4 of Goal 12 of the River
Terrace Community Plan is satisfied.
Goal 14: Urbanization
Action Measure 2 Adopt the Comprehensive Plan and zoning district designations
shown on Maps 1 and 2 respectively.
Action Measure 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.
FINDING: Proposed changes to the Tigard Zoning Map are consistent with maps 1
and 2 of the River Terrace Community Plan.
As discussed in greater detail under findings pertaining to Comprehensive
Plan Goal 2.1, the proposed River Terrace Plan District includes
standards and procedures relating to the adequacy of needed public
services. The City has engaged the development community and affected
service providers in a collaborative process to develop clear and objective
standards and flexible options to ensure infrastructure is constructed and
funded in accordance with the five master plan addendums and the River
Terrace Funding Strategy.
CONCLUSION: Based on the finding above,Action Measures 2 and 3 of the River Terrace
Community Plan is satisfied.
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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.
Proposed map changes will establish housing capacity within the River
Terrace area, by assigning zoning consistent with the Comprehensive Plan
Designations Map and Maps 1 and 2 of the River Terrace Community Plan.
The plan and map amendments were completed following the rules outlined
in OAR 660, Division 7 (Metropolitan Housing). The proposed text and
map amendments will implement policy related to a 20-year supply of land,
and do 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
adoption of the River Terrace Community Plan, as members of the
Technical Advisory Committee informing its development.
CONCLUSION: Based on the above findings, Metro's Urban Growth Management
Functional Plan Title 1 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: The River Terrace Community Plan was found in conformance with the
requirements of Metro Functional Plan Title 11. The function of Title 11 is
to ensure 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 proposed text and
map amendments to the Development Code and Zoning Map will help to
implement the vision of the River Terrace Community Plan and
accommodate future population growth in a livable community characterized
by high quality development and adequate public facilities.
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CONCLUSION: Based on the above findings, Metro's Urban Growth Management
Functional Plan Title 11 is met.
Regional Transportation Functional Plan
Title 1 Transportation System Design
3.08.110 Street System Design
E. If proposed residential or mixed-use development of five or more
acres involves construction of a new street, the city and county
regulations shall require the applicant to provide a site plan that:
1. Is consistent with the conceptual new streets map required by
subsection D;
2. Provides full street connections with spacing of no more than 530
feet between connections, except if prevented by barriers such as
topography, rail lines, freeways,pre-existing development,leases,
easements or covenants that existed prior to May 1, 1995, or by
requirements of Titles 3 and 13 of the UGMFP;
3. If streets must cross water features protected pursuant to Title 3
UGMFP,provides a crossing every 800 to 1,200 feet unless habitat
quality or the length of the crossing prevents a full street connection;
4. If full street connection is prevented,provides bicycle and
pedestrian accessways on public easements or rights-of-way spaced
such that accessways are not more than 330 feet apart, unless not
possible for the reasons set forth in paragraph 3;
5. Provides for bike and pedestrian accessways that cross water
features protected pursuant to Title 3 of the UGMFP at an average of
530 feet between accessways unless habitat quality
6. If full street connection over water features protected pursuant to
Title 3 of the UGMFP cannot be constructed in centers as defined in
Title 6 of the UGMFP or Main Streets shown on the 2040 Growth
Concept Map, or if spacing of full street connections exceeds 1,200
feet,provides bike and pedestrian crossings at an average of 530 feet
between accessways unless habitat quality or the length of the
crossing prevents a connection;
7. Limits cul-de-sac designs or other closed-end street designs to
circumstances in which barriers prevent full street extensions and
limits the length of such streets to 200 feet and the number of
dwellings along the street to no more than 25; and
8. Provides street cross-sections showing dimensions of right-of-way
improvements and posted or expected speed limits.
FINDING: Proposed River Terrace Plan District standards include plan area specific
standards for street connections and block perimeter standards. This
includes an exception to allow an increase in spacing standards beyond the
regional standard of 5300 feet, and a reduction in maximum block perimeters
from 2,000 to 1,600 feet.
To improve local access and circulation, and preserve capacity on the
region's arterial system, each local Transportation System Plan must include
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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.
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 in TDC 18.810 are consistent
with the Metro Regional Transportation Functional Plan, requiring full street
connections every 530 feet . City standards also require the perimeter of
blocks to not exceed 2,000 feet in length, and requires pedestrian and bicycle
connections every 330 feet if full street connections are not possible,
consistent with the regional standard.
River Terrace Boulevard,which is parallel to and east of Roy Rogers Road, is
envisioned as a boulevard that seamlessly integrates the River Terrace Trail
into its design. In order to successfully balance vehicle mobility with safety
and comfort of pedestrian and bicycle users on the River Terrace Trail,
motor vehicle crossings of the trail will be limited. The trail and associated
drainage/bioswale surrounding it provides a barrier to complying with the
Metro and City street spacing standard of 530 feet. Coordination with Metro
staff indicated that these conditions provide valid justification to deviate
from these standards. Where spacing between full street connections exceeds
530 feet, midblock pedestrian and bicycle connections must be provided
every 330 feet, to be consistent with the City and regional standard.
Overall, the deviation from the street spacing standard will have little impact
on motor vehicle circulation, since the proposed River Terrace Boulevard is
less than 700 feet east of Roy Rogers Road, leaving little room for
continuous blocks. In addition, Washington County restricts direct access to
arterial streets (such as Roy Rogers Road) to other arterial or collector
streets. Therefore, east-to-west motor vehicle circulation will be limited to
neighborhood traffic.
To encourage multi-modal travel within River Terrace and help mitigate for
the extended street spacing allowed on River Terrace Boulevard, the City
standard for block perimeter length (currently at 2,000 feet) is recommended
to be reduced to 1,600 feet. In locations where the block perimeters must
exceed 1,600 feet, midblock pedestrian and bicycle connections must be
provided every 330 feet, to be consistent with the City and regional street
spacing standard. Overall, longer street blocks are inconvenient and unsafe
for pedestrians, indirectly encouraging mid-street crossings as the only
practical means to access places directly across the street and often requiring
pedestrians to go out of their way to get to their destination. Longer blocks
also encourage higher vehicle speeds due to fewer traffic calming
mechanisms that shorter blocks with more frequent intersections provide.
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Shorter blocks also provide flexibility and options for pedestrians and
bicyclists, allowing for more direct and convenient travel, while offering
more opportunities to safely access destinations.
CONCLUSION: Based on the above findings, Metro's Regional Transportation Functional
Plan Street System Design standards are 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 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
The City of Tigard's Administrative Department, Public Works Department, and Police
Department had an opportunity to review this proposal and had no objections.
SECTION VII. OUTSIDE AGENCY COMMENTS
The following agencies/jurisdictions had an opportunity to review this proposal and did not
respond:
Washington County, Department of Land Use and Transportation
City of King City
Beaverton School District #48
Metro Land Use and Planning
Oregon Department of Land Conservation and Development
Oregon Department of Transportation, Region 1
Oregon Department of Environmental Quality
Oregon Department of Fish and Wildlife
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
Tri-Met
Verizon
STAFF REPORT TO THE PLANNING COMMISSION
DCA2014-00001/ZON2014-00002 PAGE 28 OF 30
City of Beaverton had an opportunity to review this proposal and suggested edits for clarity.
Suggested changes were reviewed and incorporated into the proposed draft where appropriate.
Tualatin Valley Fire & Rescue had an opportunity to review this proposal and had no
objections.
Department of State Lands had an opportunity to review this proposal and had no comments on
the proposed amendments.
Tigard-Tualatin School District had an opportunity to review the proposal and requested an
exemption be placed within the River Terrace Plan District to exempt school sites from Tigard
Development Code 18.810.030(H) which regulates street alignments and connections. As detailed
communicated in an email from Kelly Hossaini on January 22, 2015, the District has found this
subsection difficult to meet without bisecting a school facility with a public street, citing Alberta
Rider Elementary as a specific example. In recognition of the unique campus needs for public
schools, as well as the need for neighborhood connectivity, the proposed draft amendments include
an exemption to street spacing requirements for public and private schools, provided there is
adequate internal circulation within and through the site and a sufficient number and distribution of
external access points.
SECTION VII. PUBLIC COMMENTS
Three parties submitted multiple comments on the proposed text amendments: Metropolitan
Land Group, West Hills Development, and Polygon Northwest. A staff summary and response
to these comments is included in Attachment"4" to this report.
SECTION IX. 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 Plan District Development Code Amendments
2. River Terrace Amendments to the Tigard Zoning Map
STAFF REPORT TO THE PLANNING COMMISSION
DCA2014-00001/ZON2014-00002 PAGE 29 OF 30
, January 25,2015
1Pt ARED BY: John Floyd DATE
Associate Planner
4a,
January 25,2015
APPROVED BY: Kenny Asher DATE
Community Development Director
Attachments: 1. Proposed River Terrace Plan District Code Amendments
2. Proposed River Terrace Zoning Map Amendments
3. Email from Kelly Hoisaini on behalf of Tigard Tualatin School District; dated
January 22,2015
4. Summary of Public Comments
S'T'AFF REPORT TO THIE PLANNING COMMISSION
ICA2014-00001/Z0N2014-00002 PAGE 30 OF 30
ATTACHMENT 1
Chapter 18.660
RIVER TERRACE PLAN DISTRICT
Sections:
18.660.010 Purpose
18.660.020 Applicability
18.660.030 Provision of Adequate Public Facilities
18.660.040 Approval Criteria
18.660.050 Community Commercial Development Standards
18.660.060 River Terrace Boulevard Development Standards
18.660.070 Planned Developments
18.660.080 Street Design
18.660.090 Street Connectivity
18.660.100 On-Street Parking
18.660.010 Purpose
The River Terrace Community Plan provides for a variety of land uses and residential densities consistent
with the city's desire to create a community of great neighborhoods that includes housing, neighborhood-
scale commercial businesses, schools, parks, and recreational opportunities. The purpose of the River
Terrace Plan District is to implement the adopted River Terrace Community Plan, River Terrace Funding
Strategy, and associated infrastructure Master Plans for water, sewer, stormwater, parks, and
transportation. The titles of these plans and the numbers of their adopting ordinances and resolutions are
as follows:
River Terrace Community Plan(Ordinance14-15)
River Terrace Transportation System Plan Addendum(Ordinance 14-16)
River Terrace Sanitary Sewer Master Plan Addendum(Resolution 14-25)
River Terrace Water System Master Plan Addendum(Resolution 14-35)
River Terrace Stormwater Master Plan (Resolution 14-42)
River Terrace Park System Master Plan Addendum(Resolution 14-65)
River Terrace Funding Strategy(Resolution 14-66)
This chapter ensures that public facilities are adequate to serve the anticipated levels of development
throughout River Terrace by:
Implementing the River Terrace Community Plan and associated infrastructure Master Plans
Facilitating the transition of River Terrace from rural to urban land use through the timely,
orderly, and efficient provision of public facilities
Ensuring that public facilities are available in advance of or concurrent with development
Safeguarding the River Terrace community's health, safety, and welfare
This chapter also implements those unique aspects of the River Terrace Community Plan and associated
infrastructure Master Plans related to commercial and residential design,transportation facilities, and park
and trail development.
River Terrace Plan District 18.660-1 Planning Commission Draft:2/2/15
The commercial area is envisioned as a vibrant mixed-use center with pedestrian-scale street and
building amenities and high-quality design features.
The transportation system is designed as 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
through thoughtful and location-specific street and intersection design.
River Terrace Boulevard is designed to seamlessly integrate the River Terrace Trail into its
design, provide safe and comfortable multi-modal travel options, and include high-quality
pedestrian-scale design treatments that defines it as the neighborhood's signature street.
Parks and trails are distributed throughout the area to provide a variety of convenient recreational
opportunities for residents and visitors.
The statements in this section do not constitute distinct approval criteria, but they shall guide and inform
the interpretation and application of the provisions in this chapter.
18.660.020 Applicability
This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of
the plan district are shown on Map 18.660.A located at the end of this chapter. The standards and
requirements of this chapter apply in addition to, and not in lieu of, all other applicable provisions of the
Tigard Community Development Code (TCDC). Compliance with all applicable standards and
requirements must be demonstrated in order to obtain development approval. The standards in this
chapter shall govern in the event of a conflict.
18.660.030 Provision of Adequate Public Facilities
A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to
benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan,
River Terrace Funding Strategy, and related infrastructure Master Plans, in light of the desire of
property owners to commence preliminary development prior to full implementation of these plans
and with the understanding that no development rights vest and no development approvals can be
granted until the infrastructure systems are in place or assured.
B. Approval Standard. Land use applications for Subdivisions, Partitions, Planned Developments, Site
Developments, and Conditional Uses may be approved when the applicable standards in Subsection
18.660.030.E are met by the applicant and when all of the following funding components of the River
Terrace Funding Strategy have been adopted by the city and are in effect:
1. Transportation: A citywide transportation system development charge (SDC), a River Terrace
transportation SDC, and a River Terrace transportation utility fee surcharge.
2. Sewer: A citywide utility fee surcharge.
3. Stormwater: A River Terrace stormwater utility fee surcharge.
C. Deferral of Compliance.
1. An applicant may request to defer demonstrating compliance with one or more of the funding
components set forth in Subsection B above as provided for below:
River Terrace Plan District 18.660-2 Planning Commission Draft:2/2/15
a. Preliminary Plat: Deferral of compliance to Final Plat approval.
b. Planned Development Concept Plan (without a land division proposal): Deferral of
compliance to Detailed Development Plan approval.
c. All other development applications: A condition of development approval requiring
demonstration of compliance no later than 180 days after approval or prior to submission of
applications for utility or building permits,whichever occurs first.
2. Deferral of compliance as provided for in Subsection C.1 above shall be granted only if:
a. The applicant demonstrates that the approval standard will likely be met prior to filing an
application for final land division plat approval, detailed development plan approval, or
expiration of the condition of approval. A determination by the approval authority that it is
likely that the standard will be met shall be for the purposes of deferral only and in no way
constitutes an assurance, guarantee, or other representation that may in any way be relied
upon by the applicant; and
b. The applicant executes a written agreement prepared by the city acknowledging that the
applicant has determined that deferral is to its benefit and that any and all actions taken
pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk.
The acknowledgement shall waive, hold harmless and release the city, its officers, employees
and agents for any and all claims for damages, including attorney fees, in any way arising
from a denial for failure to demonstrate compliance with the standards in subsection B,
without regard to fault. Nothing in this section shall preclude the applicant from seeking
review of any land use decision in accordance with ORS Chapters 197,215, 227, or equitable
relief in a court of competent jurisdiction.
D. Exception.
1. An exception to one or more of the standards in Subsection B above may be obtained through a
Type II procedure as governed by Subsection 18.390.040.
2. An exception shall be granted only if the applicant:
a. Demonstrates that the exception will not materially impact implementation of the River
Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan
Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation System
Plan Addendum, and River Terrace Funding Strategy; and
b. Has proposed alternative(s) that ensures that the applicant will provide its proportional share
of the facilities and funding for facilities in a timely manner as identified in the River Terrace
Funding Strategy and related infrastructure Master Plans. This may include, but is not
limited to, a development agreement or reimbursement district; and
c. Agrees to disclose in writing to each purchaser of property for which a building permit has
been obtained that the property may be subject to future utility fees or SDCs as described in
the River Terrace Funding Strategy; and
d. Executes an agreement prepared by the city agreeing that, if the new transportation SDCs
described in Subsection B.1 above are not in effect at the time of building permit issuance,
River Terrace Plan District 18.660-3 Planning Commission Draft:2/2/15
the applicant shall pay an amount equal to the SDC amount assumed in the River Terrace
Funding Strategy. No credits shall be issued against this payment, but the city shall issue a
refund if:
i. The applicant made improvements to a facility that is eligible for credit under an adopted
SDC credit,up to the amount of the credit, or
ii. An SDC is adopted and paid by the applicant or its successor, up to the amount of such
payment, or
iii. The city has not adopted the SDCs within two years of the effective date of this
ordinance.
3. An exception shall only be granted if the city finds that there is adequate funding in place for the
infrastructure that is needed to serve the proposed development.
E. Additional Standards.
1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including
but not limited to rights-of-way, pump stations, and trunk lines, shall be located and designed so
as to not unduly or unnecessarily restrict the ability of any other property to develop in
accordance with the applicable River Terrace infrastructure Master Plan. The city shall take into
account the topography, size, and shape of the development site; impact of the easement on the
development site; and,the reasonableness of available options during the land use review process.
An applicant shall not be required to reduce otherwise permitted density or to obtain a variance to
demonstrate compliance, but this standard may be considered in reviewing a Variance
application.
2. Easements for water transmission and sewer trunk lines shall be placed,wherever possible,within
future rights-of-way. Easements for water transmission and sewer trunk lines shall extend through
and to the edge of the development site at such locations that would maximize the function and
availability of the easement to serve adjacent and surrounding properties. Easements shall be
evaluated for conformance with this standard during the land use review process.
3. Development in water pressure zone 550 shall either provide or demonstrate that there is
sufficient water capacity in water pressure zone 550 to serve the proposed development to the
satisfaction of the City Engineer and Tualatin Valley Fire and Rescue during the land use review
process.
4. Development in the north and south sewer sub-basins shall demonstrate, where applicable, that
there is sufficient pump station capacity and associated force mains to serve the proposed
development during the land use review process.
5. If compliance with storm water management standards is dependent upon an off-site conveyance
system or an on- or off-site regional facility that has not yet been provided, the applicant may
propose alternative and/or interim systems and facilities as described in the River Terrace
Stormwater Master Plan.
a. Development approval for an interim facility shall include a condition to decommission the
interim facility, connect it to the permanent facility when it becomes available to serve the
development, and assurance that adequate financial resources are available to decommission
River Terrace Plan District 18.660-4 Planning Commission Draft:2/2/15
the interim facility when the permanent facility becomes available.
b. Development approval for an alternative or on- or off-site regional system or facility may
include a condition to form a reimbursement district.
c. No storm water management system or facility shall be approved if it would prevent or
significantly impact the ability of other properties to implement and comply with the River
Terrace Stormwater Master Plan or other applicable standards.
F. Other Provisions.
1. Unless expressly authorized in a development approval, no person shall impose a private fee or
any charge whatsoever that prohibits,restricts, or impairs adjacent or surrounding properties from
accessing a public easement, facility, or service.
2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other
charge to fund public facilities and/or services described in this section shall be deemed effective
if it has taken effect and the time for any legal challenge has expired or any legal challenge has
been finally decided.
18.660.040 Approval Criteria
A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Section 18.430.040, the
following approval criteria shall apply to all Subdivision and Partition Preliminary Plat applications
in River Terrace.
1. Unless the applicable approval authority deteirnines it is in the public interest to make
modifications, the applicant shall design and construct all streets, street extensions, and
intersections to conform to:
a. The River Terrace Transportation System Plan Addendum; and
b. The street spacing and connectivity standards of this chapter and the TCDC; and
c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to
width and general direction; and
2. The preliminary plat does not impede the future use or development of adjacent property in River
Terrace not under the control or ownership of the applicant proposing the preliminary plat; and
3. Where phased development approvals are proposed, a plan for future phases shall show the
location of lot lines, rights-of-way, and other details of layout and demonstrate that future
division of the entire development site may readily occur without violating the development
standards of the TCDC.
B. Conditional Use, Planned Development, and Site Development Approval Criteria. In addition to the
approval criteria in Section 18.330.030, Sections 18.350.050 and 070, and Section 18.360.090, the
following approval criterion shall apply to all Conditional Use, Planned Development, and Site
Development applications in River Terrace.
1. Unless the applicable approval authority determines it is in the public interest to make
River Terrace Plan District 18.660-5 Planning Commission Draft:2/2/15
modifications, the applicant shall design construct all streets, street extensions, and intersections
to conform to:
a. The River Terrace Transportation System Plan Addendum; and
b. The street spacing and connectivity standards of this chapter and the TCDC; and
c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to
width and general direction.
C. Conditions of Approval. The approval authority may attach such conditions as are necessary to
comply with the River Terrace Community Plan, related infrastructure Master Plans, this chapter, and
other applicable provisions of the TCDC.
18.660.050 Community Commercial Development Standards [PLACEHOLDER]
18.660.060 River Terrace Boulevard Development Standards
A. Applicability. The applicable development standards contained in the underlying base zone shall
apply to all development in River Terrace, except where the applicant has obtained variances or
adjustments in accordance with Chapter 18.370 or Subsection 18.660.060.D, and except as specified
below.
The general location of the River Terrace Boulevard right-of-way is shown on Map 18.660.B at the
end of this chapter; the City Engineer shall approve the final alignment. The standards outlined in
this section apply to all residential development sites and conditional uses abutting both sides of the
River Terrace Boulevard right-of-way(ROW) as follows.
1. All residential single-family attached, single-family detached, and duplex development on lots
that abut the River Terrace Boulevard ROW.
2. Any building designed for residential use in a multifamily residential development that is located
within 40 feet of the River Terrace Boulevard ROW.
3. Any building designed for a conditional use that is located within 40 feet of the River Terrace
Boulevard ROW.
B. Building Placement and Design.
1. The following standards shall apply to all buildings designed for conditional uses and all single-
family, duplex, and multifamily residential development that is identified in Subsection A above
and located on the side of the River Terrace Boulevard ROW opposite the trail corridor, except as
approved through the adjustment process in accordance with Subsection 18.660.060.D.
a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW
with their front or side lot lines.
i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the
building design standards in Subsection 18.660.070.G.
River Terrace Plan District 18.660-6 Planning Commission Draft:2/2/15
ii. Lots with side lot lines abutting the River Terrace Boulevard ROW shall meet the
building design standards for Articulation, Eyes on the Street, Detailed Design, and
Garages and Carports in Subsections 18.660.070.G.1, 2, 4, and 5 for the façade that faces
the River Terrace Boulevard ROW.
b. Any building designed for a conditional use or for residential use in a multifamily residential
development that is located within 40 feet of the River Terrace Boulevard ROW shall meet
all of the building design standards in Subsection 18.660.070.G for the entire elevation that
faces the River Terrace Boulevard ROW, including those portions of the building that may be
further than 40 feet from the ROW.
c. Multifamily development sites shall not include non-residential buildings or uses, e.g.
detached garages or carports, parking lots, and utility or storage buildings, within 40 feet of
the River Terrace Boulevard ROW.
2. The following standards shall apply to all buildings designed for conditional uses and all single-
family, duplex, and multifamily residential development that is identified in Section A above and
located on the side of the River Terrace Boulevard ROW with the trail corridor, except as
approved through the adjustment process in accordance with Subsection 18.660.060.D.
a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW
with their front, side, or rear lot lines.
i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the
building design standards in Subsection 18.660.070.G.
ii. Lots with side or rear lot lines abutting the River Terrace Boulevard ROW shall meet the
building design standards for Articulation, Eyes on the Street, Detailed Design, and
Garages and Carports in Subsections 18.660.070.G.1,2, 4, and 5 for the façade that faces
the River Terrace Boulevard ROW.
iii. All development shall provide at least one walkway connection between the development
and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, or as
otherwise required by the City Engineer for connectivity purposes.
b. Any building designed for a conditional use or for residential use in a multifamily residential
development that is located within 40 feet of the River Terrace Boulevard ROW shall meet
all of the building design standards in Subsection 18.660.070.G for the entire elevation that
faces the River Terrace Boulevard ROW, including those portions of the building that may be
further than 40 feet from the ROW.
c. Multifamily development sites shall not include non-residential buildings or uses, e.g.
detached garages or carports, parking lots, and utility or storage buildings, within 40 feet of
the River Terrace Boulevard ROW.
3. Driveways and vehicle accesses are not permitted along the River Terrace Boulevard ROW,
except as approved through the adjustment process in accordance with Subsection 18.660.060.D.
4. Fences,walls,hedges, or any combination thereof, such as a fence on top of a retaining wall, over
3 feet in height are not permitted in any front, side, or rear yard that lies between the applicable
residential development identified in Section A above and the River Terrace Boulevard ROW,
River Terrace Plan District 18.660-7 Planning Commission Draft:2/2/15
except as allowed below or as approved through the adjustment process in accordance with
Subsection 18.660.060.D. Unstained wood, unfaced CMU, and chain link fencing are not
permitted, except as required for wetlands or other sensitive areas.
a. Fences or walls that are an integral part of an entry, such as on a porch or stoop, are allowed
subject to the underlying base zone's setback standards.
b. Single-family and duplex development lots with side lot lines abutting the River Terrace
Boulevard ROW may have a fence,wall, or hedge up to 6 feet in height and 25 feet in length
along the side lot line for the purpose of enclosing a rear yard. Additionally, a fence, wall, or
hedge up to 6 feet in height may be of any length along the rear lot line and in the side yard
abutting the River Terrace Boulevard ROW for the purpose of enclosing the same rear yard.
C. Density Bonus. In order to help offset the land and development costs associated with the
construction of River Terrace Boulevard, residential development sites abutting River Terrace
Boulevard ROW that are not proposing a Planned Development may choose to propose smaller and
narrower lots along River Terrace Boulevard in accordance with Table 18.660.1 below. The reduced
lot sizes and lot areas per dwelling unit that are described below shall be used to calculate the
maximum and minimum number of residential units allowed in accordance with Subsections
18.715.020.B and C (Density Calculation). This density bonus shall only apply to those proposed
residential lots within a subdivision which will have a front, side, or rear lot line abutting the River
Terrace Boulevard ROW. All other proposed lots within the subdivision shall be subject to the
minimum lot size and width standards of the underlying base zone.
Table 18.660.1
Reduced Minimum Lot Size and Width for Residential Lots
with Lot Lines Abutting River Terrace Boulevard ROW
Minimum Lot Size Minimum Lot Width
R-4.5
Single-family detached lots 4,500 sf 40 ft
Duplex lots 7,000 sf 80 ft
R-7
Single-family detached lots 3,500 sf 35 ft
Duplex lots 7,000 sf 50 ft
Single family attached lots 2,500 sf 25 ft
R-12
Multi-family 2,000 sf* NA
Single-family detached, duplex, 2,500 sf NA
and single-family attached lots
*Minimum lot area per dwelling unit for multi-family developments
D. Adjustments. Adjustments shall be processed through a Type II procedure, as governed by Section
18.390.040. The Community Development Director may grant an adjustment to a standard(s) of this
section based on findings that:
1. The standard(s) cannot be met due to topography or other natural constraints associated with the
specific development site;
River Terrace Plan District 18.660-8 Planning Commission Draft:2/2/15
2. The proposed design provides safe and convenient pedestrian connections to the pedestrian
facilities within the River Terrace Boulevard ROW; and
3. If fences or walls, including retaining walls, over 3 feet in height are proposed, they are
constructed of high-quality materials including, but not limited to, brick, stone, or wrought iron.
Unstained wood, unfaced CMU, and chain link fencing are not permitted, except as required for
wetlands or other sensitive areas.
18.660.070 Planned Developments
The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as
modified below.
A. Densis Calculation. To encourage development that is consistent with the design concept for River
Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this
chapter, planned developments in River Terrace may limit the land dedicated for public or private
rights-of-way, including tracts for vehicle access, to 20% of gross site acreage for the purpose of
calculating net development area and density as described in Subsections 18.715.020.A.3 and 4.
B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified
by this section. The specific development standards contained in Subsection 18.350.060.0 shall not
apply. The following specific development standards shall apply in their place.
1. Lot dimensions. The minimum lot area and lot width standards of the underlying base zone shall
not apply to any lots, including those abutting rights-of-way, with one exception. Lots on the
eastern and northern perimeter of the River Terrace Plan District that abut existing residential
development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall
meet the minimum lot area and lot width standards of the underlying base zone.
2. Building height. The maximum building height standard of the underlying base zone shall not
apply to any lots, including those abutting rights-of-way, with one exception. Lots on the eastern
and northern perimeter of the River Terrace Plan District that abut existing residential
development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall
provide 1 additional foot of setback for every 2 feet in height above the maximum height allowed
on the side of the lot that abuts the perimeter.
3. Setbacks. The setback standards of the underlying base zone shall not apply to any lots, including
those abutting rights-of-way, except as follows:
a. Lots on the eastern and northern perimeter of the River Terrace Plan District that abut
existing residential development, or residentially-zoned land that is undeveloped or is in an
easement or tract, shall meet the setback standard of the underlying base zone or the abutting
zone, whichever provides the greater setback, on the side of the lot that abuts the perimeter.
This standard may be met by proposing an open space tract between the proposed
development and the abutting development or land.
b. All lots shall meet all requirements of the Uniform Building and Fire Code.
c. All lots shall provide a minimum garage or carport setback of 20 feet where vehicle access is
taken from a public right-of-way. If vehicle access is taken from a private street or alley, this
River Terrace Plan District 18.660-9 Planning Commission Draft:2/2/15
setback may be reduced to 0 feet where proper clearances for turning and backing movements
are provided.
d. Where the applicant proposes to reduce the underlying base zone setbacks for those lots not
described in Subsection B.3.a above, the applicant shall specify the proposed setbacks on
either a lot-by-lot or area-wide basis.
4. Planning Commission Discretion. The Planning Commission may approve a smaller perimeter lot
and/or a lesser perimeter setback where the applicant demonstrates that a smaller lot or lesser
setback will have no greater impact on abutting development or land than the minimum standards
for perimeter lots described above in Subsection B.1 –3.
C. Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5
shall only apply to multifamily development.
D. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor
recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily
development.
E. Shared open space facilities. The shared open space facility requirements of Subsection
18.350.070.D.13 shall not apply. In lieu of this requirement, the following open space requirements
and development enhancements shall apply. These requirements are intended to provide the
community with added benefits that are consistent with the River Terrace Park System Master Plan
Addendum for parks,trails, and open space and with the overall development vision for River Terrace
as described in the River Terrace Community Plan.
1. The development shall provide parks,trails, and/or open space that:
a. Meets a need for neighborhood or linear parks, open space, and/or trails that is identified in
the River Terrace Park System Master Plan Addendum with respect to both location and the
plan's level of service standard; and
b. Will be dedicated to the public if the proposal is for a neighborhood park, linear park, or trail.
2. The development shall include at least three (3) of the following development enhancements:
a. Public or private trails or paths that complement the public sidewalk system and facilitate
access to parks, schools, trails, open spaces, commercial areas, and similar destinations.
Trails and paths shall meet all applicable ADA standards. Trails or paths not dedicated to the
public shall be maintained by a homeowner association and placed in a public access
easement.
b. Public or private nature trails along or through natural resource areas or open spaces. Trails
through protected natural resource areas must obtain all necessary approvals and meet all
applicable development standards. Trails shall meet all applicable ADA standards. Trails not
dedicated to the public shall be maintained by a homeowner association and placed in a
public access easement.
c. Public or private pedestrian trails, paths, or sidewalks that provide direct access to a public
park or recreation area that is no further than one-quarter mile from the development site.
Trails, paths, and sidewalks shall meet all applicable ADA standards. Trails or paths not
River Terrace Plan District 18.660-10 Planning Commission Draft:2/2/15
dedicated to the public shall be maintained by a homeowner association and placed in a
public access easement.
d. Intersection treatments that are acceptable to the City Engineer and that elevate the pedestrian
experience through art, landscaping, signage, enhanced crossings, and/or other similar
treatments.
e. High-quality architectural features on attached and detached single-family dwelling units and
duplexes that meet the building design standards in Subsection 18.660.070.G below.
3. For those properties that abut Roy Rogers Road or River Terrace Boulevard, one or more of the
following enhancements may be provided in lieu of one or more of the enhancements listed in
Subsection E.2 above:
a. Long-term maintenance plan administered by a homeowner association that is acceptable to
the applicable road authority for any proposed and/or required landscaping in or adjacent to
the Roy Rogers Road or River Terrace Boulevard rights-of-way that is not part of a
stormwater management facility.
b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative
and solid barrier component outside of the public right-of-way.
c. Park facilities in the River Terrace Trail corridor, including but not limited to benches,picnic
tables, lighting, and/or small playground areas (i.e.tot lots or pocket parks). Provision of such
facilities may allow the applicant to count the trail corridor as a linear park facility, thus
contributing to meeting the city's level of service standards in the River Terrace Park System
Master Plan Addendum for both linear parks and trails. The Public Works Director shall
determine whether the proposed facilities elevate the trail corridor to a linear park facility.
F. Open space conveyance. The standards of Subsection 18.350.070.D.14 shall apply to the conveyance
of open space in River Terrace. The standards of Subsection 18.810.080.B shall not apply.
G. Design Standards for Single-Family Dwelling Units and Duplexes. These design standards apply only
when the applicant chooses to provide them under Subsection E.2.e above or where otherwise
specified in this chapter.
These standards apply to attached and detached single-family dwelling units and duplexes. They are
intended to promote architectural detail, human-scale design, street visibility, and privacy of adjacent
properties, while affording flexibility to use a variety of architectural styles. The graphics provided
are intended to illustrate how development could comply with these standards and should not be
interpreted as requiring a specific architectural style. An architectural feature may be used to comply
with more than one standard.
1. Articulation. All buildings shall incorporate design elements that break up all street-facing
façades into smaller planes as follows. See Figure 18.660.2 for an illustration of articulation.
a. This standard does not apply to buildings on lots that have less than 30 feet of street frontage.
b. For buildings on lots with 30—60 feet of street frontage, a minimum of one of the following
elements shall be provided on each street-facing façade that has 30 — 60 feet of street
frontage.
River Terrace Plan District 18.660-11 Planning Commission Draft:2/2/15
i. A porch that is at least 5 feet deep.
ii. A balcony that is at least 2 feet deep and is accessible from an interior room.
iii. A window or horizontal wall section with a window that projects at least 2 feet from the
street-facing façade and is at least 5 feet wide (e.g.bay window).
iv. A horizontal wall section that is recessed at least 2 feet from the street facing façade and
is at least 6 feet wide.
v. A gabled dormer.
c. For buildings on lots with over 60 feet of street frontage, a minimum of one additional
element from Subsection G.1.b above shall be provided for every 30 feet of street frontage
over 60 feet, on each street-facing façade that has over 60 feet of street frontage. Elements
shall be distributed along the width of the façade so that there is no more than 30 feet
between elements.
Figure 18.660.1
Building Articulation
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Design standards for articulation
2. Eyes on the Street. At least 12% of the area of each street-facing façade must include windows or
entrance doors. See Figure 18.660.3 for an illustration of eyes on the street. Street facing-façade
is defined as the aggregate area of all vertical exterior walls measured from top of finished floor
at lowest level to top plate or roof eave at highest level, including areas of exterior walls above
top plate or roof eave, such as areas within gables, dormers, and clerestories.
River Terrace Plan District 18.660-12 Planning Commission Draft:2/2/15
a. Windows. Window area is the aggregate area of each window unit measured around the
visible perimeter of the window and includes the outer window frame and any interior grids,
mullions, or transoms.
i. Wall Windows. All of the window area in a street-facing façade wall, including the side
wall of a garage, may count toward meeting this standard provided that the windows are
transparent and allow views from the building to the street. Glass blocks and privacy
windows in bathrooms do not count toward meeting this standard.
ii. Garage Door Windows. Half of the window area in the door(s) of an attached garage
may count toward meeting this standard.
b. Entrance Doors. Door area is considered the portion of the door that moves. Door frames do
not count toward this standard. Entrance doors used to meet this standard must be parallel to
the street or at an angle that is no more than 45 degrees from the street.
Figure 18.660.2
Eyes on the Street
Street-facing windows and
main entrance door
j 50%of garage door
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wind Ow area
Design standards for eyes on the street
3. Main Entrance. At least one main entrance must meet both of the following standards.
See Figure 18.660.4 for an illustration of main entrances. The entrance must be:
a. Set back no further than 8 feet beyond the longest street-facing wall of the building; and
b. Parallel to the street, at an angle that is no more than 45 degrees from the street, or open onto
a porch. If the entrance opens onto a porch,the porch must meet the following standards:
i. Have a minimum area of 25 square feet and a minimum depth of 5 feet; and
ii. Have at least one porch entry facing the street; and
River Terrace Plan District 18.660-13 Planning Commission Draft:2/2/15
iii. Have a roof that is no more than 12 feet above the floor of the porch; and
iv. Have a roof that covers at least 30% of the porch area.
Figure 18.660.3
Main Entrances
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4. Detailed Design. All buildings shall include at least five (5) of the following elements on all
street-facing façades. See Figure 18.660.5 for illustration of detailed design elements.
a. Covered porch: A minimum depth of 5 feet, as measured horizontally from the face of the
building wall, and a minimum width of 5 feet.
b. Recessed entry area: A minimum depth of 2 feet, as measured horizontally from the face of
the building wall, and a minimum width of 5 feet.
c. Wall offset: A minimum offset of 16 inches from one exterior wall surface to the other.
d. Dormer: A minimum width of 4 feet that is integrated into the roof form.
e. Roof eave: A minimum projection of 12 inches from the intersection of the roof and the
building walls.
f Roof offset: A minimum offset of 2 feet from the top surface of one roof to the top surface of
the other.
g. Roof shingles: Tile or wood shingle roofing material.
h. Roof design: Gable roof,hip roof, or gambrel roof design.
i. Roof pitch: One roof pitch of at least 500 square feet in area that is sloped to face the
southern sky and has its eave line oriented within 30 degrees of the true north/south axis.
River Terrace Plan District 18.660-14 Planning Commission Draft:2/2/15
j. Horizontal lap siding: A minimum width of 3 to 7 inch laps in the visible portion once
installed. The siding material must be wood, fiber-cement, or vinyl to meet this standard.
k. Accent siding: Brick, cedar shingles, stucco, or other accent material that covers a minimum
of 40%of the street-facing façade.
1. Window trim: A minimum width of 2.5 inches and a minimum depth of 5/8 inches around all
street-facing windows.
m. Window recess: A minimum depth of 3 inches, as measured horizontally from the face of the
building wall, for all street-facing windows expect where a bay window is proposed that
meets the standard in Subsection G.4.n below.
n. Window projection (e.g. bay window): A minimum depth of 2 feet, as measured horizontally
from the face of the building wall, and a minimum width of 5 feet.
o. Balcony: A minimum depth of 3 feet and a minimum width of 5 feet that is accessible from
an interior room.
p. Attached garage: 35% or less of the street-facing façade width, as measured between the
inside of the garage door frame.
Figure 18.660.4
Detailed Design Elements
Rcol line offsets
Rool eaves
, Window trim
P - Covered porch
Recessed entry
-
Design standards for detailed design
5. Garages and Carports. These standards are intended to prevent garages from obscuring or
dominating the street-facing façade of residential buildings.
a. Garage Setback: A garage or carport shall be no closer to the front or side lot line than the
longest street-facing wall of the building that encloses living area, except as follows:
River Terrace Plan District 18.660-15 Planning Commission Draft:2/2/15
i. A garage or carport may extend up to 5 feet in front of the longest street-facing wall if
there is a covered front porch and the garage or carport does not extend beyond the front
of the porch.
ii. A garage may extend up to 5 feet in front of the longest street-facing wall if the garage is
part of a 2-story building and there is a window that faces the street with a minimum area
of 12 square feet on the second story.
b. Garage Door Width: The width of a garage door is the width of the opening as measured
from inside the garage door frame.
i. A dwelling is allowed one 12-foot-wide garage door, regardless of the total width of the
street-facing facade.
ii. A dwelling may have a garage door wider than 12 feet provided that it does not exceed
40%of the total width of the street-facing façade on which the garage door is located.
iii. The maximum allowed garage door width may be increased to 50% of the total width of
the street-facing façade provided that a total of seven (7) detailed design elements from
Subsection 18.660.070.G.4 are included on the street-facing façade on which the garage
door is located.
c. Garage Orientation: A garage may face the front or side lot line on a corner lot provided that
the Eyes on the Street standard in Subsection 18.660.070.G.2 is met for both street-facing
facades.
River Terrace Plan District 18.660-16 Planning Commission Draft:2/2/15
18.660.080 Street Design
A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as
shown on Map 18.660.B at the end of this chapter and in Figure 18.660.6 below.
Figure 18.6603
River Terrace Boulevard Cross-Section
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1. Design Standards for River Terrace Boulevard. Right-of-way width shall be 110 feet, plus
additional right-of-way as needed for slopes, retaining walls, etc. Right-of-way width may be
reduced to lessen impacts on protected natural resource areas. Right-of way width may also be
reduced where the city determines that on-street parking adjacent to the trail corridor is not
feasible or necessary or where a reduction is otherwise in the public interest as described in the
River Terrace Community Plan, River Terrace Transportation System Plan Addendum, or River
Terrace Park System Master Plan Addendum. Given the unique nature of this street, the Public
Works Director, in consultation with the Community Development Director, shall determine the
final right-of-way width using the following standards as guidelines unless the applicant requests
a formal adjustment through a Type II procedure, as governed by Section 18.390.040 and using
approval criteria from Subsection 18.370.020.C.9. All landscaped areas shall meet the Public
Improvement Design Standards for River Terrace Boulevard.
a. Sidewalks:
i. With or without on-street parking, and not adjacent to trail corridor: 6-foot minimum
width.
ii. With on-street parking, and adjacent to trail corridor: 5-foot minimum width.
River Terrace Plan District 18.660-17 Planning Commission Draft:2/2/15
iii. Without on-street parking, and adjacent to trail corridor: No sidewalk required.
b. Landscape Strips:
i. With or without on-street parking, and not adjacent to trail corridor: 8.5-foot minimum
width(includes 0.5-foot curb).
ii. With on-street parking, and adjacent to trail corridor:No landscape strip required.
iii. Without on-street parking, and adjacent to trail corridor: 8.5-foot minimum width
(includes 0.5-foot curb) between travel lane and trail. This width may also be used to
meet the trail corridor landscaping requirement in Subsection A.1.f.ii below.
c. Bike Facilities: Accommodated within trail corridor described in Subsection A.1.f below.
d. On-Street Parking: 8-foot minimum width where provided, interspersed with 6-foot minimum
width landscape strip extensions.
e. Travel Lanes:
i. Through Lanes: One 11-foot travel lane in each direction.
ii. Median: 14 feet between travel lanes to be used for landscaping, pedestrian crossing
refuge, or left-turn lane (includes 2-foot clearance between through lanes and 0.5-foot
curb on both sides).
iii. Left-Turn Lane: 11-foot minimum width where left turns are allowed, as determined by
the City Engineer.
f. Trail Corridor: 38 feet minimum width on one side of the street.
i. Trail: 12 feet minimum width of paving
ii. Trail Corridor Landscaping: 26 feet minimum width of landscaping unequally distributed
on both sides of the trail to facilitate trail curvature. This width may be reduced if
adjacent to a public park or other open space easement or tract and may be used for
stormwater management purposes with the approval of the City Engineer.
g. Required Street Lighting: Intersection safety lighting and basic street lighting per Public
Improvement Design Standards.
h. Vehicle Access: Development sites on both sides of the River Terrace Boulevard right-of-
way shall provide access from another public or private right-of-way or tract. Development
sites shall not take access directly from the River Terrace Boulevard right-of-way.
B. Collector within Community Commercial Zone. The following street design standards apply to the
street which extends through the Community Commercial zone as shown on Map 18.660.B at the end
of this chapter and in Figure 18.660.7 below.
River Terrace Plan District 18.660-18 Planning Commission Draft:2/2/15
Figure 18.660.6
Collector Cross-Section within Community Commercial Zone
•
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Zone& Bike Bike Zone&
Buffer- Sidewalk Tree Wells Parking Lane Travel Lane Travel Lane Lane Parking Tree Wells Sidewalk —Buffer
0.5' 8' 5.5' 8' 6' 11' 11' 6' 8' 5.5' 8' 0.5'
50'Street Width
78'ROW
1. Design Standards for Collector within the Community Commercial Zone. Right-of-way width
shall be 78 feet, plus additional right-of-way as needed for slopes, retaining walls, etc. Right-of-
way width may be reduced to lessen impacts on protected natural resource areas. Right-of way
width may also be reduced where the city determines that a reduction is in the public interest as
described in the River Terrace Community Plan, River Terrace Transportation System Plan
Addendum, or River Terrace Park System Master Plan Addendum. The City Engineer shall
determine the final right-of-way width using the following standards as guidelines unless the
applicant requests a formal adjustment through a Type II procedure, as governed by Section
18.390.040 and using approval criteria from Subsection 18.370.020.C.9.
a. Sidewalks: 8-foot minimum width on both sides of the street.
b. Landscape Strips/Furnishing Zones/Tree Wells: 5.5-foot minimum width on both sides of the
street(includes 0.5-foot curb).
c. Bike Facilities: 6-foot minimum width bike lanes on both sides of the street.
d. On-Street Parking: 8-foot minimum width on both sides of the street.
e. Travel Lanes:
i. Through Lanes: One 11-foot lane in each direction.
ii. Left-Turn Lane: 11-foot minimum width where left-turns are allowed, as determined by
the City Engineer.
f. Required Street Lighting: Intersection safety lighting, basic street lighting, and pedestrian—
scale lighting.
g. Pedestrian Street Crossings: Curb extensions shall be provided at all pedestrian street
crossings (midblock or at intersections) unless the City Engineer finds it is in the public
interest not to require curb extensions(e.g.,to facilitate truck turning movements).
River Terrace Plan District 18.660-19 Planning Commission Draft:2/2/15
C. Arterial Streets in River Terrace Plan District. The following street design standards apply to the
Arterial Streets in the River Terrace Plan District as shown on Map 18.660.B at the end of this
chapter. [PLACEHOLDER FOR ROY ROGERS ROAD AND SCHOLLS FERRY ROAD CROSS
SECTIONS]
D. Skinny Streets. Development sites that have public street frontage on an Arterial Street upon which
they cannot take vehicle access shall take access from another public street that, at a minimum, meets
the skinny street option as shown in Figure 18.810.6.B. This option may be used:
1. Regardless of the expected number of vehicles per day; and
2. Only when it is located in a Planned Development; and
3. Only when it can be demonstrated that the development fronting the skinny street meets the on-
street parking standards in Section 18.660.100 below.
Adjustments to these standards shall be processed by means of a Type II procedure, as governed by
Section 18.390.040,using approval criteria in Subsection 18.370.020.C.9.
E. Alleys. Development sites that have public street frontage on a Local Street,Neighborhood Route, or
Collector Street may choose to provide vehicle access through an alley provided that the alley is:
1. Located in a tract for private access purposes; and
2. A minimum width of 20 feet; and
3. Managed by a homeowner association into perpetuity. For each alley there shall be a legal
recorded document that includes the following at a minimum:
a. A legal description; and
b. Ownership; and
c. Use rights, including responsibility for enforcement; and
d. A maintenance agreement, including an allocation or method of determining liability for a
failure to maintain.
Adjustments to these standards shall be processed by means of a Type II procedure, as governed by
Section 18.390.040,using approval criteria in Subsection 18.370.020.C.9.
18.660.090 Street Connectivity
A. Street alignment and connections. In addition to the exceptions already allowed in Subsection
18.810.030.H,the following exceptions shall also apply to development in River Terrace.
1. For development sites located on the side of the River Terrace Boulevard right-of-way with the
trail corridor, an additional exception to the street spacing requirement is allowed and encouraged
to minimize the number of trail crossings, provided that there are bicycle and pedestrian
connections in public easements or rights-of-way a minimum of every 330 feet.
River Terrace Plan District 18.660-20 Planning Commission Draft:2/2/15
2. For public or private school sites, an additional exception to the street spacing requirement is
allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles
within and through the site and a sufficient number and distribution of public access points from
the site to public streets, sidewalks, and trails as determined by the approval authority.
B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed a total of 1,600 feet
measured along the centerline of the streets except where street location is precluded by natural
topography, wetlands, significant habitat areas, bodies of water, pre-existing development, or an
arterial or collector street along which the city has identified a need to minimize the number of
intersections.
18.660.100 On-Street Parking
A. Applicability. In addition to the standards in Chapter 18.765 for off-street parking, the following on-
street parking standards shall also apply to all residential single-family attached, single-family
detached, and duplex development in River Terrace with individual off-street parking and vehicle
access on a Local Street,Neighborhood Route, or private street or alley.
B. Quantity Standards. All single-family and duplex development described in Subsection A above shall
provide the following number of on-street parking spaces.
1. For a dwelling with 1 off-street parking space, a minimum of 2 on-street parking spaces shall be
provided.
2. For a dwelling with 2 off-street parking spaces, a minimum of 1 on-street parking space shall be
provided.
3. For dwellings with more than 2 off-street parking spaces, a minimum of 1 on-street parking space
shall be provided for every 2 lots with more than 2 off-street parking spaces that are adjacent to
each other.
C. Dimensional Standards. Parking spaces shall be at least 20 feet in length. Parking spaces may not
utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox
structure, or fire hydrant to meet the required dimensional standard.
D. Location Standards. Required on-street parking spaces shall be provided within the development site
and along the affected lot's street frontage by parallel parking, except as provided below.
1. All or some of the on-streeet parking spaces required in Subsection B.1 — 3 above may be
provided on a street frontage not associated with the affected lot provided that the required
parking space(s)is located on the same block and within 200 feet of the affected lot.
2. All or some of the on-street parking spaces required in Subsection B.1 —3 above may be provided
in parking courts that are interspersed throughout the development when the following standards
are met:
a. A parking court shall contain no more than 8 parking spaces.
b. A parking court shall be located within 200 feet of the affected lots.
River Terrace Plan District 18.660-21 Planning Commission Draft:2/2/15
c. Parking courts within the same block and on the same side of the street shall be separated by
at least 200 feet of street frontage.
d. A parking court shall be paved and comply with all applicable grading and drainage standards
in the TCDC.
e. A parking court shall have a landscape strip around its perimeter that is at least 5 feet wide
and contains living ground cover and trees spaced every 15 —40 feet on center. The ground
cover shall include shrubs of an appropriate height to minimize headlight glare impacts on
adjacent residential uses.
f. A parking court shall be illuminated. All lighting shall be shielded and directed away from
adjacent residential uses.
g. A parking court that takes access on a public or private Local Street or alley may be designed
to allow vehicle turning or backing movements within the street or alley. A parking court that
takes access on a public Neighborhood Route may be designed to allow vehicle turning or
backing movements within the public right-of-way with the approval of the City Engineer.
h. All parking spaces in a parking court shall be clearly marked.
i. A parking court shall be privately owned and maintained by a homeowner assocation into
perpetuity. For each parking court there shall be a legal recorded document that includes, at a
minimum,the following:
i. A legal description; and
ii. Ownership; and
iii. Use rights,including responsibility for enforcement; and
iv. A maintenance agreement, including an allocation or method of determining liability for
a failure to maintain.
j. No portion of a parking court, incuding landscaped areas, shall be used to satisfy any
requirement for open space or recreation. Additionally, no paved portion of a parking court
shall be used as a development's stormwater management facility where it would interfere
with the use of the court for parking.
k. A parking court shall be used solely for the parking of operable passenger vehicles.
E. Adjustments. Adjustments to these standards shall be processed by means of a Type II procedure, as
governed by Section 18.390.040,using approval criteria in Subsection 18.370.020.C.6.a.
River Terrace Plan District 18.660-22 Planning Commission Draft:2/2/15
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River Terrace Plan District 18.660-23 Planning Commission Draft:2/2/15
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River Terrace Plan District 18.660-24 Planning Commission Draft:2/2/15
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ATTACHMENT 3
Susan Shanks
From: Hossaini, Kelly <Kelly.Hossaini@MillerNash.com>
Sent: Thursday, January 22, 2015 2:51 PM
To: Kim McMillan
Cc: Susan Shanks
Subject: RE: River Terrace Plan District
Attachments: scan.pdf
Kim and Susan -
During this e-mail exchange I was having a foggy recollection of having run into 18.810.030(H) before in the
development of a school site. So, I did some research and was able to dig out of my old files what I was
remembering. In 2003/2004,TTSD was developing the Alberta Rider Elementary School site. I only got involved in that
effort after the hearings officer at the time approved the CUP for the school and the neighbors appealed that decision to
city council. (The neighbors subsequently dropped the appeal.) One of the big issues with respect to the CUP was the
fact that the school development was not going to meet 18.810.030(H) and so had to get a variance approved. As you
will see from the attached hearings officer decision, the variance was a complicated, messy bone of contention. While
the circumstances surrounding the school site in River Terrace are somewhat different from those surrounding Alberta
Rider,the important fact is that staff applied 18.810.030(H)to the school site and took the position that nothing
exempted the school site from that provision. I would like to avoid the possibility of another go-around with
18.810.030(H) and a school site. I don't think anyone would seriously argue that school campuses should have public
streets gridded through them. As we planned for River Terrace, I don't think anyone assumed or expected that the
school site would have an east-west public street running through it.
Adding an exemption in the new River Terrace development code section would not run afoul of either the TPR or the
Metro Regional Transportation Functional Plan. The TPR requires connectivity, but does not spell out exact standards
for connectivity. That is left to the local jurisdiction's discretion. The Metro Regional Transportation Function Plan
requires the 530-foot spacing requirement, but only for residential and mixed use developments. (Metro Code
3.08.110(2), (5), and (6).) I didn't find anything in the City's comprehensive plan or TSP that would preclude the
exemption. I think everyone would probably agree that the most important thing for a school site is to have adequate
vehicular, pedestrian, and bicycle access to the school site, and then probably to have adequate pedestrian and bicycle
access through it. I think the transportation planning done in conjunction with the River Terrace community planning
effort assures that.
Let me know what you think after you review this information.
Thanks much - Kelly
Kelly Hossaini
Partner, Real Estate, Land Use, and Environmental Team Leader
Miller Nash Graham & Dunn LLP
From: Hossaini, Kelly
Sent: Thursday, January 15, 2015 9:27 AM
To: 'Kim McMillan'
Cc: 'Susan Shanks'
Subject: RE: River Terrace Plan District
1
Hi, Kim -
Thanks for the response. So, it sounds like it is the City's interpretation that 18.810.040(B)trumps 18.810.030(H)? If so,
my only lingering concern about 18.810.040(B) is that (1)(c) allows an exception for nonresidential blocks for which
internal public circulation provides "equivalent access." I'm not sure that's going to be true in this case. The school site
will have internal vehicular access, but it won't be for the public to get from River Terrace Boulevard to the extension of
161st. It will have bike and pedestrian access open to the public, but I think it can be argued that that doesn't provide
public circulation equivalent to a street. It may be that we need an exception in 18.660 for clarity. I'm not worried so
much about City staff imposing some requirement that the District put a public street through the middle of its campus-
it's more to guard against some possible opponent to the school site development in the future making an issue of it. I
would hope no one would do that, but I've seen opponents use all kinds of things to their advantage as long as there's a
plausible argument they can make.
Thanks much - Kelly
From: Kim McMillan [mailto:KIM@tigard-or.gov]
Sent: Wednesday, January 14, 2015 3:27 PM
To: Hossaini, Kelly
Cc: Susan Shanks
Subject: FW: River Terrace Plan District
Hi Kelly,
In reading your email below, I don't know that we need an exception to the code for street spacing for the school
property. I would suggest your application address TDC 18.810.040 Blocks. Section B1.a provides an exception to blocks
greater than 2000 feet for nonresidential blocks in which internal public circulation provides equivalent access. I hope
this helps, but if you need more clarification please don't hesitate to give me a call.
Kim
Kim S. McMillan, P.E.
11 11
+ Assistant City Engineer
DIRECT 543-718-2642
T F OA It D'I CELL 563-366-578.4
"' EMAIL kirn@tigard-or.gov
wce www,tigard-or,gov
cii of Tigard I PUBLIC WORKS DEPhRTNIENT
13125 SW Hall Boulevard,Tigard,OR 97223
From: Susan Shanks<SusanS(@tigard-or.gov>
Date:January 13, 2015 at 1:12:08 PM PST
To: Mike McCarthy<MikeM@tigard-or.gov>
Cc: "Kelly Hossaini Esq, Miller Nash (Land use) for TTSD (Kelly.Hossaini@MillerNash.com)"
<Kelly.Hossaini@MillerNash.com>
Subject: FW: River Terrace Plan District
Hi Mike—Can you answer Kelly's question and copy me so I know if we need some kind of exception in
the RT code for schools.
Thanks!
Susan P Shanks I Senior Planner
2
Community Development Department I City of Tigard
Email susans@tigard-or.gov
Phone 503-718-2454
Fax 503-718-2748
From: Hossaini, Kelly [mailto:Kelly.Hossaini@MillerNash.com]
Sent: Tuesday, January 13, 2015 10:59 AM
To: Susan Shanks
Subject: River Terrace Plan District
Hi, Susan -
Happy 2015! I took a look at the proposed Chapter 18.660, River Terrace Plan District, and don't really
have any issues with respect to TTSD. I do have a question,though. The District's property is
approximately 660 by 1300 feet. I know the Tigard Development Code wants to see streets spaced at no
more than 530 feet. Should there be some exception in Chapter 18.660 for the school property with
respect to the 530 feet? I don't believe that the City has interpreted its code in the past to apply the 530
feet standard to school sites (for obvious reasons), but it might be a good idea to make that clear in
18.660 so there are no hang-ups later. There may be something already in the code that has been relied
on in the past to exempt school sites from the 530-foot spacing requirement and I'm just not aware of it.
Thanks much - Kelly
Kelly Hossaini
Partner, Real Estate, Land Use, and Environmental Team Leader
Miller Nash Graham & Dunn LLP
3400 U.S. Bancorp Tower 1111 S.W. Fifth Avenue I Portland, Oregon 97204
Direct: 503.205.2332 I Office:503.224.5858 I Fax:503.224.0155
E-Mail I Bio I Social I Blogs
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Rules "City General Records Retention Schedule."
3
ATTACHMENT 4
1111 City of Tigard
TIGARD Memorandum
To: Tigard Planning Commission
From: Susan P Shanks, River Terrace Project Manager
Zechariah Heck,Project Planning Assistant
Re: DCA2014-00001 Summary of Public Comments
Date: January 26, 2015
Staff received a number of detailed track change comments from the development community on
the River Terrace Plan District code amendments. They are attached to this memo as Attachments
A—C. A summary of these comments and staffs response to them is provided below.
COMMENTS FROM METROPOLITAN LAND GROUP (MLG)
18.660.040 Approval Criteria
Clarify whether phased development provisions apply to phased approvals or phased
construction.
Delete provision for right-of-way dedication during phased development.
18.660.070 Planned Developments
Clarify how perimeter lots are defined and where standards apply.
Allow more lot dimension and setback flexibility for perimeter lots.
Delete provision requiring applicant to provide an analysis that shows how an alternative
open space proposal and development enhancements are equivalent to the standard 20%
open space requirement.
Staff Response:Staff agreed with each of the changes suggested by MLG and revised the
December 18th draft of the code amendments accordingly.
COMMENTS FROM WEST HILLS
General
Clarify procedures, terms, and standards throughout and make standards more clear and
objective wherever possible.
18.660.040 Approval Criteria
Delete provision for right-of-way dedication during phased development.
18.660.060 River Terrace Boulevard Development Standards
Clarify how River Terrace Blvd development standards apply to side-oriented lots.
Require design standards for facades facing River Terrace Blvd in lieu of front entries and
walkways.
18.660.070 Planned Developments
Eliminate open space requirement altogether and focus on development enhancements.
18.660.080 Street Design
Allow more River Terrace Blvd design flexibility up front.
Staff Response:Staff agreed with each of the changes suggested by West Hills and revised the
December 18th draft of the code amendments accordingly, with one exception. Staff revised
the Planned Development open space requirement, but did not eliminate it entirely.
COMMENTS FROM POLYGON
18.660.030 Provision of Adequate Public Facilities
Include Developer Agreement as an option for compliance deferral.
18.660.060 River Terrace Boulevard Development Standards
Clarify how River Terrace Blvd development standards apply to side-oriented lots.
Require design standards for facades facing River Terrace Blvd in lieu of front entries and
walkways.
18.660.070 Planned Developments
Clarify how perimeter lots are defined and where standards apply.
Limit right-of-way reduction for Planned Development density calculations.
Add definitions for how to measure street-facing facades and window area.
18.660.080 Street Design
Clarify where Community Commercial street standards apply.
Staff Response:Staff agreed with each of the changes suggested by Polygon and revised the
December 18th draft of the code amendments accordingly.
ATTACHMENT 4-A
Susan Shanks
From: Jamie Morgan-Stasny <jamiem@metlandgroup.com>
Sent: Tuesday,January 13, 2015 4:24 PM
To: Susan Shanks
Cc: 'Matt Sprague'
Subject: River Terrace Plan District Comments - MLG
Attachments: 201501131444.pdf
Hi Susan,
Attached are our comments on the River Terrace Plan Code language.
A number of our concerns were addressed by Fred's group, but we did have a number of other ideas that should be
considered, namely—
• Not requiring compliance with the following sections when applying for a Planned Development (as described
on page 18.660-7 attached)
o 18.350.060.C.1 (80% rule)
o 18.350.060.C.3 (extreme rule)
o Table 18.510.2
• Removal of the rough proportionality requirement within section 18.660.060, C on page 18.660-8
o We feel that the guidelines set forth in 18.660.060 C 1, 2 &3 will provide enough discretion to the
Planning Commission and negate the need for a rough proportionality demonstration.
Please feel free to call if you would like to discuss our comments further.
Matt Sprague from SFA is our planner who is currently in process on two Planned Developments within the City of
Tigard. He had some great insight and comments. Please also do not hesitate to call him directly if you have questions
or would like more information. His direct number is (503) 332.8385.
Thank you for your consideration,
- Jamie
Jamie Stasny I Project Planner
17933 NW Evergreen Parkway,Suite 300 Beaverton,OR 97006
503-597-7106 503-597-7149 . 503-752-5807
JamieM@metlandgroup.com
1
5 F14-rbe.st„„ 6.n,'J?
Gdccek e,IAems,A— Cow, wic.A.t�
1 I 121 Chapter 18.660
01/44-VS� �� RIVER TERRACE PLAN DISTRICT
Sections:
18.660.010 Purpose
18.660.020 Where These Regulations Apply
18.660.030 Applicability
18.660.033 Adequacy of Public Facilities
18.660.035 Preliminary Plat Approval Criteria
18.660.040 Community Commercial Development Standards:
18.660.050 River Terrace Boulevard Development Standards
18.660.060 Planned Developments
18.660.070 Street Design
18.660.080 Street Connectivity
18.660.010 Purpose
The River Terrace Community Plan provides foi a variety of land rises and residential densities consistent
with the community's desire to create a community of gieat.neighborhoods that .includes housing,
neighborhood-scale commercial businesses; schools, parks,`and,recreational opportunities. The purpose
of the River Terrace Plan District is to implement the adopted,..River Terrace Community Plan and
associated infrastructure master plans foi Water,sewer,stormwatet;;parhs,and transportation.
•
This chapter is intendedto enure that public`facilities are adequate*Serve the anticipated levels of
development throughout:RrverTeriace by;
• Implementing the River Tetiace:.Commuriity Plaa and associated infrastructure master plans
• Facilitating the transition of Ryer Terrace froinrural to urban land use through the timely,
orderly,and efficient provisronof public facilities,
• Ensuring that.public facilities'are adequate'tosupport new development and are available
concurrent with the impacts of such development
• Safeguarding the commnity's health, safety,and welfare
This chapter is also,intended to implement those unique aspects of the River Terrace Community Plan and
associated infrastructure master ,plans related to commercial and residential design, transportation
facilities,and park and trail development.
• The commercial area is.envisioned as a vibrant mixed-use center with pedestrian-scale street and
building amenities'arid high-quality design features.
• The transportation system is designed as 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
through thoughtful and location-specific street and intersection design.
• River Terrace Boulevard is designed to seamlessly integrate the River Terrace Trail into its
design, provide safe and comfortable multi-modal travel options, and include high-quality
pedestrian-scale design treatments that defines it as the neighborhood's signature street.
• Parks and trails are distributed throughout the area to provide a variety of convenient recreational
opportunities for residents and visitors.
River Terrace Plan District 18.660-1 Revised Draft:12/18/14
18.660.020 Where These Regulations Apply
The regulations of this chapter apply to the River Terrace Plan District. The boundaries of this plan
district are shown on Map 18.660.A located at the end of this chapter.
18.660.030 Applicability
This chapter applies to all property that is located within the River Terrace Plan District. The standards
and requirements of this chapter apply in addition to,and not in lieu of,all other applicable provisions of
the Tigard Community Development Code (TCDC). Compliance with all applicable standards and •
requirements must be demonstrated in order to obtain a development approval. The standards in this
chapter shall govern in the event of a conflict.
18.660.033 Adequacy of Public Facilities
A. Intent. The intent of this section is to address the provision of the infrastructure system necessary to
benefit and serve all property within River Terrace as provided for in the.River Terrace Community
Plan,related infrastructure master plans,and the River Terrace Funding Strategy, in light of the desire
of property owners to commence preliminary development prior to full implementation of those plans
and with the understanding that no. development rights vest and no development:approvals can be
granted until the infrastructure systemis•in place or assured.
B. Approval Standard. Development maybe approve'd:only if the applicant demonstrates that each of the
following components of the River `Terrace Funding Strategy, adopted by Resolution 14-66
(December 16,2014)has been adopted and:is in effect: •
1. Transportation: A citywide transportation system development charge (SDC), a River Terrace
specific transportation SDC, and a River Terrace transportation utility fee surcharge is in effect.
2. Water: For development in water pressure zone 550,a minimum of 3 million gallons in new firm
water.storage capacity and associated pump station with a minimum firm capacity of 1400
gallons per minute or piping improvements that provide sufficient water capacity in water
pressure zone 550 to serve the proposed development.
3. Sewer: A citywide Utility fee surcharge.
4. Storniwater: A River Terrace storm water utility fee surcharge.
•
C. Deferral of Compliance.
1. An applicant may request deferral of the requirement to demonstrate compliance with one or
more of the approval standards set forth in subsection B as provided for in this subsection C:
a. Preliminary land division plat approval to final land division plat review. ••
b. Planned development concept plan approval to detailed development plan review where no •
land division is proposed.
c. All other development applications: A condition of development approval requiring
demonstration of compliance no later than 180 days after approval or prior to submission of
applications for utility or building permits,whichever occurs first.
2. Deferral of compliance shall be granted only if:
a. The applicant demonstrates that the approval standard will likely be met prior to filing an
application for final land division plat approval, detailed development plan approval, or
expiration of the condition of approval. A determination by the review authority that it is
River Terrace Phar District 18.660-2 Revised Draft:12/18/14
likely that the standard will be met shall be for the purposes of deferral only and in no way
constitutes an assurance, guarantee, or other representation that may in any way be relied
upon by the applicant or any party;and
b. The applicant executes a written agreement prepared by the city acknowledging that the
applicant has determined that deferral is to its benefit and that any and all actions taken
pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk.
The acknowledgement shall waive,hold harmless and release the city, its officers,employees
and agents for any and all claims for damages, including attorney fees, in any way arising
from a denial for failure to demonstrate compliance with the standards in subsection B,
without regard to fault. Nothing in this section shall preclude the applicant from seeking
review of any land use decision in accordance with ORS'Chapter 197,215 or 227 or equitable
relief in a court of competent jurisdiction. •
D. Exception.
1. An exception to one or more of the standards in subsection B may be obtained through a Type II
procedure as governed by Subsection 18.390.040.
2. An exception shall be granted only if the applicant:
a. Demonstrates that the exception will not materially impact implementation of the River
Terrace Sanitary Sewer Master Plan Addendum (Resolution 14-25); River Terrace Water
System Master Plan Addendum (Resolution 14-35); River Terrace Stormwater Master Plan
(Resolution 14-42);River Terrace Transportation System Plan Addendum(Ordinance 14-16);
and,the River Terrace Funding.Strategy(Resolution 14-:66); and
b. Has proposed alternatives that will ensure that it will provide its proportionate share of the
facilities and the funding for facilitates as identified in the River Terrace infrastructure master
plans andFiihdrng Strategy.
c. Executes an agreement prepared by the city.agreeing that, if the new SDCs are not in effect at
the time of building permit issuance, the applicant will pay an amount equal to the SDCs
assumed by the River. 1 ert•ace.,Funding Strategy. No credits will be issued against this
payment,but the city will refund siuchpayment if the SDC is in effect and paid in accordance
with the'terns of the applicable SDC:ordinance or the applicable SDC has not taken effect
within two years of the effective date of this Code.
d. Agrees to disclose in writing to,each purchaser of property for which a building permit has
been obtained that the property may be subject in the future to utility fees or SDCs as
described in the River Terrace Funding Strategy.
E. Additional Standards.
1. A water transmission or sewer trunk Iine constructed by one or more applicants shall:
a. Be placed in a public easement within the transmission line corridor and alignment identified
in the water or sanitary sewer master plans. The exact location and route shall be approved
by the City Engineer. If a transmission or trunk line corridor and alignment have not been
adopted,the applicant may file a Type IV application to establish the corridor and alignment.
This application shall be processed prior to or concurrently with the development application
and is not subject to the timing limits in Subsection 18.390.060.B.
b. Be sized, designed, constructed, and placed in accordance with city specifications and as
approved by the City Engineer; and
c. If the transmission or trunk line enters the property that is the subject of the development
application,a pubic easement for the line shall be granted to extend through the property that
is the subject of the application and terminate at such location as the review authority
River Terrace Pian District 18.660-3 Revised Draft:12/18/14
determines will maximize the function and availability of the easement to serve additional
properties,taking into account the impact of the easement on the subject property.
2. If compliance with storm water management standards is dependent on a publicly funded
conveyance system or regional facility that has not been provided, the applicant may propose
interim facilities and systems, such as on-site detention. The detention shall meet all applicable
standards. Unless otherwise provided in the development approval,the applicant shall provide an
assurance that adequate financial resources are available to decommission the interim facility and
connect to the public storm water management system when it becomes available. No storm
water management system shall be approved if it would prevent or significantly impact the ability
of other properties to implement and comply with the River:Terrace Stormwater Master Plan or
other applicable standards.
3. Development shall be located and designed so as to not Unduly or unnecessarily restrict the ability of
any other property to provide or access a public easement or facility required for the property to
develop in accordance with this Code, taking into account the topography, size and, shape of the
property that is the subject of the application, impact on the applicant, and the reasonableness of
available options. An applicant shall not be...required to reduce otherwise permitted density or to
obtain a variance to demonstrate compliance but this standard, may be considered in considering a
variance requested by the applicant.
F. Other Provisions. •
1. Unless expressly authorized in a development approval,no'person shall impose a private fee or
any charge whatsoever that prohibits,restricts,or impairs an adjoining property from accessing a
public easement, facility oi service or denies access to such public.easement,facility,or service.
2. For purposes'of this section, an ordinance'Or resolution adopting an SDC, utility fee, or other
charge to finance public facilities and services described in this section shall be deemed effective
if it has taken effect and thetune for any legal challenge has expired or any legal challenge has
been finally decided
18.660.035 Preliminary Plat Approval Criteria:
A. Additional Approval Criteria. In addition to the approval criteria in Section 18.430.040 (Approval
Criteria: Preliminary Plat), the following approval criteria shall apply to all preliminary plat
applications within River Terrace;
1. The streets, street extensions, and intersections conform to the River Terrace Transportation
System Plan Addendum, the street spacing and connectivity standards of this chapter and the
TCDC, and the plats of subdivisions and maps of partitions already approved for adjoining
property as to width,general direction, and in all other respects unless the city determines it is in
the public interest to modify the street, street extension, and/or intersection locations,widths,or
pattern;and
2. The preliminary plat does not impede the future use or development of adjacent properly within
River Terrace not under the control or ownership of the applicant proposing the preliminary plat. •
3. Where phased development is proposed, a plan for future phases shows the location of lot lines,
rights-of-way, and other details of layout and demonstrates that future division of the entire site
may readily occur without violating the development standards of the TCDC;and
1+0,4 cu.c an bcvne-e-A rvuN-. tye.al n"Le.b4.4V4t..4,1 P ILLS.elA F:r04q,\S a ? 412A
C acicwa.\? Tpin 3 i 5 e15aqu+- p%. art.o..�p�"..1S
River Terrace Platt District18.660-4 Revised Draft:12/18/14
ms`s t f,2-)19
see }‘.15 bas wpm ?vrnVwse 4‘- C.loinir rr_ cy uirc�w�i-S
devslv`P""t-'^ ` vvli-c d
4. Where phased development is proposed, the preliminary plat dedicates rights-of-way for all
arterials, collectors, and neighborhood routes as shown in the River Terrace Transportation
System Plan Addendum for all phases to allow for the timely and orderly extension and
connection of adjacent streets and utilities.
B. Conditions of approval. The approval authority may attach such conditions as are necessary to carry
out the goals and policies of the Tigard Comprehensive Plan, River Terrace Community Plan, and
other applicable ordinances and regulations and may require that reserve strips be granted to the city
for the purpose of controlling access to adjoining undeveloped properties.
•
18.660.040 Community Commercial Development Standards`IPLACEHOLDER]
18.660.050 River Terrace Boulevard Development Stadards ,
A. Applicability. The applicable development standards contained in the underlying zoning district shall
apply to all development within River Terrace, except where the applicant has obtained variances or
adjustments in accordance with Chapter 18,370, and except as specified below. The following
standards apply to commercial and residential development sites abutting River Terrace Boulevard
right-of-way as follows: •
1. For single—family attached, single-famnily detached, ad duplex development, the following
standards apply to all development on those lots abutting the River Terrace Boulevard right-of-
way(ROW). •
2. For multi-building developments (commercialor multifamily) on a single lot, the following
standards apply'to all development except those buildings that have less than fifteen(15) feet of
building elevation visible from the River Terrace Boulevar'd''might-of-way(see Figure 18.660.1).
3. The standards apply development abutting both sides of the right-of-way. The general location of
the River'Terrace Boulevard right-of-way is shown on Map 18.660.B. The City Engineer shall
approve the final alignment,
B. Building Placement and Design.
•
1. Primay'buildings shall have their Vont facade and front entry door oriented to River Terrace
Boulevard:
2. At least one front entry door is required for each business or dwelling with a ground floor
frontage.
3. At least one front entry door shall be covered,recessed, or treated with a permanent architectural
feature in such a way that weather protection is provided.
4. For those properties that do not abut the trail side of the right-of-way,one walkwayconnection is •
p P g Y�
required between the front entry door and the public sidewalk. For those buildings with 100%of
their elevation visible from the River Terrace Boulevard right-of-way, the walkway may not be
more than 20 feet in length for the portion of the walkway that lies outside the public right-of-
way(see Figure 18.660.1).All walkways shall be ADA accessible.
River Terrace Plan District 18.660-5 Revised Draft:12/18/14
5. For those properties that abut the trail side of the right-of-way, one walkway connection is
required between the development and the trail for every 5 single-family detached lots(including
duplex lots)that are located within a single block.All walkways shall be ADA accessible.
Figure 18.660.1: Applicability of Development Standards
for Sites Abutting River Terrace Boulevard Right-of-Way
:,, y,
,-,,;v�pocket
❑ park
I.=Subject to the n . `- - -
standards in y( ) A L of•streetbike•ped ..
accessway connecting
18.660.050 sr 1 residential areas more
Ldirectly to amenities
Walkway 20'or less
River Terrace Boulevard ROW >
Com
JEW 1 Corn
MF ArStandards\ i
don't apply N.
Com
to buildings
with<15'
of elevation
facing the
Boulevard
ROW
6. For those properties that abut the trail, one walkway connection is required between the
development and the trail for every 10 single-family attached dwelling units that are located
within a single,block but;.that are not necessarily all attached together. All walkways shall be
ADA accessible.
I
I
7. For those properties.. that abut the trail, one walkway connection is required between the
development and the trail for every 200 feet of frontage of multifamily development. All i
walkways shall be ADA accessible.
8. No accessory structures, garages,carports,driveways or vehicle access are permitted between the
primary building and the River Terrace Boulevard right-of-way, except as approved through the
adjustment process in accordance with Subsection 18.660.050.D.
9. No fences, walls or hedges over three (3) feet in height are permitted between the primary
building and the River Terrace Boulevard right-of-way, except as approved through the
adjustment process in accordance with Subsection 18.660.050.D.
I
River Terrace Plan District • 18.660-6 Revised Draft:12/18/14
C. Density Bonus. in order to help offset the land and development costs associated with the
construction of River Terrace Boulevard, residential development sites abutting River Terrace
Boulevard right-of-way may choose to propose smaller and narrower Iots along River Terrace
Boulevard than otherwise allowed by zoning. The resulting increase in the number of dwelling units
along River Terrace Boulevard shall be allowed in addition to any density bonus approved through
the Planned Development review process in accordance with Chapter 18.350 (Planned
Developments). Where more dwelling units are proposed, the reduced lots sizes or lot areas per
dwelling unit that are described below shall be used to calculate the maximum and minimum number
of residential units allowed in accordance with Subsections 18.715.020.B and C (Density
Computations). This density bonus shall only apply to residential lots that are proposed to abut River
Terrace Boulevard once the larger development site has been subdivided for urban development
purposes.
1. Land zoned R-4.5: Single-family detached lots thatare proposed to abut River Terrace Boulevard
right-of-way may reduce the minimum lot size to4,500 square feet and the minimum lot width to
40 feet. Duplex lots that ate proposed to abut;River Terrace Boulevard right-of-way may reduce
the minimum lot size to 7,000 square feet'adthe minimum lot width to-80 feet.
2. Land zoned R-7: Single-family detached lots'-thatate proposed to abut Rives.Terrace Boulevard
tight-of-way may reduce the minimum lot size to 3:500 sgtiaie feet and the minimum lot width to
35 feet. Duplex lots that are pioposed to abut Rivei'<Tei'ace Boulevard tight-of-way may reduce
the minimum lot size to 7,000 aquae feet Single-family:attached lots that ate proposed to abut
River Terrace Boulevard right-of-way may,reduce the minimum lot size to 2500 square feet and •
the minimum lot width to 25 feet •
•
3. Land zoned R42 Mtiltifairily development.on lots that are proposed to abut River Terrace
Boulevard tight-of way may reduce the mmiiniiin lot area per dwelling unit to 2000 square feet.
Single-family attached and detached lots and:duplex lots that are proposed to abut River Terrace
y
Boulevard tight-of wamay seduce the minimum lot area per dwelling unit to 2500 square feet.
D. Adjustments. Adjustments shall,._be processed by Means of a Type II procedure, as governed by
Section 18.390 040 The;directoi may grant an adjustment to the standards of this section based on
findings:that:
1. The standards cannot be:Met due to`topography or other natural constraints associated with the
specific development
2. The proposed pt
design ovtdes safe and convenient pedestrian connections to the pedestrian lwl
facilities within thei:Rivei?Tet•race Boulevard right-of-way;and 11v -5
Jf
3. If fences or walls over three (3) feet in height are proposed, they will be constructed of high- 1
quality materials. Wood or chain link fencing is not permitted. 7
1 G: necdS i �0.r•C- 5twckS Gc 4can-I~ b
18.660.060 Planned Developments , � � .vvtS �w30r: Cv rcv,01-1'!< ;s,,e .I.,
5 sr-. . iv.14_1•!-?re4-a.4.t OA 4 vne.)murk 11,t-V„ /� C j.c�'t -, w€)a-
The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, excepts Q
modified below.
Also S skr,A04-
w 'v. ww w�yu..b e t at` a Fant,\ Ho aLen4-vim
a
sem\; raie s-tV�e#`i s et,o-}cis itAet ..t ,t �`nV+�a �- b 1
A. Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5
shall only apply to multifamily development. \
CI �tiae.
c .ac3ievLfians � w4 SVt0,An.a1- v..��1 : IT.350.U(a0.(, .' 140%�4\� l`211a
River Terrace Phut District III-2,1 1 n- 18.660-7 Revised Draft:12/18/14
'V.510.2. --, rc-044.t-3zpSe.430K _`'ci#-ic.tl-w, ;A MV
y��'� A 5.aw,e.as '0`a-t4,4e.rdna5•tVa„¢_
B. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor
recreation and open space requirements of I8.350.070.D.6 shall only apply to multifamily
development.
C. Shared open space facilities. As an alternative to providing the 20% open space required by
Subsection 18.350.070.D.13, the city may accept a lesser amount of open space where the applicant 2Itytave c
can meet the requirements of 1, 2, and 3 below,axd ie-tete-applicant-p}e •idesaaga a#ysie-that•-';s -4.14 pit u1
de eloap9 fg— tints ugh • e •e.i -o•,. e_.. -- !Q.-‘ (A f Y-
open as �,�, a lisa naynt a Bu ltiple antit�ata mraics-td i 6o
d d pen- ties=i eughrly-prntro-tie»a1,- ,e S
s OS
;ii :::-< IIS
I. The city may accept a lesser amount of open space where'the proposed open space: Iy1MIO5 •
a. Meets the need for neighborhood or linear public parks,''open space,and/or trails identified in
the River Terrace Park System Master Plan-Addendum with'respect to both location and the
city's level of service standard; and
b. Will be dedicated to the public.
2. The city may accept a lesser amount of open space in exchange for additional development j
enhancements where such enhancements provide a :community benefit::!and where the
development provides at least thiee 3.:.of the followin
a. Provide a comprehensive network?of,.public pedestrian connections that complements the
public sidewalk system and that facilitates access to:parks, schools, trails, open spaces,
commercial areas,and similar destinations:
b. Provide public nate a trails along:oi through natural yesouice'`areas or open spaces. All trails
through piOtected natutal,.resource areas.•anust'obtain all. necessary approvals and meet all
applicable development standards.
c. Provide or show:that the proposed development has direct access to and is within a '%-mile of
a public park or recreation ai ea via a public off•private trail,path,or walkway. _., .,,d;..ut s 212.w.114 °til,
d. Piovide Jntei section tt eatmnents that are acceptable to the City Engineer and that elevat' the s+ ,6?
pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other
similar treatitients I lit. I1
e::: ;Ptovide high-quality.architectural features on attached and detached single-family dwelling 00-5 •
units and duplexes ;.that meet` the design standards in accordance with Subsection
18660,060.E below.
3. For those properties that abut Roy Rogers Road or River Ten•ace Boulevard, one or more of the
following enhanceinents,itiy be provided in lieu of one or more of the enhancements listed in 2
above.
a. Provide for the�long-term maintenance of any proposed and/or required landscaping in or I
adjacent to the Roy Rogers Road or River Terrace Boulevard rights-of-way through the
formation of a homeowners' association or other comparable organization that is acceptable •
•
to the applicable road authority. The installation and maintenance of stormwater facilities is i
not required.
b. Provide a high-quality visual and noise buffer along Roy Rogers Road that includes both a I
vegetative and solid barrier component outside of the public right-of-way, j
c. Provide park facilities in the River Terrace Trail corridor, including but not limited to j
benches, picnic tables, lighting, and/or small playground areas (i.e. tot lots or pocket parks). i
Provision of such facilities may allow the applicant to count the trail corridor as a linear park
facility,thus contributing to meeting the city's level of service standards for both linear parks
River Terrace Plan District 18.660-8 Revised Draft:12/18/14
and trails. The city's Parks Manager shall decide whether the proposed facilities elevate the
trail corridor to a linear park facility.
D. Open space conveyance. The standards of Subsection 18.350.070.D.14 shall apply to the conveyance
of open space within River Terrace. The standards of Subsection 18.810.080.B shall not apply.
E. Design Standards for Single-Family Dwelling Units and Duplexes.These design standards apply only
when the applicant chooses to provide them per Subsection 18.660.060.C.2.e above to meet the
alternative requirement for shared open space facilities in accordance with Subsection 18.660.060,0.
These standards apply to attached and detached single-family dwelling units and duplexes. They are
intended to promote attention to detail, human-scale design, street-:visibility, and privacy of adjacent
properties, while affording flexibility to use a variety of architectural styles. The graphics provided
are intended to illustrate how development could comply'with these standards and should not be
interpreted as requiring a specific architectural style.An.architectural feature may be used to comply
with more than one standard. -T s ��i5 m; d le nc H or I a.- r/e-7
1. Articulation. All buildings sh incorporate design elements that break up all street-facing
façades into smaller plane s ollows. SeeFigure 18.660.2 for an illustration of articulation.
a. For buildings wit 30-60 et of street-<fionta e, a minimum of I of the following elements
shall be provided along the street- acing dc&::QS.
i. A porch at least 5 feet deep.
ii. A balcony that is at least 2 feet deep and is acces$ible from an interior room.
iii. A bay window that extends at least 2 feet wide:
iv. A section of the façade that is recessed•by at least 2 feet deep and 6 feet long.
v. A gabled dormer.
b. For buildings with •
over 60 eet of street frontage, at least 1 element in Subsection
18.660.060.E I a i v above s all be provided for•ever.. 30 feet of street frontage, Elements
shall be distributed along the length of the façade sothat there are no more than 30 feet
between 2 elements.
c. For buildings with,less than 3Q feet of street frontage,the building articulation standard is not
applicable.
Figure 18 .:660.2
''wilding Articulation
•
• •
River Terrace Plan District 18.660-9 Revised Draft:12/18/14
Dormer '>
1 V, balcony
T !
Porch-
L_
Recessed facade
Design standards for articulation
2. Eyes on the Street. At least 12% of the area of each:•street-facing facade must be windows or
entrance doors. See Figure 18.660 3 foxan illustration of eyes on the street.
a. Windows used to meet this standard must be transparetand allow views from the building to
the street. Glass blocks and privacy windows in bathrooms do.,not meet this standard.
b. Half of the total window area in the:,door(s)of an attached garage counts toward the eyes on
the street standard. All of the window:area in'the street-facing wall(s)of an attached garage
count toward meeting this:standard
c. Window area considered the entirearea within the outer window frame, including any
interior window g'r'id
d. Doors used to meet:this standard must face the street or be at an angle of no greater than 45
degrees fie nahe street
e> .;Door area is considered the portion of the:door that moves. Door frames do not count toward
•':::this standard.
Figure 18.660.3
Eyes on the Street
•
River Terrace Plat District 18.660-10 Revised Draft:12/18/14
Street-facing windows and
main entrance door
-A A
1ji� ;'
-r ,--k_:_��i`��-,--- So%of garage door
. i L '.17 Tf window area
i
i . l
Design standards for eyes on the street
3. Main Entrance. At least 1 main entrance must Meet both.of following standards. See Figure
18.660.4 for an illustration of main,entrances.
a. Be no further than 8 feet behi d>`tl e.•longest street-ffCing wall of the building.
b. Face the street, be at an angle of up'to:45,degrees feoai the street, or open onto a porch. If the
entrance opens up onto a porch,the poi must meet all>of these additional standards.
i. Be at least 25 square feet in at'ea with a minimum 4-foot:.'depth.
ii. Have at least:I porch entry facing..the sheet .:
iii. Havea ioof that is no more than 12 feet above the,floor•of the porch.
iv. Have a.ioofthat covers::at least 30%;ofthe porch area:
figure 18.660.4
Main Entrances 1
1
River Terrace Plan Dislricl 18.660-11 Revised Draft:12/18/14
1
, 1 I
I
1 GARAGE t)W;t.l.ING 1 I GARAGE VWE"t-E,ENC j
I UNITmolr I IUNP f
1 entrarci I I I
1 d .!_, I MaximumI ent r;
II M • 8 ft. I I-Farch
1 I. I i _i :1i 1 j I
I l�ngrs,t. j E'nrc'fl cat. I
1 atr eet-facir►t,);voni I 1 1
of dwelling unit; ! II
I
From;lot(ine 1 I From:lot line
5idr vr.3rk iidnwal l:
STREET `" STREET _ -
4. Detailed Design. All buildings shall include;at,.least five.:(5) of the following features on any
street-facing facade. See Figure 18.660.5 for illustfation of detailed design elements.
a. Covered porch at least 5.:•feet deep, as measured.horizontally from the face of the main 1
building façade to the edge of the deck,and at least 5;feet wide.
b. Recessed entry area at least 2feef deep, as measuied;horizontally from the face of the main
building façade,and at least 5 feet.wide .:
c. Offset on the building face of at least 16 inches from 1 exterior wall surface to the other.
d. Dormer that rs at least 4:feet wide and integrated'intothe roof form.
e. Roof eaves:with a minimal projection of,.12 inches from the intersection of the roof and the
exterior wal1S
f Roof line offsets:of at least 2 feet fiorri the top surface of 1 roof to the top surface of the
other,
g. Tile;:oi Wood shingle ioofs
h `Horizontal lap;siding between 3 to 7 inches wide (the visible portion once installed). The
siding material may,be wood,,.fiber-cement,or vinyl.
i. Brick, cedar shingles,.stucco, or;other similar decorative materials covering at least 40% of
the"street-facing facade;
j. Gable roof,hip roof,Or gambrel roof design.
k. Window=trim around all:windows at least 3 inches wide and 5/8 in deep.
1. Window recesses, in all.windows,of at least 3 inches as measured horizontally from the face
of the building facade
in. Balcony that is at least 3 feet deep,5 feet wide,and accessible from an interior room.
11. One roof pitch of at least 500 square feet in area that is sloped to face the southern sky and
has its eave line oriented within 30 degrees of the true north/south axis.
o. Bay window at least 2 feet deep and 5 feet long.
p. Attached garage width, as measured between the inside of the garage door frame, of 35% or
less of the length of the street-facing façade.
I
I
Figure 18.660.5
Detailed Design Elements
i
River Terrace Plan District 18.660-12 Revised Draft:12/18/19
1
,... —s Root line offsets
---• 1
,fir_ — �_ Font eaves
I f
.,t ,+ .; ,;, i 1 , k r._ winnow tII:rm
1�� _ —1
t ` i,. . ,.� Tit:
r _ Covered porch
—fiecessett entry ,
I
Design standards for detailed design
5. Garages and Carports. These standards are intended„to'prevent garages from obscuring or
dominating the street-facing:.facade.. of a dwelling aiid provide for a pleasant pedestrian
environment in residential areas.
a. The front of a garage or carport;cari be tio;closer toil e;front lot line than the longest street-
facing wall of the house that encloses living a yea, The following exceptions apply:
b. A garage or carpolvt may extend up to 5 ft in fi ont.if there is:a covered front porch and the
garage or carport"does not extend beyond the'fiont offhe.porch.
c. A garage may extend UP,to, 5 ft in front if the garage is`part of a 2-story façade that has a
window at least.1.2 sq ft iii:area on the second story that faces the street.
Grog. ,ire d. The width of a Street facing garage door(s), as measured between the inside of the garage
door frame, may not exceed 40%'of the total width of the street-facing facades on the same
1�w,k\-- �' "^ :•: street frontage:as the;garage doom See.Figure 19.505.2.C,2. Notwithstanding this limit, a
►�'tZz""`' . dwelling is.allowed 112 ft-wide garage'door, regardless of the total width of street-facing
• ,',nrt1L rrH� ;;facades.
6. The maximum allowed`garage width.may be increased to 50% of the total width of the street-
facing facade:if a total of.7;:detailed design elements in Subsection 18.660.060.E.4 are included
I :IA�� on the street=facing facade;•:::::,;
r”) 7. Garages may be side-oriente
'" d to the front lot line if the eyes on the street standard in Subsection
18.660.060.E.2 is met >_
Figure 18.660.5
Maximum Garage Width
River Terrace Pian District 18.000-13 Revised Draft:12/I8/14
i
Gai�gc
4(}%of facade
width
•
itat atL;will l b
•
i
•
River T errace Plan District 18.660-14 Revised Draft:12/18/14
18.660.070 Street Design
A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as
shown on Map 18.660.B and in Figure 18.660.6 below.
Figure 18.660.6 River Terrace Boulevard Cross-Section
•
.
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10
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1 . _
1. Design Standards for Rivet. 'errace BOlBvthd,.
a. Right-of-Way Width 1 1 O':feet plus additioi'ROW as needed for slopes,retaining walls,etc.
b •:Sidewalk:
i . ,With or without on-street patleing, and not adjacent to trail: 6-foot sidewalk.
ii. ;With on-street parking,and adjacent to trail: 5-foot sidewalk.
iii. Without on-street•paking, and adjacent to trail: No sidewalk required.
c. Landscape;Strip:
i. With or without<on-street parking, and no adjacent to trail: 8.5-foot landscape strip
(includes`O.5-foot curb).
ii. With on-street parking,and adjacent to trail:No landscape strip required.
iii. Without on-street parking, and adjacent to trail: Minimum 8.5-foot landscape strip.
(includes 0.5-foot curb) between travel way and trail. (This width can be reduced from
the trail landscape requirements below.)
d. Bike Facilities: 12-foot trail on west side of street in accordance with design standards below. I
e. On-Street Parking: On-Street Parking: Optional 8 feet,as determined by the City Engineer. I
f. Travel Lanes:
i. Through Lanes:One 11-foot travel lane in each direction.
ii. Median: 14 feet between travel lanes, to be used for landscaping, pedestrian crossing
refuge, or left-turn lanes (includes 2-foot clearance between through lanes and curb and
0.5-foot curb on both sides).
I
River Terrace Plain District 18.660-15 Revised Draft:12/18/14
iii. Left-Turn Lane: Required 11 feet where left-turns are allowed, as determined by the City
Engineer.
g. Trail Right-of-Way:38 feet,on west side of street
i. Minimum 12-foot paved surface
ii. Minimum 26 feet of landscaping
h. Required Street Lighting: Intersection safety lighting, basic street lighting and pedestrian—
scale lighting
i. Access: Properties abutting both the trail side of River Terrace Boulevard and another street
shall take access from the other street unless the other street is an Arterial.
B. Collector within Community Commercial Zone. The following street design standards apply to the
Collector which extends through the Community Commercial zo;ie``as shown on Map 18.660.B and in
Figure 18.660.7 below.
Figure 18.660.7 Cross-Section for Collector within Community Commercial Zone
Ti!( 414 1
•
�,yy,l
Landscape Strip/ Landscape Skip!
Furnishing. .Furnishing
! Zone& f Bike i Bike I Zone&
Buffer.'.;_ Sidewalk Tree Wells Parking Lane l Travel Lane Travel Lane Lane , Parking (Tree Wells. Sidewalk Buffer
0.5' ` 8' ' 5.5' 8' 6' ' 11' 11' 6 8' 5.5 8 '0.5'
50 Street Width
7.8.';R0W-.
1. Design Standards'ff'Collector within the Cojnmunity Commercial Zone
a. Right of-Way Width 78;feet plus additional right-of-way as needed for slopes, retaining
wells, etc
b :Sidewalk 8-foot.sidewalk on both sides ofthe street.
Landscape Strip/furnishing.,Zone and Tree Wells: 5.5 feet on both sides of the street
(includes 0.5-foot:Cii'b).
d. Btke?Facilities/On-Stjeet Palkmg ;
i. 'Biking Facility: 6-foot bike lane on both sides of the street.
fi'eet Parking ;Optional 8 feet,as determined by the City Engineer.
e. Travel Lades';:,
i .Through Lanes;;:Oie11-foot lane in each direction
ii. Left-Turn Lane,:Optional 11 feet where left-turns are allowed, as determined by the City
Engineer.
f. Required Street Lighting: Intersection safety lighting, basic street lighting and pedestrian—
scale lighting.
g. Street Crossings: All street crossings (midblock or at intersections) require curb extensions
into the parking lane unless the City Engineer finds it in the public interest that curb
extensions not be provided(e.g.,to facilitate truck turning movements).
C. Arterials within River Terrace Plan District. The following street design standards apply to the
Arterials within the plan district as shown on Map 18.660. [PLACEHOLDER FOR ROY ROGERS
ROAD AND SCHOLLS FERRY ROAD CROSS SECTIONS]
River Terrace Plan District 18.660-16 Revised Draft:12/18/14 •
D. Adjustments. Adjustments to the street cross-sections described in this section, such as deletion of
on-street parking and associated elements or width reduction of trail right-of-way or landscape
median, may be granted upon finding that such adjustments are either needed to lessen impacts on
natural resources or are otherwise in the public's interest as described in the River Terrace
Community Plan and River Terrace Transportation System Plan Addendum. Adjustments shall be
processed by means of a Type II procedure, as governed by Section 18.390.040, using approval
criteria in Subsection 18.370.020.C.9.
18.660.080 Street Connectivity
A. Street alignment and connections. For development abutting!Rive 'Terrace Boulevard, an additional
exception to the requirement in 18.810.030.H for full street,epnnections to River Terrace Boulevard
with spacing of no more than 530 feet between connections:;is`allowed where the city has identified a
need to minimize the number of trail crossings and,provided that`(icycle and pedestrian connections
on public easements or right-of-ways shall be provided with a spacing:of no more than 330 feet, i
B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed 1,600 feet measured
along the centerline of the streets except where street location is precluded by natural topography,
wetlands, significant habitat areas or bodies of water, pre-existing development, or an arterial or
collector along which the city has identified a need to minimize the number of inteiseetions.
i
Map 18.660.A:River Terrace Plan Distri.etBoundary
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®1 River Terrace Plan Area — Tigard City Boundary
River Terrace Plan District 18.660-17 Revised Draft:12/18/14
i
Map 18.660.B:River Terrace Boulevard and Commercial Collector
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River Terrace Plan District 18.660-18 Revised Draft:12/18/14
I
ATTACHMENT 4-B
FeRKI Ns coie 1120 NW Couch St +1.503.727.2000
10th Floor 0 +1.503.727.2222
Portland,OR 97209-4128 perkinscoie.com
January 13, 2015 Michael C.Robinson
MRobinson@perkinscoie.com
D. (503)727-2264
F. (503)346-2264
VIA EMAIL
Susan Shanks, Project Manager
City of Tigard Community Development Department
Tigard City Hall
13125 SW Hall Boulevard
Tigard, OR 97223
Re: River Terrace
•
Dear Ms. Shanks:
This office represents West Hills Development Company ("West Hills"). This letter's •
enclosures contain comments from West Hills and its representatives on the draft River Terrace
Land Use Regulations (TCDC Chapter 18.660) amendments scheduled to be heard by the Tigard
Planning Commission (the "Planning Commission") on February 2, 2015.
This letter contains two (2) enclosures:
Exhibit 1: Comments from Michael C. Robinson.
Exhibit 2: Comments from West Hills and Otak.
My comments address four (4)main areas:
1. The Tigard Comprehensive Plan should not be an approval criterion by way of
conditions of approval for land division applications. ORS 179.195(1).
2. Subjective approval standards should not apply to "needed housing" applications.
ORS 197.303(1); 197.307(4).
3. The proposed land use regulations should clarify in what process and under what
standards the Planning Director and the City Engineer exercise their discretion.
4. TCDC 18.660.035.A.4 should be eliminated. TCDC 18.660.035.A.3 requires that the
preliminary plat show future phase information, including preliminary rights-of-way.
Because an applicant cannot dedicate rights-of-way beyond a current phase,
TCDC 18.660.035.A.4 is not possible to accomplish.
Please place this letter and its enclosures before the Planning Commission prior to the public
hearing and in the official Planning Department file for this legislative amendment. Please add
37165-0020/LEGAL 124738978.1
F'erkiiIs Coma LLP
Susan Shanks, Project Manager
January 13, 2015
Page 2
my name to the mailing list for receipt of the notice of decision by both the Planning
Commission and the City Council on this amendment.
Thank you in advance for your courtesy and assistance. Please feel free to call me if you have
any questions.
Very truly yours,
eplivA
Michael C. Robinson
MCR:rsr
Enclosures
cc: Mr. Dan Grimberg (via email) (w/enols.)
Mr. Don Hanson (via email) (w/ enols.)
Mr. Mike Peebles (via email) (w/ enols.)
Ms. Miriam Wilson(via email) (w/enols.)
Mr. Marc Butorac (via email) (w/enols.)
Mr. Garrett Stephenson (via email) (w/enols.)
37165-0020/LEGAL 124738978.1
Perkins Cole LLP
Chapter 18.660
RIVER TERRACE PLAN DISTRICT
Sections:
18.660.010 Purpose
18.660.020 Where These Regulations Apply
18.660.030 Applicability
18.660.033 Adequacy of Public Facilities
18.660.035 Preliminary Plat Approval Criteria
18.660.040 Community Commercial Development Standards
18.660.050 River Terrace Boulevard Development Standards
18.660.060 Planned Developments
18.660.070 Street Design
18.660.080 Street Connectivity
18.660.010 Pur�e
11 PlMP's C
The River Terrace Co munity Plan provides for a variety of land uses and residential densities consistent
with the • 's desire to create a community of great neighborhoods that includes housing,
neighborhood-scale commercial businesses, schools, parks, and recreational opportunities. The purpose
of the River Terrace Plan District is to implement the adopted River Terrace Community Plan and
associated infrastructure master plans for water,sewer, stormwater, parks,and transportation.
This chapter is—intendr d—tOnsure that public facilities are adequate to serve the anticipated levels of
development throughout River Terrace by:
• Implementing the River Terrace Community Plan and associated infrastructure master plans
• Facilitating the transition of River Terrace from rural to urban land use through the timely,
orderly,and efficient provision of public facilities
• Ensuring that public facilities are adequate to support new development and are available
concurrent with the impacts of such development
• Safeguarding the community's health,safety,and welfare
L paeur a--cc s
This chapter is also intended to implement those unique aspects of the River Terrace Community Plan and
associated infrastructure master plans related to commercial and residential design, transportation
facilities,and park and trail development.
• The commercial area is envisioned as a vibrant mixed-use center with pedestrian-scale street and
building amenities and high-quality design features.
• The transportation system is designed as 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
through thoughtful and location-specific street and intersection design.
• River Terrace Boulevard is designed to seamlessly integrate the River Terrace Trail into its
design, provide safe and comfortable multi-modal travel options, and include high-quality
pedestrian-scale design treatments that defines it as the neighborhood's signature street.
• Parks and trails are distributed throughout the area to provide a variety of convenient recreational
opportunities for residents and visitors.
•
h SrA7 din 15 NOT AN Fcpr7 L CV
River Terrace Plan District 18.660-1 Revised Draft: 12/18/14
18.660.020 Where These Regulations Apply
The regulations of this chapter apply to the River Terrace Plan District. The boundaries of this plan
district are shown on Map 18.660.A located at the end of this chapter.
18.660.030 Applicability G � � �
(5 5701112 MAI title 7
This chapter applies to all property that is located within e River Terrace Plan District. The standards
and requirements of this chapter apply in addition to, an not in lieu of, all other applicable provisions of
the Tigard Community Development Code (TCDC). Compliance with all applicable standards and
requirements must be demonstrated in order to obtain a development approval. The standards in this
chapter shall govern in the event of a conflict.
18.660.033 Adequacy of Public Facilities '''' T a •='
A. Intent. The intent of this section is to address the provision of the infrastructure system necessary to
benefit and serve all property within River Terrace as provided for in the River Terrace Community
Plan,related infrastructure master plans, and the River Terrace Funding Strategy, in light of the desire
of property owners to commence preliminary development prior to full implementation of those plans
and with the understanding that no development rights vest and no development approvals can be
granted until the infrastructure system is in place or assured.
B. Approval Standard. Development may be approved only if the applicant demonstrates that each of the
following components of the River Terrace Funding Strategy adopted by Resolution 14-66
(December 16,2014)has been adopted and is in effect: CO 9
1. Transportation: A citywide transportation system development charge (SDC), a River Terrace
specific transportation SDC, and a River Terrace transportation utility fee surcharge is in effect.
2. Water: For development in water pressure zone 550, a minimum of 3 million gallons in new firm
water storage capacity and associated pump station with a minimum firm capacity of 1400
gallons per minute or piping improvements that provide sufficient water capacity in water
pressure zone 550 to serve the proposed development.
3. Sewer: A citywide utility fee surcharge.
4. Stormwater: A River Terrace storm water utility fee surcharge.
C. Deferral of Compliance.
corn por tans 3 ,AvPl1c 4
1. An applicant may request d erral of the requirementdemonstrate compliance with one or
more of the s set forth in subsection B a)kprovided for in this subsection:
a. Preliminary land division plat approval to final land division plat review.
b. Planned development concept plan approval to detailed development plan review where no
land division is proposed.
c. All other development applications: A condition of development approval requiring
demonstration of compliance no later than 180 days after approval or prior to submission of
applications for utility or building permits,whichever occurs first.
a/prooDeo roil in s)bsec -n (c)(1)
2. Deferral of compliance shall be granted only if:
a. The applicant demonstrates that the approval standard will likely be met prior to filing an
application for final land division plat approval, detailed development plan approval, or
expiration of the condition of approval. A determination by the review authority that it is
River Terrace Phut District 18.660-2 Revised t)rn/t: 12/18/14
•
likely that the standard will be met shall be for the purposes of deferral only and in no way
constitutes an assurance, guarantee, or other representation that may in any way be relied
upon by the applicant or any party; and
b. The applicant executes a written agreement prepared by the city acknowledging that the
applicant has determined that deferral is to its benefit and that any and all actions taken
pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk.
The acknowledgement shall waive, hold harmless and release the city, its officers, employees
and agents for any and all claims for damages, including attorney fees, in any way arising
from a denial for failure to demonstrate compliance with the standards in subsection B,
without regard to fault. Nothing in this section shall preclude the applicant from seeking
review of any land use decision in accordance with ORS chapter 197, 215�X 227)or equitable
relief in a court of competent jurisdiction. 5
D. Exception.
1. An exception to one or more of the standards in subsection B may be obtained through a Type II
procedure as governed by Subsection 18.390.040.
2. An exception shall be granted only if the applicant:
a. Demonstrates that the exception will not materially impact implementation of the River
Terrace Sanitary Sewer Master Plan Addendum (Resolution 14-25); River Terrace Water
System Master Plan Addendum (Resolution 14-35); River Terrace Stormwater Master Plan
(Resolution 14-42);River Terrace Transportation System Plan Addendum(Ordinance 14-16); •
and,the River Terrace Funding Strategy(Resolution 14-66); and
b. Has proposed alternatives that will ensure that it will provide its proportionate share of the
facilities and the funding for facilitat as identified in the River T- race infrastructure master
plans and Funding Strategy AT , 121
03 SP C.,5 pvvJI DM 1112 117.SCJ °f�7n '
c. Executes an agreement prepared by t le city agreeing that, if th,new SD are not in effect at 0 �
the time of building permit issuance, the applicant will pay an amount equal to the SDCs
assumed by the River Terrace Funding Strategy. No credits will be issued against this
payment, but the city will refund such payment if the SDC is in effect and paid in accordance
with the terms of the applicable SDC ordinance or the app "cable SDC has not taken effect
within two years of the effective date of this Code Z{Yd.'
d. Agrees to disclose in writing to each purchaser of property for which a building permit has
been obtained that the property may be subject in the future to utility fees or SDCs as
described in the River Terrace Funding Strategy.
i
E. Additional Standards.
CO, \filit V
1. A water trans •ssion or sewer trunk line constructed by one or more applicants shall: ,(
a. Be pla d in a public easement within the transmission line corridor and alignment identified e
in the ater or sanitary sewer master plans. The exact location and route shall be approved Ya(ark>
by the City Engineer. If a transmission or trunk line corridor and alignment have not been'•S
Vf C
adopted,the applicant may file a Type IV application to establish the corridor and alignment.
This application shall be processed prior to or concurrently with the development application •
and is not subject to the timing limits in Subsection I8.390.060.B.
b. Be sized, designed, constructed, and placed in accordance ith city specifications and as
proved by the City Engineer; and e(.~1‘1Sym1�1 141
c. If the transmission or trunk line enters the property that is le subject of the development
application, a •ubic easement for the line shall be :ranted to •. - • • : - •ro•ert th ,I
is the subject o t e application and terminate at such location as the review authority
River Terrace Plan District 18.660-3 Revised Draft: 12/18/14
determines will maximize the function and availability of the easement to serve additional
properties, taking into account the impact of the easement on the subject property.
�O t1►° Wxlm oR�1 °of-OFF'51/`'e2. If compliance with storm water managem standards is pen ent on a publicly funded
conveyance system or regional facility that h s not been pro ided, the applicant may propose
interim facilities and systems, such as on-site detention. The detention shall meet all applicable
standards. Unless otherwise provided in the development approval,the applicant shall provide 'Ke
assurance that adequate financial resources are available to decommission the interim facility and
connect to the public storm water management system when it becomes availabl No storm
water management system shall be approved if it would prevent or significantly impar the ability
of other properties to implement and comply with the River Terrace Stormwater M ster Plan or
other applicable standards. > (�� 00 unleb t7 151wraf
3. Development shall be located and desi:. ed so as to not and 1.Kr unnecessarily restrict the ability of 'Mr
au other property to provide or ac.-ss a public easement or tacility required for tpro
leperty to , staff 1,
develop in accordance with this Code, taking into account the topography, size and, shape of the
property that is the subject of the application, impact on the applicant, and the reasonableness of
available options. An applicant shall not be required to reduce otherwise permitted density or to
obtain a variance to demonstrate compliance but this standard may be considered in considering a
variance requested by the applicant.
F. Other Provisions.
:11--
1. Unless expressly authorized in a development approval, no person shall i se a private fee Qr� .7
any charge whatsoever that prohibits, restricts, or impairs an ad oio ni hg property from accessing a, •
'public easement, facility,or service or denies access to such public easement,facility,or service.
2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other
charge to finance public facilities and services described in this section shall be deemed effective &Terme
if it has taken effect and the time for any legal challenge has expired or any legal challenge has -- is
been finally decided. -(b1 •
f5 zt -,k/le
18.660.035 Preliminary Plat Approval Criteria
A. Additional Approval Criteria. In addition to the approval criteria in Section 18.430.040 (Approval
Criteria: Preliminary Plat), the following approval criteria shall apply to all preliminary plat
applications within River Terrace. �� _)
I. The streets, street extens' ns, and intersections conform to the River Terrace Transportation
System Plan Addendum,'the street spacing and connectivity standards of this chapter and the
TCDC, and the plats of subdivisions and maps of partitions already approved for adjoining)-fie
property as t width, general direction, and in all other respects unless the city determines it is in Or 17
• the public int rest to modify the street, street extensi.n, and/or intersection locations, widths, or c1
pattern; and ie CONS 6115nrl Lorna-(?) 0' S 1r
2. The .relimiI, r . . ..- not im.ede the fut. - - , .: - ..• , . . _•. - . ..erty within d
River Terrace not under the control or ownership of the applicant proposing the r liminary plat.
51qu, 251
3. Where phased development is proposed, a plan for future phases show/the lo ion of lot lines,
rights-of-way, and other details of layout and demonstrates that future division of the entire site
may readily occur without violating the development standards of the TCDC; and
•
River Terrace Plan District 18.660-4 Revised Draft: 12/18/14 .
(5) (0,/,,,,,.n •
4. Where phased developm tis proposed, the preliminary plat dedicates rights-of-way for all
arterials, collectors, and neighborhood routes as shown in the River Terrace Transportation
System Plan Addendu for all phases to allow for the timely and orderly extension and
connection of adjacent streets and utilities.
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B. Conditio s of approval. The approval authority may attach such conditions as are necessary to carry ,TCp
out th goals and policies of the Tigard Comprehensive Plan, River Terrace Community Plan, and Sly
---Z
other applicable ordinances and regulations and may require that reserve strips be granted to the city 1\70 13e
for the puriose of controllin. access to ad'oinin: undeveloped properties.
& r.. , ,711.°
18.660.040 Community Commercial Development Standards IPLACEHOLDER] 06 kI1'V
18.660.050 River Terrace Boulevard Development Standards WO*
A. Applicability. The applicable development standards contained in the underlying zoning district shall
apply to all development within River Terrace,except where the applicant has obtained variances or
adjustments in accordance with Chapter 18.370, and except as specified below. The following
standards apply to commercial and residential development sites abutting River Terrace Boulevard
right-of-way as follows:
1. For single—family attached, single-family detached, and duplex development, the following
standards apply to all development on those lots abutting the River Terrace Boulevard right-of-
way(ROW).
2. For multi-building developments (commercial or multifamily) on a single lot, the following
rt�r' c.*O� standards apply to all development except those buildings that have less than fifteen (15) feet of ig`qr building elevation visible from the River Terrace Boulevard right-of-way(see Figure 18.660.1).
� $j o.) n;a.k LA L ii ��1 i
3. The standards apply development abutting both sides of the right-of-way. The general location of
the River Terrace Boulevard right-of-way is shown on Map 18.660.B. The City Engineer shall
approve the final alignment.
B. Building Placement and Design. / otrif /;
• 1. Primaiy buildings shall have their front facade and front entry door oriented to River Terrace
Boulevard. 100,503
2. At least one front entry door is required for each business or dwelling with a ground floor
frontageCgl ara ?) GO
3. At least one front entry door shall be covered, recessed, or treated with a ermanent architectural
feature in such a way that weather protection is provided. HI,3o3
4. For those properties that do not abut the trail s ,'—of the right-of-way, one walkway connection is •
required between the front entry oor an ie 5i is sidewalk. For those buildings with 100% of
their elevation visible from the River Terrace Boulevard ri ht-of-way, the walkway may not be
more tair2ITTarlirlength for the portion of the walkway lat lies outside the public right-of-
way(see Figure 18.660.1).All walkways shall be ADA access' le.
3
River Terrace Plan District 18.660-5 Revised Draft: 12/18/14
5. For those properties that abut the trail side of the right-of-way, one walkway connection is
required between the development and the trail for every 5 single-family detached lots (including
duplex lots)that are located within a single block. All walkways shall be ADA accessible.
Figure 18.660.1: Applicability of Development Standards
for Sites Abutting River Terrace Boulevard Right-of-Way
, �
. �� 1--._..._ ._ .. � pocket '
- —�-- (
f .0 �— \ IT
.— .
i=Subject to the I I ,,,„....,...s.\ El `��
standards in ,�❑ � off-street bike-ped
/'' C accessway connecting
18.660.050
In El
'' SF ( residential areas more
N. ! 1 directly to amenities
Walkway 20'or less / River Terrace Boulevard ROW
Corn
Corn
MF A-Standards
don't apply �►
Corn
to buildings
with<15'
of elevation
facing the
Boulevard
ROW
`:.., .. . ? 0
6. For those properties that abut the trail one walkway connection is required between the
development and the trail for every-10 single-family attached dwelling units that are located
within a single block but that are not necessarily all attached together. All walkways shall be
ADA accessible.
1(14
7. For those properties that abut t all one walkway connection is required between the
development and the trail for every 200 feet of frontage of multifamily development. All
walkways shall be ADA accessible.
C)
8. No accessory structures, garages, carports, driveways or vehicle access permitted between the .
primary building and the River Terrace Boulevard right-of-way, except as approved through the
adjustment process in accordance with Subsection 18.660.050.D
0 ? Ni
9. No fences, walls or hedges over three (3) feet in height ar permitted between the primary
building and the River Terrace'Boulevard right , except as approved through the -
adjustment process in accordance with Subsection I8.660.050.D. .
River Terrace Plan District 18.660-6 Revised Draft: 12/18/14 .
spiry
C. Density Bonus. In order to help offset tl land and development costs associated with the •
construction of River Terrace Boulevard, esidential development sites abutting River Terrace
Boulevard right-of-way may choose to ropose smaller and narrower lots along River Terrace
Boulevard than otherwise allowed by, . The resulting increase in the number of dwelling units
along River Terrace Boulevard shall be allowed in addition to any density bonus approved through
the Planned Development review process in accordance with Chapter 18.350 (Planned
Developments). Where more dwelling units are proposed, the reduced lots sizes or lot areas per
dwelling unit that are described below shall be used to calculate the maximum and minimum number
of residential units allowed in accordance with Subsections 18.715.020.B and C (Density
Computations). This density bonus shall only apply to residential lots that are proposed to abut River
Terrace Boulevard once the larger development site has been subdivided for urban development
purposes.
1. Land zoned R-4.5: Single-family detached lots that are proposed to abut River Terrace Boulevard
right-of-way may reduce the minimum lot size to 4,500 square feet and the minimum lot width to
40 feet. Duplex lots that are proposed to abut River Terrace Boulevard right-of-way may reduce
the minimum lot size to 7,000 square feet and the minimum lot width to 80 feet.
2. Land zoned R-7: Single-family detached lots that are proposed to abut River -Terrace Boulevard
right-of-way may reduce the minimum lot size to 3500 square feet and the minimum lot width to
35 feet. Duplex lots that are proposed to abut River Terrace Boulevard right-of-way may reduce
the minimum lot size to 7,000 square feet. Single-family attached lots that are proposed to abut
River Terrace Boulevard right-of-way may reduce the minimum lot size to 2500 square feet and
the minimum lot width to 25 feet.
3. Land zoned R-12: Multifamily development on lots that are proposed to abut River Terrace
Boulevard right-of-way may reduce the minimum lot area per dwelling unit to 2000 square feet.
Single-family attached and detached lots and duplex lots that are proposed to abut River Terrace
Boulevard right-of-way may reduce the minimum lot area pertedwellingounit to 2500 square feet.
D. Adjustments. Adjustments shall be processed lay-metes-ef-ar� yp procedure, as governed by
Section 18.390.040. The director may grant an adjustment to the standards of this section based on
findings that:
✓ U
I. The standards cannot be met due to topography\or o r natural constraints associated with the
specific development site;
2. The proposed design provides safe and convenient pedestrian connections to the pedestrian
facilities within the River Terrace Boulevard right-of-way; and
5h41"
3. If fences or walls over three (3) feet in height are proposed, they v 11 be constructed of high-
quality materials. Wood or chain link fencing is not permitted.
18.660.060 Planned Developments •
The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as
modified below.
A. Private outdoor area—Residential use. The private outdoor area requirements of I8.350.070.D.5
shall only apply to multifamily development.
River Terrace Plan District 18.660-7 Revised Draft: 12/18/14
B. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor
recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily
development.
C. Shared open space facilities. As an alternative to providing-the 20% open space required by
Subsection 18.350.070.D.13, the city may accept a lesser amount of open space where the applicant
can meet the requirements of 1, 2, and 3 below and where the applicant provides an analysis that
demonstrates that the proposed open space and enhancements are roughly proportional to the 20% of
open space that would otherwise be required. The applicant may use multiple quantitative metrics to
demonstrate how their alternative proposal for shared open space facilities is roughly proportional,
e.g. cost, square footage,accessibility,etc.
1. The city may accept a lesser amount of open space where the proposed open space:
a. Meets the need for neighborhood or linear public parks, open space, and/or trails identified in
the River Terrace Park System Master Plan Addendum with respect to both location and the
ty's
qlevel of stan se ice ar • nd 0
C wZi �' `
b. NMI be dedicated to the public. i n l J
2. The city may accept a lesser amount of open space in exchange for additional development
enhancements where such enhancements provide a community benefit and where the
development provides at least three(3)of the following:
a. Provide a comprehensive network of public pedestrian connections that complements the
public sidewalk system and that facilitates access to parks, schools,R ails, open spaces,
commercial areas,and similar destinations. iS7l1S 1e !ill
b. Provide public nature trails a g or through natural resource areas or open spaces. All trails
through protected natural resource areas must obtain al lecessary approvals and meet all
applicable development standards. i 6 &AM
rovide or show,3that the proposed development hasdir access to and is within a ''/-mile of
c. f
a public park or recreation area via a public or private trail, path,or walkway.)Are the5e�--anS1-S'1 '1
leP
d. Provide intersection treatments that are acceptable to the City Engineer and that elevate the
pedestrian experience through art, landscapin ignage, enhanced crossings, and/or other
similar treatments. .XeG 5�
i�I= 3
e. Provide high-quality architectural features on ached and detached single-family dwelling
units and duplexes that meet the design standards in accordance with Subsection
18.660.060.E below. *_-2.4i
3. For those properties that abut Roy Rogers Road or River Terrace Boulevard, one or more of the (g)
following enhancements may be provided in lieu of one or more of the enhancements listed in 2) ✓
above.
a. Provide for the long-term maintenance of any proposed and/or required landscaping in or
adjacent to the Roy Rogers Road or River Terrace Boulevard rights-of-way through the
formation of a homeowners' association or other comparable organization that is acceptable (3.
to the applicable road authority. The installation and intenance of stormwater facilities is
not required.
b. Provide a huh-quality visual and n long oy Rogers Road that includes both a
vegetative and solid barrier component outside of the public right-of-way.
c. Provide park facilities in the River Terrace Trail corridor, including but not limited to
benches, picnic tables, lighting, and/or small playground areas (i.e. tot lots or pocket parks).
Provision of such facilities may allow the applicant to count the trail corridor as a linear park
facility, thus contributing to meeting the city's level of service standards for both linear par
M
River Terrace Plan District 18.660-8 Revised Draft: 12/18/14
and trails. The city's Parks Manager shall decide whether the proposed facilities elevate the
trail corridor to a linear park facility.
D. Open space conveyance. The standards of Subsection 18.350.070.D.14 shall apply to the conveyance
of open space within River Terrace. The standards of Subsection 1 .810.080.B shall not apply.
5b
E. Design Standards for Single-Family Dwelling Unit 4 nd Duplex iese design standards apply only
when the applicant chooses to provide them Subsection I8.660.060.C.2.e above to meet the
alternative requirement for shared open space facilities in accordance with Subsection 18.660.060.C.
These standards apply to attached and detached single-family dwelling units and duplexes. They are
intended to promote attention to detail, human-scale design, street visibiljtyz and privacy of adjacent jj ,"9
properties, while affording flexibility to use a variety of architectural styles. The graphics provided
ace-iuteaded to illustete how development could comply with these standards and aloin- noLlze_ t407
in ed-as requiring a specific architectural style. An architectural feature may be used to comply go3
with more than one standard.
1. Articulation. All buildings shall incorporate design elements that break up all street-facing
façades into smaller planes as follows. See Figure 18.660.2 for an illustration of articulation.
a. For buildings with 30-60 feet of street frontage, a minimum of 1 of the following elements
shall be provided along the street-facing façades.
i. A porch at least 5 feet deep.
ii. A balcony that is at least 2 feet deep and is accessible from an interior room.
iii. A bay window that extends at least 2 feet wide.
iv. A section of the façade that is recessed by at least'2`feet deep and 6 feet long.
v. A gabled dormer.
b. For buildings with over 60 feet of street frontage, at least 1 element in Subsection
18.660.060.E.1.a.i-v above shall be provided for every 30 feet of street frontage. Elements
shall be distributed along the length of the façade so that there are no more than 30 feet
between 2 elements.
c. For buildings with less than 30 feet of street frontage,the building articulation standard is not
applicable.
Figure 18.660.2
Building Articulation
River Terrace Plan District 18.660-9 Revised Draft: 12/18/14
Dormer -1:11\ \\
'o.
7/ \ . ,
am alcony
Porch �t> ' "'k
Recessed facade
Design standards for articulation
2. Eyes on the Street. At I-. 0, • il • . , of • .mete-050 -
?-'= • '1_ fa ade must be windows or
entrance doors. See Figure 18.660.3 for an illustration of eyes on the street. •
a. Windows used to meet this standard must be transparent and allow views from the building to
the street.Glass blocks and privacy windows in bathrooms do not meet this standard.
b. Half of the total window area in the door(s) of an attached garage counts toward the eyes on
the street standard. All of the window area in the street-facing wall(s) of an attached garage
count toward meeting this standard.
c. Window area is considered the entire area within the outer window frame, including any
interior window grid. V
d. Doors used to meet this standard must face the street/
for b an angle of no greater than 45 •
degrees from the street.
e. Door area is considered the portion of the door that moves. Door frames do not count toward
this standard.
Figure 18.660.3
Eyes on the Street
River Terrace Plan District 18.660-10 Revised Draft: 12/18/19
Street-lacing windows and
main entrance door
40.14
—50%of garage door
window area
rill
I
�
I
•
Design standards for eyes on the street
3. Main Entrance. At least l main entrance must meet both of the following'st tl4ards. See Figure
18.660.4 for an illustration of main entrances. .`
a. Be no further than 8 feet behind the longest street-facing wall of the building.
b. Face the street, be at an angle of up to 45 degrees from the street,or open onto a porch. If the
entrance opens up onto a porch,the porch must meet all of these additional standards.
i. Be at least 25 square feet in area with a minimum 4-foot depth.
ii. Have at least 1 porch entry facing the street.
iii. Have a roof that is no more than 12 feet above the floor of the porch.
iv. Have a roof that covers at least 30%of the porch area.
Figure 18.660.4
Main Entrances
River Terrace Plan District 18.660-1 I Revised Draft: 12/18/14
I I I
GARAGE DWELLING
I j DWELLING
UNIT
mai, I ' '
I Maximum I rte"
, r cntr.,K r
8ft- f , • - -l-i'!X.,.•1
t _ 1 , • ■
i
_ l f
Longe t---' i t orr i ent y ._
street-fadng wa.i j
of dwelling unit
Front lot line --\ I i Front lot line
!
�tir1t oldik SidMws:
STREET STREET
4. Detailed Design. All buildings shall include at least five (5) of the following features on any
street-facing façade. See Figure 18.660.5 for illustration of detailed design elements.
a. Covered porch at least 5 feet deep, as measured horizontally from the face of the main
building façade to the edge of the deck,and at least 5 feet wide.
b. Recessed entry area at least 2 feet deep, as measured horizontally from the face of the main
building façade,and at least 5 feet wide. -
c. Offset on the building face of at least 16 inches from 1 exterior wall surface to the other.
d. Dormer that is at least 4 feet wide and integrated into the roof form.
e. Roof eaves with a minimum projection of 12 inches from the intersection of the roof and the
exterior walls.
f. Roof line offsets of at least 2 feet from the top surface of 1 roof to the top surface of the
other.
g. Tile or wood shingle roofs.
h. Horizontal lap siding between 3 to 7 inches wide (the visible portion once installed). The
siding material may be wood, fiber-cement, or vinyl.
i. Brick, cedar shingles, stucco, or other similar decorative materials covering at least 40% of
the street-facing façade.
j. Gable roof,hip roof,or gambrel roof design.
k. Window trim around all windows at least 3 inches wide and 5/8 in deep.
1. Window recesses, in all windows, of at least 3 inches as measured horizontally from the face
of the building façade.
m. Balcony that is at least 3 feet deep, 5 feet wide,and accessible from an interior room.
n. One roof pitch of at least 500 square feet in area that is sloped to face the southern sky and
has its eave line oriented within 30 degrees of the true north/south axis.
o. Bay window at least 2 feet deep and 5 feet long.
p. Attached garage width, as measured between the inside of the garage door frame, of 35% or
less of the length of the street-facing façade.
Figure 18.660.5 •
Detailed Design Elements •
River Terrace Plan District 18.660-12 Revised Draft: 12/18/14
A Roof Ilne offsets
El V Roof eaves
Window trim
Covered porch
Recessed entry
Design standards for detailed design
5. Garages and Carports. These standards are intended to prevent garages from obscuring or ��
dominating the street-facing façade of a dwelling and provide for a pleasant pedestrian �v3
environment in residential areas.
a. The front of a garage or carport can be no closer to the front lot line than the longest street-
facing wall of the house that encloses living area.The following exceptions apply:
b. A garage or carport may extend up to 5 ft in front if there is a covered front porch and the
garage or carport does not extend beyond the front of the porch.
c. A garage may extend up to 5 ft in front if the garage is part of a 2-story façade that has a
window at least 12 sq ft in area on the second story that faces the street.
d. The width of a street-facing garage door(s),,as measured between the inside of the garage
door frame, may not exceed 40% of the total width of the street-facing façades on the same
street frontage as the garage door. See Figure I9.505.2.C.2. Notwithstanding this limit, a
dwelling is allowed 1 12-ft-wide garage door, regardless of the total width of street-facing
façades.
6. They maximum allowed garage width May be increased to 50% of the total width of the street-
facing façade if a total of 7 detailed design elements in Subsection 18.660.060.E.4 are included
on the street-facing façade.
7. Garages may be side-oriented to the front lot line if the eyes on the street standard in Subsection
I 8.660.060.E.2 is met.
Figure 18.660.5
Maximum Garage Width
River Terrace Plan District 18.660-13 Revised Draft: 12/18/14
Gm age
40%at facade
width
Facade width
River Terrace Plan District 18.660-14 Revised Draft: 12/18/14
18.660.070 Street Design
A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as
shown on Map 18.660.B and in Figure 18.660.6 below. l APpLI VO -2
Figure 18.660.6 River Terrace Boulevard Cross-Section
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1. Design Standards for River Terrace Boulevard. / lw?
a. Right-of-Way Width: 110 feet plus additiot ROW s needed for slopes,retaining walls,etc.
b. Sidewalk: —
i. With or without on-street parking,and not adjacent to trail: 6-foot sidewalk.
ii. With on-street parking,and adjacent to trail: 5-foot sidewalk.
iii. Without on-street parking, and adjacent to trail:No sidewalk required.
c. Landscape Strip:
i. With or without on-street parking, and no adjacent to trail: 8.5-foot landscape strip
(includes 0.5-foot curb).
ii. With on-street parking,and adjacent to trail:No landscape strip required.
iii. Without on-street parking, and adjacent to trail: Minimum 8.5-foot landscape strip.
(includes 0.5-foot curb) between travel way and trail. (This width can be reduced from
the trail landscape requirements below.)
d. Bike Facilities: 12-foot trail on west side of street in accordance with design standards below.
e. On-Street Parking: On-Street Parking: Optional 8 feet,as determined by the City Engineer.
f. Travel Lanes:
i. Through Lanes: One 11-foot travel lane in each direction.
ii. Median: 14 feet between travel lanes, to be used for landscaping, pedestrian crossing
• refuge, or left-turn lanes (includes 2-foot clearance between through lanes and curb and
0.5-foot curb on both sides).
River Terrace Plan District 18.660-15 Revised Draft: 12/18/14
•
iii. Left-Turn Lane: Required 11 feet where left-turns are allowed ,as determined by the City
Engineer.
g. Trail Right-of-Way: 38 feet, on west side of street
i. Minimum 12-foot paved surface
ii. Minimum 26 feet of landscaping
h. Required Street Lighting: Intersection safety lighting, basic street lighting and pedestrian—
scale lighting
i. Access: Properties abutting both the trail side of River Terrace Boulevard and another street
shall take access from the other street unless the other street is an Arterial.
B. Collector within Community Commercial Zone. The following street design standards apply to the
Collector which extends through the Community Commercial zone as shown on Map 18.660.B and in
Figure 18.660.7 below.
Figure 18.660.7 Cross-Section for Collector within Community Commercial Zone
r f
Landscape Stri{>,' Landscape Skip/
FurnishingZoe �..._ke IFu Zone
Buffer I Sidewalk Tree Wells Parking , Lane l Travel Lane Travel Lane Lane Parking TreeWe Is Sidewalk Buffer
ng
03' 8' 5.5' 8' 6' 11 11 6' 8 5.5' 8' 0.5'
50'Street Width
78'ROW
1. Design Standards for Collector within the Community Commercial Zone
a. Right-of-Way Width: 78 feet plus additional right-of-way as needed for slopes, retaining
walls,etc.
b. Sidewalk: 8-foot sidewalk on both sides of the street.
c. Landscape Strip/Furnishing Zone and Tree Wells: 5.5 feet on both sides of the street
(includes 0.5-foot curb).
d. Bike Facilities/On-Street Parking:
i. Biking Facility: 6-foot bike lane on both sides of the street.
ii. On-Street Parking: Optional 8 feet,as determined by the City Engineer.
e. Travel Lanes:
i. Through Lanes: One 11-foot lane in each direction
ii. Left-Turn Lane: Optional 11 feet where left-turns are allowed, as determined by the City
Engineer.
f. Required Street Lighting: Intersection safety lighting, basic street lighting and pedestrian—
scale lighting.
g. Street Crossings: All street crossings (midblock or at intersections) require curb extensions
into the parking lane unless the City Engineer finds it in the public interest that curb
extensions not be provided(e.g.,to facilitate truck turning movements).
C. Arterials within River Terrace Plan District. The following street design standards apply to the
Arterials within the plan district as shown on Map 18.660. [PLACEHOLDER FOR ROY ROGERS
ROAD AND SCHOLLS FERRY ROAD CROSS SECTIONS]
River Terrace Plan District 18.660-16 Revised Draft: 12/18/14
l
D. Adjustments. Adjustments to the street cross-sects ns described in this section, such ai letion of
on-street parking and associated elements)Xwidth reduction of trail right-of-way)•'o'andscape Pr
median, may be granted upon finding that such ad'u `orients are either needed to lessen impacts on
natural resources \are otherwise in the public `ta•."terest as described in the River Terrace
Community Plan :i' iver Terrace Transportation System Plan Addendum Adjustments shall be
processed bymeans-e Type ll procedure, as governed by Section I :. 90.040, using approval
criteria in Subsection 1 .370.020.C.9. t►+ ( 1
theatwhe (6 ` J
18.660.080 Street Connectivity
•
A. Street alignment and connections. For development abutting River Terrace Boulevard, an additional
exception to the requirement in 18.810.030.H for full street connections to River Terrace Boulevard •
with spacing of no more than 530 feet between connections is allowed where the city has identified 4 }1el
need to minimize +he n tuber ^f trail crossings and provided that bicycle and pedestrian connections Fiew 2
on public easements or right-of-ways shall be provided.with a spacing of no more than 330 feet.
yak. 411
B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed 1,600 feet measured
along the centerline of the streets except where street location is precluded by natural topography,
wetlands, significant habitat areas or bodies of water, pre-existing development, or an arterial or
collector along which the city has identified a need to minimize the number of intersections.
Map 18.660.A: River Terrace Plan District Boundary
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River Terrace Plan District 18.660-17 Revised Draft: 12/18/14
•
Map 18.660.13: River Terrace Boulevard and Commercial Collector
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River Terrace Plan District 18.660-18 Revised Draft: 12/18/14
v1 1\.9'f-Ats t! ' S T4s
i„e
Chapter 18.660 �.C/�
RIVER TERRACE PLAN DISTRICT 1// -1 i
Sections:
18.660.010 Purpose
18.660.020 Where These Regulations Apply
18.660.030 Applicability
18.660.033 Adequacy of Public Facilities
18.660.035 Preliminary Mat Approval Criteria
18.660.040 Community Commercial Development Standards
18.660.050 River Terrace Boulevard Development Standards
18.660.060 Planned Developments
18.660.070 Street Design
18.660.080 Street Connectivity
•
18.660.010 Purpose
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. The purpose of
the River Terrace Plan District is to implement the adopted River Terrace Community Plan and associated
infrastnicture master plans for water,sewer,'stormwater,parks,and transportation.
This chapter is intended to ensure that public facilities are adequate to serve the anticipated levels of
development throughout River Terrace by:
• Implementing the River Terrace Community Plan and associated infrastructure master plans
• Facilitating the transition of River Terrace from rural to urban land use through the timely,
orderly,and efficient provision of public facilities
• Ensuring that public facilities arc adequate to support new development and are available
concurrent with the impacts of such development
• Safeguarding the community's health,safety,and welfare
This chapter is also intended to implement those unique aspects of the River Terrace Community Plan and
associated infrastructure master plans related to commercial and residential design,transportation facilities,
and park and trail development.
• The commercial area is envisioned as a vibrant mixed-use center with pedestrian scale street and
building amenities and high-quality design features.
• The transportation system is designed as 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
through thoughtful and location-specific street and intersection design.
• River'terrace Boulevard is designed to seamlessly integrate the River Terrace Trail into its design,
provide safe and comfortable multi-modal travel options,and include high-quality pedestrian-scale
design treatments that defines it as the neighborhood's signature street.
• Parks and trails are distributed throughout the area to provide a variety of convenient recreational
opportunities for residents and visitors.
•
River Terrace Plan Bislrirl 18.660-I Revised Draft:12/18/14
Pacific Community Design, Inc.
12564 SW Main Street
Tigard,OR 97223
/787/5
18.660.020 Where These Regulations Apply
The regulations of this chapter apply to the River Terrace Plan District The boundaries of this plan district
are shown on Map 18.660.A located at the end of this chapter. •
18.660.030 Applicability
•
This chapter applies to all property that is located within the River Terrace Plan District.The standards and
requirements of this chapter apply in addition to,and not in lieu of,all other applicable provisions of the
Tigard Community Development Code (TCDC), Compliance with all applicable standards and
requirements must be demonstrated in order to obtain a development approval.The standards in this chapter
shall govern in the event of a conflict.
18.660.033 Adequacy of Public Facilities
A. intent. The intent of this section is to address the provision of the infrastructure system necessary to
benefit and serve all property within River Terrace as provided for in the River Terrace Community
Plan,related infrastructure master plans,and the River Terrace Funding Strategy,in light of the desire
of property owners to commence preliminary development prior to full implementation of those plans
and with the understanding that no development rights vest rind no development approvals can he
granted until the infrastructure system isin place or assured.
13, Approval Standgi i. Development may be approved only l f the applicant demonstrates that each of the
following components of the River Terrace Funding Strategy adopted by Resolution 14-66(December
16,2014)has been adopted and is in effect:
1. 'Transportation: A citywide transportation system development charge (SDC), a River Terrace
specific transportation SDC,and a River Terrace transportation utility fee surcharge is in effect.
2. Water: For development in water pressure zone 550,a minimum of 3 million gallons in new fine
water storage capacity and associated pump station with a minimum firm capacity of 1400 gallons
per minute or piping improvements that provide sufficient water capacity in water pressure zone
550 to serve the proposed development.
3. Sewer: A citywide utility fee surcharge.
4. Stormwater: A River Terrace storm water utility fee surcharge.
C. Deferral ofcompliance. .
I. An applicant may request deferral of the requirement to demonstrate compliance with one or more
of the approval standards set forth in subsection 13 as provided for in this subsection C:
a. Preliminary land division plat approval to final land division plat review.
b. Planned development concept plan approval to detailed development plan review where no
land division is proposed.
c. All other development applications: A condition of development approval requiring
demonstration of compliance no later than 180 days after approval or prior to submission of
applications for utility or building permits,whichever occurs first.
d. Dcvetnpvent Agreement_ _ A I)cvelopme)1L.!greenteul between the City aitd_.bc_ j
developedapplicant.nna) estabadh altcnt;tlive schcdulcs t'ur meeting compliance with the
criteria in subsection It .
2. Deferral of compliance shall he granted only if.
River Terrace Plan District 18.660-2 Revised Draft:12/18/14
•
•
a. The applicant demonstrates that the approval standard will likely be met prior to filing an
application for final land division plat approval, detailed development plan approval. or
expiration of the condition of approval. A deteunination by the review authority that it is likely
that the standard will be met shall he for the purposes of deferral only and in no way constitutes
an assurance,guarantee,or other representation that may in any way be relied upon by the
applicant or any party;and
b. The applicant executes a written agreement prepared by the city acknowledging that the
applicant has determined that deferral is to its benefit and that any and all actions taken pursuant
to or in furtherance of the approval are at the applicant's sole and exclusive risk. The
acknowledgement shall waive,hold harmless and release the city,its officers,employees and
agents for any and all claims for damages,including attorney fees,in any way arising from a
denial for failure to demonstrate compliance with the standards in subsection B,without regard
to fault. Nothing in this section shall preclude the applicant front seeking review of any land
use decision in accordance with ORS chapter 197,215 or 227 or equitable relief in a court of
competent jurisdiction.
•
D. Exception.
I. An exception to one or more ol'the standarids:in subsection B may he obtained through a Type II
procedure as governed by Subsection 18.390.640,;.
2. An exception shall be granted only if the.applicant:
a. Demonstrates that theexception Will not materially impact inmplementation oldie River Terrace
Sanitary Sewer Master Plan Addendum (Resolution 14-25); River Terrace Water System
Master Plan Addendum (Resolution 14-35); River Terrace Stormwater Master Plan
(Resolution 14-42);River Terrace Transportation System Plan.Addendum(Ordinance 14-16);
and,the Kiver Terrace.Funding Strategy(Resolution 1466);and
h. Has proposed alternatives that will ensure (hat it will provide its proportionate share of the
facilities and the funding for facilitates as identified in the River Terrace infrastructure master
plans and Funding-Strategy.
c. .Executes an agreement prepared by the city agreeine that,if the new SDCs arc not in effect at
the time of building permit issuance,the applicant will pay an amount equal to the SDCs
assumed by the River Terrace Funding Strategy.No credits will be issued against this payment,
but the city will refund such.paymcnt if the SBC is in effect and paid in accordance with the
terms of the applicable SDC ordinance or the applicable SDC has not taken effect within two
years of the effective-date of this'code.
d. Agrees.to disclose in writing to each purchaser of property for which a building permit has
been obtained that the property may be subject in tire future to utility fees or SDCs as described
in the River Terrace Funding Strategy.
E. Additional Standards.
I. A water transmission or sewer trunk line constructed by one or more applicants shall:
a. Be placed in a public easement within the transmission line corridor and alignment identified
in the water or sanitary sewer master plans. The exact location and route shall be approved by
the City Engineer. !fa transmission or trunk line corridor and alignment have not been adopted,
the applicant may file a Type IV application to establish the corridor and alignment. This
application shall be processed prior to or concurrently with the development application and is
not subject to the timing limits in Subsection 18.390.060.B.
b. Be sized, designed, constructed, and placed in accordance with city specifications end as
approved by the City Engineer;and
Ricer Terrace Plan District 18.660-3 Revised Draft:12/18/14
c. If the transmission or trunk line enters the property that is the subject of the development
application,a pubic easement for the line shall be granted to extend through the property that
is the subject of the application and terminate at such location as the review authority
determines will maximize the function and availability of the casement to serve additional
properties,taking into account the impact of the easement on the subject property.
2. If compliance with storm water management standards is dependent on a publicly funded
conveyance system or regional facility that has not been provided, the applicant may propose
interim facilities and systems, such as un-site detention.The detention shall meet all applicable
standards. Unless otherwise provided in the development approval,the applicant shall provide an
assurance that adequate financial resources are available to decommission the interim facility and
connect to the public storm water management system when it becomes available.No storm water
management system shall be approved if it would prevent or significantly impact the ability of other
properties to implement and comply with the River TerraceStonnwater Master Plan or other
applicable standards.
3. Development shall be located and designed so as to not unduly or unnecessarily restrict the ability of
any other property to provide or access a public easement or facility requiredfior the property to develop
in accordance with this Code,taking into account the topography,size and,shape of the property that
is the subject of the application,impact on the applicant,and the reasonableness of available options.
An applicant shall not be required to reduce otherwise permitted density or to obtain a variance to •
demonstrate compliance but this standard may be considered in considering a variance requested by
the applicant.
F Other Provisions. _
1. Unless expressly authorized in a development approval,no person shall impose a private fee or any
charge whatsoever that prohibits,restricts,or impairs an adjoining property from accessing a public
easement,facility,or service or denies access to such public easement,facility,or service.
2. For purposes of this section,an ordinance or resolution adopting an SDC,utility fee,or other charge
Eo mance public facilities and services described in this section shall be deemed effective if it has
taken effect and the time for any legal challenge has expired or any legal challenge has been finally
decided
18.660.035 Preliminary Plat Approval Criteria
A. Additional Approval Criteria. In addition to the approval criteria in Section 18.430.040(Approval
Criteria: Preliminary Plat), the following approval criteria shall apply to all preliminary plat
applications within Rivet'Ferr'ace.
I. The streets,street extensions,and intersections conform to the River Terrace Transportation System
Plan Addendum,the street spacing and connectivity standards of this chapter and the TCDC,and
the plats of subdivisions and maps of'partitions already approved for adjoining property as to width,
general direction,and in all other respects unless the city determines it is in the public interest to
modify the street,street extension, and/or intersection locations,widths,or pattern;and
•
2. The preliminary plat does not impede the future use or development of adjacent property within
River Terrace not under the control or ownership of the applicant proposing the preliminary plat.
3. Where phased development is proposed,a plan for future phases shows the location of lot lines,
River Terrace Plan District 18.660-4 Remised Draft:12/18/14
co i
\4.• .400
rights-of-way,and other details of layout and demonstrates that future division of the entire si /•
may readily occur without violating the development standards of the TCDC;and t
itY
4. Where phased development is proposed, the preliminary plat dedicates rights-of-way for all /
arterials,collectors,and neighborhood routes as shown in the River Terrace Transportation System '� `V Q V-
Plan Addendum for all phases to allow for the timely and orderly extension and connection , kvo‘ y
adjacent streets and utilities.
13. Conditions of approval.The approval authority may attach such conditions as are necessary to carry (� 7eit,e • (dw `ass
kjt-
out the goals and policies of the Tigard Comprehensive Plan,River Terrace Community Plan,and other (..:;') )(
ksi,„rt. viro:v...)‘‘
applicable ordinances and regulations and may require that reserve strips be granted to the city for the
purpose of controlling access to adjoining undeveloped properties. � 7'
18.660.040 Community Commercial Development Standards IPLACEi-IOLDERI (I'n' k
18.660.050 River Terrace Boulevard Development Standards y(� C/Vf •p
1 ac
A. Applicability.The applicable development standards contained in the underlying zoning district shall �( p j)f
apply to all development within River Terrace,except where the applicant has obtained variances or ; (�• V2 �y k
•
adjustments in accordance with Chapter 18.370,and except as specified below.The following standards Q
apply to commercial and residential development sites abutting River Terrace Boulevard right-of-wayvo ,Alj `A
as follows: W./
1. For single--family attached, single-family detached, and duplex development, the following
standards apply to all development on those lots abutting the River Terrace Boulevard right-of-way
(ROW).
2. For multi-building developments (commercial or multifamily) on a single lot, the following
standards apply to all development except those buildings that have less than fifteen(15)feet of
building elevation visible from the River Terrace Boulevard right-of-way(see Figure 18.660.1).
3. The standards apply development abutting both sides of the right-of-way. The general location of
the River Terrace Boulevard right-of-way is shown on Map 18.660.B. The City Engineer shall ,�
approve the final alignment. uw� (2-4.1" '•—. e fit'
13. Building Placement and Designf fce 71/4: r" x t teNTEUt-�'
`(D t!V _,..i', Iu-UD 1Ef, gr?u1tteu Tt�it 1.19r fM )00c ,sex
I. Pri ary buildings shall
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2. At least one front entry door is required for each business with a round floor frontage. �� x,25 S 6 t
----- ipan-VEF,Irv:______________ _______----------
3. t.....,,,, Oi-ont entry door shall be covered,recessed,or treated with a erntanent architectural
feature in such a way that weather protection is provided. Ip-- g ' �(j
4. For those properties that do not abut the trail side of the right-of-way,one walkway connection is
r ulfed-betweesf•ahu-front-enify-dotmand-dle int t. •' •a ', .\cep. ., prove_n,i- _..e / L., V �`Lf-✓ Ir
adjtAttncnl proves% in accordance wjth SNbseciion Hi 6(0 1150 I). or those buildings with 100% r--�C `a
of their elevation visible from the River Terrace Boulevard right-of way,the walkway may not be (`J _�„ ` r{ vy�.d..-,
more than 20 feet in length for the portion of the walkway that lie• amide the public right-of-way 11 Z U
River Terrace Plan District 18.660-5 - r'Revised Draft':12/18/14 y� y�
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(sec Figure 18.660.1). - r t: .. u..:
18.660.060 Planned Developments
The requirements ol'Chapter 18.350 shall apply to all planned developments in River terrace, except as
modified below.
i •
A. Density Calculatiory-. ' c •uu .e alit I a cd dgvclu men and developmemrwitl:__ iter block Formatted:List Paragraph,Indent Left 0",Numbered
knobs,as well as to encourager eve opmcnt con Isten Rmr1l. (rills o the R iver_I:errace Commtittitu +Level:1+Numbering Style:A,B,C....r Start at 1+
Plan,Planned Developments within River Terrace_ ['mit deductions torr streets and alleys to 20%. Alignment:Left+Aligned at:0.25"+Indent at:0.5"
Ala: Private outdoor arca—Residential use. The private ou i r. irements . .
shall only apply to multifamily development.
BQ.Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor
recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily
development.
CD. Shared open space facilities. As an alternative to providing the 20%open space required by
Subsection 18.350.070S/13,the city may accept a lesser amount of open space where the applicant
can meet the requirements of I, 2, and 3 below and where the applicant provides an analysis that
demonstrates that the proposed open space and enhancements are roughly proportional to the 20%of
open space that would otherwise be required. The applicant may use multiple quantitative metrics to
demonstrate how their alternative proposal for shared open space facilities is roughly proportional,e.g.
cost,square footage,accessibility,etc. �`;Nell,� � .0-- �"
I. The city may accept a lesser amount of open space where the proposed open space:
a. Meets the need for neighborhood or linear public parks,open space,and/or trails identified in ''''''. C
1 V--;-/- "AV
•
the River Terrace Park System Master Plan Addendum with respect to both location and the
b. "dill b,dedicated to thelpublic. twt edan@ytaintajned by a homeowne asso t: .. pvie
2. The city may accept a lesser amount of open space in exchange for additional development
enhancements where such enhancements provide a community benefit and where the development
provides at least three(3)of the following:
a. Provide a comprehensive network of public pedestrian connections that complements the
public sidewalk system and that facilitates access to parks, schools, trails, open spaces,
commercial areas,and similar destinations.
b. Provide public nature trails along or through natural resource areas or open spaces..All trails
through protected natural resource areas must obtain all necessary approvals and meet all
applicable development standards.
c. Provide or show that the proposed development has direct access to and is within a''-mile of
a public park or recreation area via a public or private trail,path,or walkway.
d. Provide intersection treatments that are acceptable to the City Engineer and that elevate the
pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other
similar treatments.
CProvide high-quality architectural features on attached and detached single-family dwelling
Ce.
units and duplexes that meet the design standards in accordance with Subsection 18.660,060.E✓✓✓✓✓✓
below.
3. For those properties that abut Roy Rogers Road or River Terrace Boulevard,one or inure of the
following enhancements may be provided in lieu of one or more ol'the enhancements listed in 2
above.
River Terrace Plan District 18,660-8 Revised Draft:12/18/U
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ti
8. No accessory structures garages,carports,driveways or vehicle access are permitted between the 2-' ,9 v)-• i I�j
primary building and t c River Terrace Boulevard right-of-way,except as approved through the ik:u> Jy
adjustment process in•ccordance with Subsection 18.660.050.1). V\-
9. No fences wall over three(3)feet in hei 1ht are ermined between the primary buil ing •----D
an. the River Terrace Boulevar• rig a-o-way,except as approved through w a.,l - . c
irralinceu sec ton r, W a i }
C. Density Bonus. In order to help offset the land and development costs associated with the construction
of River Terrace Boulevard,residential development sites abutting River Terrace Boulevard right-of-
way may choose to propose smaller and narrower lots along River Terrace Boulevard than otherwise
allowed by zoning. The resulting increase in the number of dwelling units along River Terrace
Boulevard shall be allowed in addition to any density bonus approved through the Planned
Development review process in accordance with Chapter 18.350(Planned Developments).Where more
dwelling units are proposed,the reduced lots sizes or lot areas per dwelling unit that are described
below shall be used to calculate the maximum and minimum number of residential units allowed in
accordance with Subsections 18.715.020./3 and C(Density Computations),This density bonus shall - 7
only apply to residential lots that arc proposed to abut River Terrace Boulevard once the larger
development site has been subdivided for urban development purposes.
1. Land zoned R-4.5:Single-family detached lots that are proposed to abut River Terrace Boulevard
right-of-way may reduce the minimum lot size to 4,500 square feet and the minimum lot width to
40 feet. Duplex lots that are proposed to abut River Terrace Boulevard right-of-way may reduce
the minimum lot size to 7,000 square feet and the minimum,lot width to 80 feet.
2. Land zoned R-7:Single-family detached lots that are proposed to abut River Terrace Boulevard
right-of-way may reduce the minimum lot size to 3500 square feet and the minimum lot width to
35 feet. Duplex lots that arc proposed to abut River Terrace Boulevard right-of-way may reduce
the minimum lot size to 7,000 square feet.Single-family attached lots that are proposed to abut
River Terrace Boulevard right-of-way may reduce the minimum lot size to 2500 square feet and
the minimum lot width to 25 feet.
•
3. Land zoned R-12: Multifamily development on lots that are proposed to abut River Terrace
Boulevard right-of-way may reduce the minimum lot area per dwelling unit to 2000 square feet
Single-family attached and detached lots and duplex lots that are proposed to abut River Terrace
Boulevard right-of-way may reduce the minimum lot area per dwelling unit to 2500 square feel.
l). Adjustments. Adjustments shall be processed by means of a'fype II procedure,as governed by Section
18.390.040. The direetor may grant an adjustment to the standards of this section based on findings
that:
1. The standards cannot be met due to topography or other natural constraints associated with the -
specific development site;
2. The proposed design provides safe and convenient pedestrian connections to the pedestrian
facilities within the River Terrace Boulevard right-of-way;and
3. If fences or walls over three(3)feet in height are proposed,they will be constructed of high-quality
materials. W r et,hain link fencing is not permitted, unless leguired for wetlands or .Ihcr
sengitivc arca t r 5Prt` 0 l�
ip1 lVrV
A AtT,l r"ae i {i (�V� - Nor L-I .TO,
River Terrace Plan District 18.660-7 Revised Draft:12/18/11
j !614:, �U" �-- l c A) *VA* f NOT (Area-
/
jl
it
a. Provide for the long-term maintenance of any proposed and/or required landscaping in or
adjacent to the Roy Rogers Road or River Terrace Boulevard rights-of-way through the
formation of a homeowners'association or other comparable organization that is acceptable to
the applicable road authority. The installation and maintenance of stormwater facilities is not
required.
b. Provide a high-quality visual and noise buffer along Roy Rogers Road that includes both a
vegetative and solid barrier component outside of the public right-of-way.
c. Provide park facilities in the River Terrace Trail corridor,including but not limited to benches,
picnic tables,lighting,and/or small playground areas(i.e tot lots or pocket parks).Provision
of such facilities may allow the applicant to count the trail corridor as a linear park facility,
thus contributing to meeting the city's level of service standards for both linear parks and trails.
The city's Parks Manager shall decide whether the proposed facilities elevate the trail corridor
to a linear park facility.
Di:.Open space conveyance The standards of Subsection 18.350.070.0,14 shall apply to the conveyance
of open space within River Terrace. The standards of Subsection 18.810.080.B shall not apply.
El:.Design Standards for Single-Family Dwelling Units and Duplexes.These design standards apply only
when the applicant chooses to provide them per Subsection I8.660.060.C.2.e above to meet the
alternative requirement for shared open space facilities in accordance with Subsection I8.660.060.C_
These standards apply to attached and detached single-family dwelling units and duplexes.They arc
intended to promote attention to detail,human-scale design,street visibility,and privacy of adjacent
properties,while affording flexibility to use a variety of architectural styles_The graphics provided arc
intended to illustrate how development could comply with these standards and should not be interpreted
as requiring a specific architectural style.An architectural feature may be used to comply with more
than one standard.
1. Articulation. All buildings shall incorporate design elements that break up all street-facing façades r
into smaller planes as follows.See Figure 18,660.2 for an illustration of articulation.
a For buildings with 30-60 feet of street frontage,a minimum&f I of the following elements shall
be provided along the street-facing façades.
i. A porch al least 5 feet deep.
ii. A balcony that is at icast 2 feet deep and is accessible from an interior room,
iii. A bay window that extends at least 2 feet wide.
iv. A section of the façade that is recessed by at least 2 feet deep and 6 feet long.
V. A gabled dormer.
b. For buildings with over 60 feet of street frontage, at least I element in Subsection
I8.660.060.E.I.a.i-v above shall be provided for every 30 feet of street frontage.Elements shall
be distributed along the length of the façade so that there are no more than 30 feet between 2
elements.
c. For buildings with less-thxw30 feetiof street frontage,the building articulation standard is not
applicable. t.
Figure 18.660.2 cow
Building Articulation
River Terrace Plan Dir Irk, 18.660-9 Revised Draft:1 Z/18//4
Dormer �Y/
t i.
, 1 i
l _ ,/ Ty -Baler
ity
^
Porch.-.._V ! I jL[. j/
TRecessed laude
Design standards for articulation I:0
. —c IA -
2. Eyes on the Street. At least 12%of the arca of each street-facing facade must be windows or •
entrance doors.See Figure 18.6603 for an illustration of eyes on the street. C`''' d
a. Sheet-faring facade isdelIned l;i.tilcdgtryp; arcaufntfscrticalestoopwallsmeasuredtrouta2 ,/
(op of 1_ihijllicd Iloor al lowest Icvc( Lt p pla1c oI ro 1 tv cf highest levet Arco.ge)itcr n 12 /
walls above lunplatc_or rot tiiive,30.0 as arct1s within gables,d11rr11Cr:_s_,Clcresinries,etc_may
be est:lud.'llfrom facade area Arca.:of lower roofs pipit he,i,:dnckd tunit SUce_(_fagade
h Windows used to meet this standard must be transparent and allow views from the building to
the street.Glass blocks and privacy windows in bathrooms do not meet this standard.
Half of the total window area in the door(s)of an attached garage counts toward the eyes on
the street standard.All of the window area in the street-facing wall(s)of an attached garage •
count towtird enacting this standard.
• Window area is eensidered the entire-areawwthi• •• ;. :, '•• ._•-• .•
intefier—vvintlew-geitl. the aggregate area nt earli leutdow to it measured mound the visible 6N
perimeter olthe rtc r v so c oi_ilrvlutle.!lido window hank,mulla,tr;and grid.
c Doors used to meet this standard must face the street or be at an angle of no greater than 45
degrees from the street.
I Door area is considered the portion of the door that moves. Door frames do not count toward
this standard.
Figure 18.660.3
Eyes on the Street
River Terrace Plan District 18.660.19 Revised Draft:12/18/14
•
Street-racing windows and
main entrance door
- —
—SO%of garage door
•• � 1 window area
Design standards for eyes on the'street
3 Main Entrance. At least I main entrance must both ofthe following standards.Sec Figure
18.660,4 for an illustration of main entrances.
a Be no further than 8 feet behind the longest strect.facing wall of the building.
h. Face the sired,be at an angle of op'to 45 degrees from the street,or open onto a porch. lithe
entrance opens u onto a porch;Ute porch must meet all ofthese additional standards,
i. Be at least - square feet in area with a minimum 4-foot depth.
ii. Have at 1 t'1 porch entry facing the street.
iii. Have oof that is no more than'12 feet above the floor of the porch.
iv. Have roof that covers at least 30%of the porch arca.
•
Zn TV' .Gbit t tiu'r t,./ "+ lar,
f
Figure 18.660.4
Main Entrances
•
•
River Terrace Plan Disrr@V 18.660-11 Revised Draft:12/18/14
i 1 l
I ..-• ,', ! tA%• ii,d, 1 I
I /
i .. i i f
i
STREET' STREET
TO fe. C.,0A. Is-Rur uv/ *3 l 1t we-i .
4. Detailed Design.All build' gs shall include at least five(5)of the following features on any street-
facing facade.Sec Figure 8.660.5 for illustration of detailed design elements.
a. Covered porch at least feet deep,as measured horizontally from the face of the main building
facade to the edge of the deck,and at least 5 feet wide.
h. Recessed entry area al least 2 feet deep,as measure horizontally from the face of the main
building facade,and at least 5 feet wide.
c. Offset on the building face of at least 16 inches from 1 exterior wall surface to the other. •
d. Dormer that is at least 4 feet wide and integrated into the roof form.
c. Roof eaves with a minimum projection of 12 inches from the intersection of the roof and the
exterior walls.
E Roof line offsets of at least 2•feet from the top surface of I roof to the top surface of the other.
g. Tile or wood shingle roofs.
h. Horizontal lap siding between3 to 7 inches wide(the visible portion once installed).The siding
material may be wood,fiber-cement,or vinyl.
i. Brick,cedar shingles,stucco,or other-Tarr decorative materials covering at least 40%of the
street-facing facade. x
.5
lt Na-
j. Gable roof,hip roof,or gambrel roof design.
k. Window trim around all windows at least finches wide and 5/8 in deep.
I. Window recesses,in all windows,of at least 3 inches as measured horizontally from the face
of the building facade.
m. Balcony that is at least 3 feet deep,5 feet wide,and accessible from an interior room.
n. One roof pitch of at least 500 square feel in area that is sloped to face the southern sky and has
its cave line oriented within 30 degrees ofthc true nonh/south axis.
o. Bay window at least 2 feet deep and 5 feet long.
p, Attached garage width,as measured between the inside of the garage door frame,of 35%or
less of the length of the street-facing facade.
Figure 18.660.5
Detailed Design Elements
River Terrace Plan District 18.660-12 Revised Draft:12/18/14
1
A:koct hat:offsets
7
Y- - —rtr !flivE.s
! ( , ..
r gip, C.
(OCe,Hi p4 tCr•
--t?ecessetl e•rtn
Design standards for detailed design
5. Garages and Carports. These standards are intended to prevent garages from obscuring or
dominating the street-facing facade ofa dwelling and provide for a pleasant pedestrian environment
in residential areas.
a. The front of a garage or carport can be no closer to the front lot line than the longest street-
facing wall of the house that encloses living;area The following exceptions apply:
h. A garage or carport may extend up to 5 fl in•front if there fa a covered front porch and the
garage or carport does not extend beyond the frOnt of the porch.
c. A garage May extend up to 5 ft in front ifthe garage is part of a 2-story facade that has a window
at least 12 sq fl in area on*second story that faces the street. IO RAVE..A .
d, The width of a street-facinggarage door(s),as measured between the inside of the garage door VWN
frame,may riot erCeed 40%of the total widj_t�
of the street-facing fa ades on the sante scree A. tut Ge 64-riteye
'frontage as the garage door.See Figure 19.505:2.0 2.Notwithstanding this limit,a dwelling is ,y,,_./
allowed 1 12-1t-wide garage door,regardless of the total width of street-facing facades. / J Per642;
6. The maximum allowed garage width may be increased to 50%ofthe total width of the street-facing Y'c/ %S—4d
-p osi �/'/rd' y�
facade if a total of 7`i iled desc ents itt StlSubse n 18.660.060.E.4 arc included on the I X/ COIf 1 r( Z� OK ✓t/�U ALd +�'7.''
street-facing facade. t C^;"'r" /.
7. Garages may be side-oriented to the front lot line if the eyes on the street standard in Subsection
18.660.060,E.2 is!net.
Figure 18.660.5
Maximum Garage Width
River 1errare Plan District 18.660.13 Revised Draft:12/18/14
1:U=1.-jaaNad 14411r
utllh
•
River?Terrace Plan District 18.660-14 Revised Draft:12/18/14
•
18.660,090 Street Design
A River Terrace Boulevard. Vic following street design standards apply to River Terrace Boulevard us
shown on Map 18.660.13 and in Figure 18.660.6 below.
Figure 18.660.6 River Terrace Boulevard Cross-Section
( , •
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7L
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fFA ` " ` � ° = ` ,kv,.1,,/"., b1'to G@ SGS h, ""114 , y Vim— , ..,.,,,...s
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. . ........7--
I. Design Standards for ' ver 0 ce 13t_ ard.
a. Right-of-Way, dth:1-1-0-feet- u- •i.i ion ROW as needed for slopes,retaining walls,etc
b. Sidewalk:
i. With or witho ,- -• •arking,and not adjacent to trail:6-foot sidewalk
ii. With on-street parking,and adjacent to trail:5-foot sidewalk.
iii. Without on-street parking,and adjacent to trail:No sidewalk required,
c. Landscape Strip:
i. With or without on-street parking, and not adjacent to trail: 8.5-foot landscape strip
(includes 0,5-foot curb).
ii. With on-street parking,and adjacent to trail:No landscape strip required.
iii. Without on-street parking, and adjacent to trail: Minimum 8.5-foot landscape strip.
(includes 0.5-foot curb)between travel way and trail.(This width can be reduced from the
trail landscape requirements below.)
d. Bike Facilities: 12-foot trail on • idc of street in accordance with design standards below
. e. On-Street Parking:On-Street Pari Optional 8 feet,as determined by the City Engineer.
f. Travel Lanes: c.,\. ,,
i. Through Lanes:One 1 I-foot travel lane in each direction.
ii Median: 14 feel between travel lanes, to be used for landscaping, pedestrian crossing cli' P...
refuge,or left-turn lanes(includes 2-foot clearance betHcen through lanes and curb and ( t
0.5-fool curb on both sides), a' 0.c r�i 2�
Ricer Terrace Plan District 18.660-15 Revised!)raft:12/18q.
, ovi... . _:(\rslif i.).-•-"------;°—. .\)
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,\;99§; \CP v,,V N ' 0/. ,9#
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iii. Left-Tut lane:Required I I lee where left-turns are allowed,as determined by the City
F,ngineer
g. frail :38 feet,on side ol'street
-• ` i. Minimum 12-fool paved sur 'e
--
--ii. Minimum 26 feet of landscaping �.e /t
I h. Required Street Lighting:Intersection safety lighting,and basic street lighting and pttk'.vian _ . --•
wale lighting.
i. Access: Properties abutting both the trail side of River Terrace Boulevard and another street ...------~
shall take access from the other street unless the other street is an Arterial.
B. Collector within Community Commercial[Long. The following,street design standards apply to the Commented ISC1J:Clarification needed whether this
Collector which extends through the Community Commercial zone as shown on Map 18.660.B and in collector cross section continues into residential zones across
Figure 18.660.7 below. Roy Rogers Road.
Figure 18.660.7 Cross-Section for Collector within Community Commercial Zone
,t;
1
\r* t-\ •
_ .. 5 �� \ ' .• is fi
tt .
4 C•
05' 5' 55' 8' 6' I I' h 1' 6' 8' 5.5' 8' 05
50'Street Width
78'ROW
I. Design Standards for Collector within the Community Commercial Zone
a. Right-of-Way Width:78 feet plus additional right-of-way as needed for slopes,retaining walls,
etc.
b. Sidewalk:8-foot sidewalk on both sides of the street.
e. Landscape Strip/Furnishing Zone and Tree Wells:5.5 feet on both sides of the street(includes
0.5-fool curb).
d. Bike Facilities/On-Street Parking:
• i. Biking Facility:6-foot bike lane on both sides of the street.
ii. On-Street Parking:Optional 8 feet,as determined by the City Engineer.
c. Travel Lanes:
i. 'Through Lanes:One 11-foot lane in each direction
ii. Left-Tam Lane:Optional I l feet where left-turns arc allowed,as determined by the City
Engineer. , t
1. Required Street Lighting:Intersection safety lighting,basic street lighting and pedestrian-scale
lighting.
g. Street Crossings:All street crossings(midblock or at intersections)require curb extensions into
the parking lane unless the City Engineer finds it in the public interest that curb extensions not
be provided(e.g.,to facilitate truck turning movements).
C Arterials within River Terrace Plan District. The following street design standards apply to the Arterials
within the plan district as shown on Map 18.660.IPI.ACEI IOl.DER FOR ROY ROGERS ROAD AND
SCROLLS FERRY ROAD CROSS SECTIONS]
River Terrace Plan District 18.668-16 Revised Draft:12/18/14
[pw l res'
r
I). Adjustments. Adjustments to the street cross-sections described in thiss :tion,such as deletion of on-
street parking and associated elements or width reduction of trail 40-of-way or landscape median, q2e
may be granted upon finding that such adjustments are either needed to lessen impacts on natural
resources or arc o • s a . ••t • cr efface ommuntty •
an errac i• • - • ••40•!•10. • • s ments s la •c proccsse• •y me ) t:›I a I .'r•, . e' •y cct• •h.h.t0, ..ing approval criteria in Subsection (2e LA^✓
18.370.020.0.9. � \ _.,yl A}f-1
18.660.080 Street Connectivity L ���'✓ ��
A. Street alignment and connections. For development abutting River Terrace Boulevard,an additional �i
exception to the requirement in 18.810.030.11 for full street connections to River Terrace Boulevard C
with spacing of no more than 530 feet between connections is allowed where the city has identified a
need to minimize the number of trail crossings and provided that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided with a spacing of no more than 330 feet.
B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed 1,600 feel measured along
the centerline of the streets except where street location is precluded by natural topography,wetlands,
significant habitat areas or bodies of water,pre-existing development,or an arterial or collector along
which the city has identified a need to minimize the number of intersections.
Map 18.660.A:River Terrace Plan District Boundary
•
River Terrace Plan District 1R.660-17 Revised Draft:12/18/14
it
•
. „...........>1\11_,c41-11 ''' . ,
I
I
l I i
j 13 ,, I
i tri ,,
i i
i River Terrace Plan Area --- Tigard City Boundary
River Terrace Plan District 18.660-I6 Revised Draft:12/18/14
II
:%lap 18.660.B:River Terrace Boulevard and Commercial Collector
Prrf1(r ,
1.
, sei on.11.1*1**O1•,L'r
a aa
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Rift.'Terrace Plan District 18.660-19 Rerised Draft:12/18/14
I
ATTACHMENT 4-C
Susan Shanks
From: Susan Shanks
Sent: Friday,January 23, 2015 12:27 PM
To: Susan Shanks
Subject: FW: Follow up on River Terrace Plan District Code edits - 1 addition to Pg 8
From: Stacy Connery [mailto:stacy@pacific-community.com]
Sent: Friday, January 16, 2015 5:21 PM
To: Susan Shanks
Cc: Fred Gast(fred.gast@polygonhomes.com); Jim Lange
Subject: RE: Follow up on River Terrace Plan District Code edits - 1 addition to Pg 8
Hi Susan,
I just left you a voice mail explaining that we have made 1 additional suggested edit to the Planned
Development section of the DRAFT River Terrace Plan District Code on Page 8 of the attached updated
file. This additional suggested edit is also shown below. We discussed this topic with Cheryl Caines at one
of our pre-pre-application meetings. I'll give you a call on Tuesday to see if you have any questions.
B. Perimeter Lot Dimensional Standards. The lot dimensional standards of 18.350.060C.1. shall only apply to the edges
of the River Terrace Plan District that are directly adjacent to an existing residential development that is outside the
River Terrace Plan District.
Thank you,
Stacy Connery, AICP
(503) 828-5052
Pacific
Community
Design
12564 SW Main Street
Tigard, OR 97223
APlease consider the environment before printing this e-mail
From:Stacy Connery
Sent: Monday,January 12, 2015 10:08 AM
To:Susan P Shanks (susans@tigard-or.gov)
Cc: Fred Gast (fred.gast@polygonhomes.com);Jim Lange (jim@pacific-community.com)
Subject: Follow up on River Terrace Plan District Code edits
Hi Susan,
Attached is an electronic copy with `track changes' showing suggested edits to the River Terrace Plan
District DRAFT as shared in our meeting last Thursday (1/8/15). The attached copy also includes the follow
up suggested edits for side and rear facades along River Terrace Boulevard. Please let me know if you have
any questions regarding the attached information.
Thank you,
Stacy Connery, AICP
(503) 828-5052
1
Chapter 18.660
RIVER TERRACE PLAN DISTRICT
Sections:
18.660.010 Purpose
18.660.020 Where These Regulations Apply
18.660.030 Applicability
18.660.033 Adequacy of Public Facilities
18.660.035 Preliminary Plat Approval Criteria
18.660.040 Community Commercial Development Standards
18.660.050 River Terrace Boulevard Development Standards
18.660.060 Planned Developments
18.660.070 Street Design
18.660.080 Street Connectivity
18.660.010 Purpose
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. The purpose
of the River Terrace Plan District is to implement the adopted River Terrace Community Plan and
associated infrastructure master plans for water,sewer,stormwater,parks,and transportation.
This chapter is intended to ensure that public facilities are adequate to serve the anticipated levels of
development throughout River Terrace by:
Implementing the River Terrace Community Plan and associated infrastructure master plans
Facilitating the transition of River Terrace from rural to urban land use through the timely,
orderly,and efficient provision of public facilities
Ensuring that public facilities are adequate to support new development and are available
concurrent with the impacts of such development
Safeguarding the community's health,safety,and welfare
This chapter is also intended to implement those unique aspects of the River Terrace Community Plan and
associated infrastructure master plans related to commercial and residential design, transportation
facilities,and park and trail development.
The commercial area is envisioned as a vibrant mixed-use center with pedestrian-scale street and
building amenities and high-quality design features.
The transportation system is designed as 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
through thoughtful and location-specific street and intersection design.
River Terrace Boulevard is designed to seamlessly integrate the River Terrace Trail into its
design, provide safe and comfortable multi-modal travel options, and include high-quality
pedestrian-scale design treatments that defines it as the neighborhood's signature street.
Parks and trails are distributed throughout the area to provide a variety of convenient recreational
opportunities for residents and visitors.
River Terrace Plan District 18.660-1 Revised Draft:12/18/14
18.660.020 Where These Regulations Apply
The regulations of this chapter apply to the River Terrace Plan District. The boundaries of this plan
district are shown on Map 18.660.A located at the end of this chapter.
18.660.030 Applicability
This chapter applies to all property that is located within the River Terrace Plan District. The standards
and requirements of this chapter apply in addition to,and not in lieu of,all other applicable provisions of
the Tigard Community Development Code (TCDC). Compliance with all applicable standards and
requirements must be demonstrated in order to obtain a development approval. The standards in this
chapter shall govern in the event of a conflict.
18.660.033 Adequacy of Public Facilities
A. Intent. The intent of this section is to address the provision of the infrastructure system necessary to
benefit and serve all property within River Terrace as provided for in the River Terrace Community
Plan,related infrastructure master plans,and the River Terrace Funding Strategy,in light of the desire
of property owners to commence preliminary development prior to full implementation of those plans
and with the understanding that no development rights vest and no development approvals can be
granted until the infrastructure system is in place or assured.
B. Approval Standard. Development may be approved only if the applicant demonstrates that each of the
following components of the River Terrace Funding Strategy adopted by Resolution 14-66
(December 16,2014)has been adopted and is in effect:
1. Transportation: A citywide transportation system development charge (SDC), a River Terrace
specific transportation SDC,and a River Terrace transportation utility fee surcharge is in effect.
2. Water: For development in water pressure zone 550,a minimum of 3 million gallons in new firm
water storage capacity and associated pump station with a minimum firm capacity of 1400
gallons per minute or piping improvements that provide sufficient water capacity in water
pressure zone 550 to serve the proposed development.
3. Sewer: A citywide utility fee surcharge.
4. Stormwater: A River Terrace storm water utility fee surcharge.
C. Deferral of Compliance.
1. An applicant may request deferral of the requirement to demonstrate compliance with one or
more of the approval standards set forth in subsection B as provided for in this subsection C:
a. Preliminary land division plat approval to final land division plat review.
b. Planned development concept plan approval to detailed development plan review where no
land division is proposed.
c. All other development applications: A condition of development approval requiring
demonstration of compliance no later than 180 days after approval or prior to submission of
applications for utility or building permits,whichever occurs first.
d. Development Agreement: A Development Agreement between the City and the
developer/applicant may establish alternative schedules for meeting compliance with the
criteria in subsection B.
2. Deferral of compliance shall be granted only if:
River Terrace Plan District 18.660-2 Revised Draft:12/18/14
a. The applicant demonstrates that the approval standard will likely be met prior to filing an
application for final land division plat approval, detailed development plan approval, or
expiration of the condition of approval. A determination by the review authority that it is
likely that the standard will be met shall be for the purposes of deferral only and in no way
constitutes an assurance, guarantee, or other representation that may in any way be relied
upon by the applicant or any party;and
b. The applicant executes a written agreement prepared by the city acknowledging that the
applicant has determined that deferral is to its benefit and that any and all actions taken
pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk.
The acknowledgement shall waive,hold harmless and release the city,its officers,employees
and agents for any and all claims for damages, including attorney fees, in any way arising
from a denial for failure to demonstrate compliance with the standards in subsection B,
without regard to fault. Nothing in this section shall preclude the applicant from seeking
review of any land use decision in accordance with ORS chapter 197,215 or 227 or equitable
relief in a court of competent jurisdiction.
D. Exception.
1. An exception to one or more of the standards in subsection B may be obtained through a Type II
procedure as governed by Subsection 18.390.040.
2. An exception shall be granted only if the applicant:
a. Demonstrates that the exception will not materially impact implementation of the River
Terrace Sanitary Sewer Master Plan Addendum (Resolution 14-25); River Terrace Water
System Master Plan Addendum(Resolution 14-35); River Terrace Stormwater Master Plan
(Resolution 14-42);River Terrace Transportation System Plan Addendum(Ordinance 14-16);
and,the River Terrace Funding Strategy(Resolution 14-66);and
b. Has proposed alternatives that will ensure that it will provide its proportionate share of the
facilities and the funding for facilitates as identified in the River Terrace infrastructure master
plans and Funding Strategy.
c. Executes an agreement prepared by the city agreeing that,if the new SDCs are not in effect at
the time of building permit issuance, the applicant will pay an amount equal to the SDCs
assumed by the River Terrace Funding Strategy. No credits will be issued against this
payment,but the city will refund such payment if the SDC is in effect and paid in accordance
with the terms of the applicable SDC ordinance or the applicable SDC has not taken effect
within two years of the effective date of this Code.
d. Agrees to disclose in writing to each purchaser of property for which a building permit has
been obtained that the property may be subject in the future to utility fees or SDCs as
described in the River Terrace Funding Strategy.
E. Additional Standards.
1. A water transmission or sewer trunk line constructed by one or more applicants shall:
a. Be placed in a public easement within the transmission line corridor and alignment identified
in the water or sanitary sewer master plans. The exact location and route shall be approved
by the City Engineer. If a transmission or trunk line corridor and alignment have not been
adopted,the applicant may file a Type IV application to establish the corridor and alignment.
This application shall be processed prior to or concurrently with the development application
and is not subject to the timing limits in Subsection 18.390.060.B.
b. Be sized, designed, constructed, and placed in accordance with city specifications and as
approved by the City Engineer;and
River Terrace Plan District 18.660-3 Revised Draft:12/18/14
c. If the transmission or trunk line enters the property that is the subject of the development
application,a pubic easement for the line shall be granted to extend through the property that
is the subject of the application and terminate at such location as the review authority
determines will maximize the function and availability of the easement to serve additional
properties,taking into account the impact of the easement on the subject property.
2. If compliance with storm water management standards is dependent on a publicly funded
conveyance system or regional facility that has not been provided, the applicant may propose
interim facilities and systems, such as on-site detention. The detention shall meet all applicable
standards. Unless otherwise provided in the development approval,the applicant shall provide an
assurance that adequate financial resources are available to decommission the interim facility and
connect to the public storm water management system when it becomes available. No storm
water management system shall be approved if it would prevent or significantly impact the ability
of other properties to implement and comply with the River Terrace Stormwater Master Plan or
other applicable standards.
3. Development shall be located and designed so as to not unduly or unnecessarily restrict the ability of
any other property to provide or access a public easement or facility required for the property to
develop in accordance with this Code, taking into account the topography, size and, shape of the
property that is the subject of the application, impact on the applicant, and the reasonableness of
available options. An applicant shall not be required to reduce otherwise permitted density or to
obtain a variance to demonstrate compliance but this standard may be considered in considering a
variance requested by the applicant.
F. Other Provisions.
1. Unless expressly authorized in a development approval,no person shall impose a private fee or
any charge whatsoever that prohibits,restricts,or impairs an adjoining property from accessing a
public easement,facility,or service or denies access to such public easement,facility,or service.
2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other
charge to finance public facilities and services described in this section shall be deemed effective
if it has taken effect and the time for any legal challenge has expired or any legal challenge has
been finally decided.
18.660.035 Preliminary Plat Approval Criteria
A. Additional Approval Criteria. In addition to the approval criteria in Section 18.430.040 (Approval
Criteria: Preliminary Plat), the following approval criteria shall apply to all preliminary plat
applications within River Terrace.
1. The streets, street extensions, and intersections conform to the River Terrace Transportation
System Plan Addendum, the street spacing and connectivity standards of this chapter and the
TCDC, and the plats of subdivisions and maps of partitions already approved for adjoining
property as to width,general direction,and in all other respects unless the city determines it is in
the public interest to modify the street,street extension, and/or intersection locations,widths,or
pattern;and
2. The preliminary plat does not impede the future use or development of adjacent property within
River Terrace not under the control or ownership of the applicant proposing the preliminary plat.
River Terrace Plan District 18.660-4 Revised Draft:12/18/14
3. Where phased development is proposed,a plan for future phases shows the location of lot lines,
rights-of-way, and other details of layout and demonstrates that future division of the entire site
may readily occur without violating the development standards of the TCDC;and
4. Where phased development is proposed, the preliminary plat dedicates rights-of-way for all
arterials, collectors, and neighborhood routes as shown in the River Terrace Transportation
System Plan Addendum for all phases to allow for the timely and orderly extension and
connection of adjacent streets and utilities.
B. Conditions of approval. The approval authority may attach such conditions as are necessary to carry
out the goals and policies of the Tigard Comprehensive Plan, River Terrace Community Plan, and
other applicable ordinances and regulations and may require that reserve strips be granted to the city
for the purpose of controlling access to adjoining undeveloped properties.
18.660.040 Community Commercial Development Standards IPLACEHOLDER]
18.660.050 River Terrace Boulevard Development Standards
A. Applicability.The applicable development standards contained in the underlying zoning district shall
apply to all development within River Terrace,except where the applicant has obtained variances or
adjustments in accordance with Chapter 18.370, and except as specified below. The following
standards apply to commercial and residential development sites abutting River Terrace Boulevard
right-of-way as follows:
1. For alley loaded single—family attached, alley loaded single-family detached, and alley loaded
duplex development,the following standards apply to all development on those lots abutting the
River Terrace Boulevard right-of-way (ROW). Other development patterns with side or rear
elevations facing River Terrace Boulevard shall only be subject to section 18.660.050.B.10.
2. For multi-building developments (commercial or multifamily) on a single lot, the following
standards apply to all development except those buildings that have less than fifteen(15)feet of
building elevation visible from the River Terrace Boulevard right-of-way(see Figure 18.660.1).
3. The standards apply development abutting both sides of the right-of-way. The general location of
the River Terrace Boulevard right-of-way is shown on Map 18.660.B. The City Engineer shall
approve the final alignment.
B. Building Placement and Design.
1. Primary buildings shall have their front façade and front entry door oriented to River Terrace
Boulevard, except as approved through the adjustment process in accordance with Subsection
18.660.050.D.
2. At least one front entry door is required for each business or dwelling with a ground floor
frontage.
3. At least one front entry door shall be covered,recessed,or treated with a permanent architectural
feature in such a way that weather protection is provided.
4. For those properties that do not abut the trail side of the right-of-way,one walkway connection is
required between the front entry door and the public sidewalk, except as approved through the
River Terrace Plan District 18.660-5 Revised Draft:12/18/14
adjustment process in accordance with Subsection 18.660.050.D. For those buildings with 100%
of their elevation visible from the River Terrace Boulevard right-of-way,the walkway may not be
more than 20 feet in length for the portion of the walkway that lies outside the public right-of-
way(see Figure 18.660.1). All For multi-family and commercial buildings, this walkways shall
be ADA accessible, except as approved through the adjustment process in accordance with
Subsection 18.660.050.D.
5. For those properties that abut the trail side of the right-of-way, one walkway connection is
required between the development and the trail for every 5 single-family detached lots(including
duplex lots)that are located within a single block. All This walkways shall be ADA accessible,
except as approved through the adjustment process in accordance with Subsection 18.660.050.D.
Figure 18.660.1: Applicability of Development Standards
for Sites Abutting River Terrace Boulevard Right-of-Way
6 °
:*
pocket
171 El park
N.Subject to the ❑ n
I I z- oti-street bike-ped
standards in
c . accessway connecting
18.660.050 SF I residential areas more
i- i directly to amenities
Walkway 20'or less River Terrace Boulevard ROW
Corn
Corn
MF *Standards
don't apply `►
Corn
to buildings
with<15'
of elevation
facing the
Boulevard
ROW
6. For those properties that abut the trail, one walkway connection is required between the
development and the trail for every 10 single-family attached dwelling units that are located
within a single block but that are not necessarily all attached together.241iThis walkways shall be
ADA accessible, except as approved through the adjustment process in accordance with
Subsection 18.660.050.D.
7. For those properties that abut the trail, one walkway connection is required between the
development and the trail for every 200 feet of frontage of multifamily development. AlIThis
River Terrace Plan District 18.660-6 Revised Draft:12/18/14
walkways shall be ADA accessible, except as approved through the adjustment process in
accordance with Subsection 18.660.050.D.
8. No accessory structures,garages,carports,driveways or vehicle access are permitted between the
primary building and the River Terrace Boulevard right-of-way, except as approved through the
adjustment process in accordance with Subsection 18.660.050.D.
9. No fences, walls or hedges over three (3) feet in height are permitted between the primary
building and the River Terrace Boulevard right-of-way, except as approved through the
adjustment process in accordance with Subsection 18.660.050.D.
"..... Formatted:List Paragraph, No bullets or
9:10. Provide high-quality architectural features that meet the design standards in accordance with numbering
Subsection 18.660.060.F
C. Density Bonus. In order to help offset the land and development costs associated with the
construction of River Terrace Boulevard, residential development sites abutting River Terrace
Boulevard right-of-way may choose to propose smaller and narrower lots along River Terrace
Boulevard than otherwise allowed by zoning.The resulting increase in the number of dwelling units
along River Terrace Boulevard shall be allowed in addition to any density bonus approved through
the Planned Development review process in accordance with Chapter 18.350 (Planned
Developments). Where more dwelling units are proposed, the reduced lots sizes or lot areas per
dwelling unit that are described below shall be used to calculate the maximum and minimum number
of residential units allowed in accordance with Subsections 18.715.020.B and C (Density
Computations).This density bonus shall only apply to residential lots that are proposed to abut River
Terrace Boulevard once the larger development site has been subdivided for urban development
purposes.
1. Land zoned R-4.5: Single-family detached lots that are proposed to abut River Terrace Boulevard
right-of-way may reduce the minimum lot size to 4,500 square feet and the minimum lot width to
40 feet.Duplex lots that are proposed to abut River Terrace Boulevard right-of-way may reduce
the minimum lot size to 7,000 square feet and the minimum lot width to 80 feet.
2. Land zoned R-7: Single-family detached lots that are proposed to abut River Terrace Boulevard
right-of-way may reduce the minimum lot size to 3500 square feet and the minimum lot width to
35 feet.Duplex lots that are proposed to abut River Terrace Boulevard right-of-way may reduce
the minimum lot size to 7,000 square feet. Single-family attached lots that are proposed to abut
River Terrace Boulevard right-of-way may reduce the minimum lot size to 2500 square feet and
the minimum lot width to 25 feet.
3. Land zoned R-12: Multifamily development on lots that are proposed to abut River Terrace
Boulevard right-of-way may reduce the minimum lot area per dwelling unit to 2000 square feet.
Single-family attached and detached lots and duplex lots that are proposed to abut River Terrace
Boulevard right-of-way may reduce the minimum lot area per dwelling unit to 2500 square feet.
D. Adjustments. Adjustments shall be processed by means of a Type II procedure, as governed by
Section 18.390.040. The director may grant an adjustment to the standards of this section based on
findings that:
1. The standards cannot be met due to topography or other natural constraints associated with the
specific development site;
River Terrace Plan District 18.660-7 Revised Draft:12/18/14
2. The proposed design provides safe and convenient pedestrian connections to the pedestrian
facilities within the River Terrace Boulevard right-of-way;and
3. If fences or walls over three (3) feet in height are proposed, they will be constructed of high-
quality materials. Wood or cChain link fencing is not permitted,unless required for wetlands or
other sensitive areas.-
18.660.060 Planned Developments
The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace,except as
modified below.
A. Density Calculation. To encourage alley loaded development and developments with shorter block-- Formatted:List Paragraph,Indent:Left:
lengths, as well as to encourage development consistent with the Goals of the River Terrace 0",Numbered+ Level:1+ Numbering
Community Plan, Planned Developments within River Terrace may limit deductions for streets and Style:A,B,C,...+Start at:1+Alignment:
alleys to 20%. Left+Aligned at: 0.25"+Indent at: 0.5"
AB: Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5
shall only apply to multifamily development.
BC.Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor
recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily
development.
I
D. Shared open space facilities. As an alternative to providing the 20% open space required by
Subsection 18.350.070.D.13,the city may accept a lesser amount of open space where the applicant
can meet the requirements of 1, 2, and 3 below and where the applicant provides an analysis that
demonstrates that the proposed open space and enhancements are roughly proportional to the 20%of
open space that would otherwise be required. The applicant may use multiple quantitative metrics to
demonstrate how their alternative proposal for shared open space facilities is roughly proportional,
e.g.cost,square footage,accessibility,etc.
1. The city may accept a lesser amount of open space where the proposed open space:
a. Meets the need for neighborhood or linear public parks,open space,and/or trails identified in
the River Terrace Park System Master Plan Addendum with respect to both location and the
city's level of service standard;and
b. Will be dedicated to the public or owned and maintained by a homeowners association.
2. The city may accept a lesser amount of open space in exchange for additional development
enhancements where such enhancements provide a community benefit and where the
development provides at least three(3)of the following:
a. Provide a comprehensive network of public pedestrian connections that complements the
public sidewalk system and that facilitates access to parks, schools, trails, open spaces,
commercial areas,and similar destinations.
b. Provide public nature trails along or through natural resource areas or open spaces.All trails
through protected natural resource areas must obtain all necessary approvals and meet all
applicable development standards.
c. Provide or show that the proposed development has direct access to and is within a'/4-mile of
a public park or recreation area via a public or private trail,path,or walkway.
River Terrace Plan District 18.660-8 Revised Draft:12/18/14
d. Provide intersection treatments that are acceptable to the City Engineer and that elevate the
pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other
similar treatments.
e. Provide high-quality architectural features on attached and detached single-family dwelling
units and duplexes that meet the design standards in accordance with Subsection
18.660.060.E below.
3. For those properties that abut Roy Rogers Road or River Terrace Boulevard, one or more of the
following enhancements may be provided in lieu of one or more of the enhancements listed in 2
above.
a. Provide for the long-term maintenance of any proposed and/or required landscaping in or
adjacent to the Roy Rogers Road or River Terrace Boulevard rights-of-way through the
formation of a homeowners' association or other comparable organization that is acceptable
to the applicable road authority. The installation and maintenance of stormwater facilities is
not required.
b. Provide a high-quality visual and noise buffer along Roy Rogers Road that includes both a
vegetative and solid barrier component outside of the public right-of-way.
c. Provide park facilities in the River Terrace Trail corridor, including but not limited to
benches,picnic tables,lighting,and/or small playground areas(i.e. tot lots or pocket parks).
Provision of such facilities may allow the applicant to count the trail corridor as a linear park
facility,thus contributing to meeting the city's level of service standards for both linear parks
and trails. The city's Parks Manager shall decide whether the proposed facilities elevate the
trail corridor to a linear park facility.
I DE.Open space conveyance. The standards of Subsection 18.350.070.D.14 shall apply to the conveyance
of open space within River Terrace. The standards of Subsection 18.810.080.B shall not apply.
I
F.Design Standards for Single-Family Dwelling Units and Duplexes.These design standards apply only
when the applicant chooses to provide them per Subsection 18.660.060.C.2.e above to meet the
alternative requirement for shared open space facilities in accordance with Subsection 18.660.060.C.
These standards apply to attached and detached single-family dwelling units and duplexes. They are
intended to promote attention to detail,human-scale design, street visibility, and privacy of adjacent
properties,while affording flexibility to use a variety of architectural styles. The graphics provided
are intended to illustrate how development could comply with these standards and should not be
interpreted as requiring a specific architectural style.An architectural feature may be used to comply
with more than one standard.
1. Articulation. All buildings shall incorporate design elements that break up all street-facing
façades into smaller planes as follows.See Figure 18.660.2 for an illustration of articulation.
a. For buildings with 30-60 feet of street frontage, a minimum of 1 of the following elements
shall be provided along the street-facing façades.
i. A porch at least 5 feet deep.
ii. A balcony that is at least 2 feet deep and is accessible from an interior room.
iii. A bay window that extends at least 2 feet wide.
iv. A section of the façade that is recessed by at least 2 feet deep and 6 feet long.
v. A gabled dormer.
b. For buildings with over 60 feet of street frontage, at least 1 element in Subsection
18.660.060.E.1.a.i-v above shall be provided for every 30 feet of street frontage. Elements
shall be distributed along the length of the façade so that there are no more than 30 feet
between 2 elements.
River Terrace Plan District 18.660-9 Revised Draft:12/18/14
c. For buildings with less than 30 feet of street frontage,the building articulation standard is not
applicable.
Figure 18.660.2
Building Articulation
Abb.
170tIYtap
.444
loony
Porch
L,Recessed facade
Design standards for articulation
2. Eyes on the Street. At least 12% of the area of each street-facing façade must be windows or
entrance doors.See Figure 18.660.3 for an illustration of eyes on the street.
a. Street-facing facade is defined as the aggregate area of all vertical exterior walls measured
from top of finished floor at lowest level to top plate or roof cave of highest level. Areas of
exterior walls above top plate or roof cave,such as areas within gables,dormers,clerestories,
etc. may be excluded from facade area. Areas of lower roofs may be deducted from street
facade.
b. Windows used to meet this standard must be transparent and allow views from the building to
the street.Glass blocks and privacy windows in bathrooms do not meet this standard.
c. Half of the total window area in the door(s)of an attached garage counts toward the eyes on
the street standard. All of the window area in the street-facing wall(s)of an attached garage
count toward meeting this standard.
d. Window area is considered the entire arca within the outer window frame, including any
interior window grid. the aggregate area of each window unit measured around the visible
perimeter of the window so as to include outer window frame,mullions and grids.
e. Doors used to meet this standard must face the street or be at an angle of no greater than 45
degrees from the street.
f. Door area is considered the portion of the door that moves.Door frames do not count toward
this standard.
Figure 18.660.3
Eyes on the Street
River Terrace Plan District 18.660-10 Revised Draft:12/18/14
Street-facing windows and
train entrance door
.a A
II
etc ��so%of garage do
r window area
I
Design standards for eyes on the street
3. Main Entrance. At least 1 main entrance must meet both of the following standards. See Figure
18.660.4 for an illustration of main entrances.
a. Be no further than 8 feet behind the longest street-facing wall of the building.
b. Face the street,be at an angle of up to 45 degrees from the street,or open onto a porch.If the
entrance opens up onto a porch,the porch must meet all of these additional standards.
i. Be at least 25 square feet in area with a minimum 4-foot depth.
ii. Have at least 1 porch entry facing the street.
iii. Have a roof that is no more than 12 feet above the floor of the porch.
iv. Have a roof that covers at least 30%of the porch area.
Figure 18.660.4
Main Entrances
River Terrace Plan District 18.660-11 Revised Draft:12/18/14
I I I I
I 4
1 j
I GARAGE DWELLING 1 I GARAGE ['WELLING j
I 11NI1
Main I f UNIT j
1 I
erccrance i I j
1 2 * 1 Maximum 1 �n1 Man
1 ft
I I -1-8 - 1 I ;
1 4 1
I 1 I I
1 .
longest I i Por:!i'entry' I
1 meet-faring wall. 4 1,
I ofdwelfineunrt 9
I I
Front lot line ? 1 Free C lot Flee— I
Lam_ ________ _____,..,___J �_________�___�_;_o_�_r___m.
STREET - STREET
4. Detailed Design. All buildings shall include at least five (5) of the following features on any
street-facing façade.See Figure 18.660.5 for illustration of detailed design elements.
a. Covered porch at least 5 feet deep, as measured horizontally from the face of the main
building façade to the edge of the deck,and at least 5 feet wide.
b. Recessed entry area at least 2 feet deep, as measured horizontally from the face of the main
building façade,and at least 5 feet wide.
c. Offset on the building face of at least 16 inches from 1 exterior wall surface to the other.
d. Dormer that is at least 4 feet wide and integrated into the roof form.
e. Roof eaves with a minimum projection of 12 inches from the intersection of the roof and the
exterior walls.
f. Roof line offsets of at least 2 feet from the top surface of 1 roof to the top surface of the
other.
g. Tile or wood shingle roofs.
h. Horizontal lap siding between 3 to 7 inches wide (the visible portion once installed). The
siding material may be wood,fiber-cement,or vinyl.
i. Brick, cedar shingles, stucco, or other similar decorative materials covering at least 40%of
the street-facing façade.
j. Gable roof,hip roof,or gambrel roof design.
k. Window trim around all windows at least 3 inches wide and 5/8 in deep.
I. Window recesses,in all windows,of at least 3 inches as measured horizontally from the face
of the building façade.
m. Balcony that is at least 3 feet deep,5 feet wide,and accessible from an interior room.
n. One roof pitch of at least 500 square feet in area that is sloped to face the southern sky and
has its eave line oriented within 30 degrees of the true north/south axis.
o. Bay window at least 2 feet deep and 5 feet long.
p. Attached garage width,as measured between the inside of the garage door frame, of 35%or
less of the length of the street-facing façade.
Figure 18.660.5
Detailed Design Elements
River Terrace Plan District 18.660-12 Revised Draft:12/18/14
t I\ NA....1, offsets
, i :::::±
I
' LL1 ;
xw- - Covered porch
Recessed entry r
Design standards for detailed design
5. Garages and Carports. These standards are intended to prevent garages from obscuring or
dominating the street-facing façade of a dwelling and provide for a pleasant pedestrian
environment in residential areas.
a. The front of a garage or carport can be no closer to the front lot line than the longest street-
facing wall of the house that encloses living area.The following exceptions apply:
b. A garage or carport may extend up to 5 ft in front if there is a covered front porch and the
garage or carport does not extend beyond the front of the porch.
c. A garage may extend up to 5 ft in front if the garage is part of a 2-story façade that has a
window at least 12 sq ft in area on the second story that faces the street.
d. The width of a street-facing garage door(s), as measured between the inside of the garage
door frame,may not exceed 40%of the total width of the street-facing façades on the same
street frontage as the garage door. See Figure 19.505.2.C.2. Notwithstanding this limit, a
dwelling is allowed 1 12-ft-wide garage door, regardless of the total width of street-facing
facades.
6. The maximum allowed garage width may be increased to 50% of the total width of the street-
facing façade if a total of 7 detailed design elements in Subsection 18.660.060.E.4 are included
on the street-facing façade.
7. Garages may be side-oriented to the front lot line if the eyes on the street standard in Subsection
18.660.060.E.2 is met.
Figure 18.660.5
Maximum Garage Width
River Terrace Plan District 18.660-13 Revised Draft:12/18/14
name
•
11 4 %ollacaJe
width
Facade width
River Terrace Plan District 18.660-14 Revised Draft:12/18/14
18.660.070 Street Design
A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as
shown on Map 18.660.B and in Figure 18.660.6 below.
Figure 18.660.6 River Terrace Boulevard Cross-Section,i...' ' ', *TV:"•1,4
4
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Ile
4
\.1:106.^ - i. -.1
,..„,,,,t, 41416‘
k
l 1.
1. Design Standards for River Terrace Boulevard.
a. Right-of-Way Width: 110 feet plus addition ROW as needed for slopes,retaining walls,etc.
b. Sidewalk:
i. With or without on-street parking,and not adjacent to trail:6-foot sidewalk.
ii. With on-street parking,and adjacent to trail:5-foot sidewalk.
iii. Without on-street parking,and adjacent to trail:No sidewalk required.
c. Landscape Strip:
i. With or without on-street parking, and not adjacent to trail: 8.5-foot landscape strip
(includes 0.5-foot curb).
ii. With on-street parking,and adjacent to trail:No landscape strip required.
iii. Without on-street parking, and adjacent to trail: Minimum 8.5-foot landscape strip.
(includes 0.5-foot curb)between travel way and trail. (This width can be reduced from
the trail landscape requirements below.)
d. Bike Facilities: 12-foot trail on west side of street in accordance with design standards below.
e. On-Street Parking:On-Street Parking:Optional 8 feet,as determined by the City Engineer.
f. Travel Lanes:
i. Through Lanes:One 11-foot travel lane in each direction.
ii. Median: 14 feet between travel lanes, to be used for landscaping, pedestrian crossing
refuge,or left-turn lanes(includes 2-foot clearance between through lanes and curb and
0.5-foot curb on both sides).
River Terrace Plan District 18.660-15 Revised Draft:12/18/14
iii. Left-Turn Lane:Required 11 feet where left-turns are allowed,as determined by the City
Engineer.
g. Trail Right-of-Way:38 feet,on west side of street
i. Minimum 12-foot paved surface
ii. Minimum 26 feet of landscaping
h. Required Street Lighting: Intersection safety lighting, and basic street lighting and
pedestrian scale lighting.
i. Access: Properties abutting both the trail side of River Terrace Boulevard and another street
shall take access from the other street unless the other street is an Arterial.
B. Collector within Community Commercial Zone'. The following street design standards apply to the Comment[SU]:Clarification needed
Collector which extends through the Community Commercial zone as shown on Map 18.660.B and in whether this collector cross section continues
Figure 18.660.7 below. into residential zones across Roy Rogers Road.
Figure 18.660.7 Cross-Section for Collector within Community Commercial Zone
\;�
Landscape Strip! Landscape Strip!
Furnishing Furnishing
Zone& Bike Bike Zone&
Buffer—. Sidewalk Tree Wells Parking Lane Travel Lane Travel Lane Lane Parking Tree Wells Sidewalk —Buffer
0.5' 8' 5.5' 8' 6' 11' 11' 6' I 8' 5.5' 8' 0.5'
50'Street Width �
78'ROW
1. Design Standards for Collector within the Community Commercial Zone
a. Right-of-Way Width: 78 feet plus additional right-of-way as needed for slopes, retaining
walls,etc.
b. Sidewalk:8-foot sidewalk on both sides of the street.
c. Landscape Strip/Furnishing Zone and Tree Wells: 5.5 feet on both sides of the street
(includes 0.5-foot curb).
d. Bike Facilities/On-Street Parking:
i. Biking Facility:6-foot bike lane on both sides of the street.
ii. On-Street Parking:Optional 8 feet,as determined by the City Engineer.
e. Travel Lanes:
i. Through Lanes:One 11-foot lane in each direction
ii. Left-Turn Lane:Optional 11 feet where left-turns are allowed,as determined by the City
Engineer.
f. Required Street Lighting: Intersection safety lighting, basic street lighting and pedestrian—
scale lighting.
g. Street Crossings: All street crossings (midblock or at intersections) require curb extensions
into the parking lane unless the City Engineer finds it in the public interest that curb
extensions not be provided(e.g.,to facilitate truck turning movements).
C. Arterials within River Terrace Plan District. The following street design standards apply to the
Arterials within the plan district as shown on Map 18.660. [PLACEHOLDER FOR ROY ROGERS
ROAD AND SCHOLLS FERRY ROAD CROSS SECTIONS]
River Terrace Plan District 18.660-16 Revised Draft:12/18/14
D. Adjustments. Adjustments to the street cross-sections described in this section, such as deletion of
on-street parking and associated elements or width reduction of trail right-of-way or landscape
median, may be granted upon finding that such adjustments are either needed to lessen impacts on
natural resources or are otherwise in the public's interest as described in the River Terrace
Community Plan and River Terrace Transportation System Plan Addendum. Adjustments shall be
processed by means of a Type II procedure, as governed by Section 18.390.040, using approval
criteria in Subsection 18.370.020.C.9.
18.660.080 Street Connectivity
A. Street alignment and connections,For development abutting River Terrace Boulevard, an additional
exception to the requirement in 18.810.030.H for full street connections to River Terrace Boulevard
with spacing of no more than 530 feet between connections is allowed where the city has identified a
need to minimize the number of trail crossings and provided that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided with a spacing of no more than 330 feet.
B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed 1,600 feet measured
along the centerline of the streets except where street location is precluded by natural topography,
wetlands, significant habitat areas or bodies of water, pre-existing development, or an arterial or
collector along which the city has identified a need to minimize the number of intersections.
Map 18.660.A:River Terrace Plan District Boundary
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Map 18.660.B:River Terrace Boulevard and Commercial Collector
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River Terrace Plan District 18.660-18 Revised Draft:12/18/14
City of Tigard
TIGARD Memorandum
To: Tigard Planning Commission
From: Susan P Shanks, Senior Planner
Marissa Grass,Associate Planner
Re: River Terrace Code Amendments Proposal
DCA2014-00001 & ZON2014-00002
Date: January 29, 2015
The purpose of this memo is to provide you with detailed information about the River Terrace
legislative proposal in advance of your public hearing on February 2, 2015. This memo includes
a short explanation of each aspect of the proposal:
Zoning Districts Map
River Terrace Plan District Chapter
Please don't hesitate to contact staff if you have questions about anything in this memo or in
your packet.
Zoning District Map
In December 2014, Tigard City Council adopted a land use map for River Terrace laying out
where certain kinds of land uses—such as residential or commercial uses—are allowed. Zoning
district designations build upon and implement these land use designations and determine
where specific development regulations apply. Such regulations include:
the specific kinds of uses that are allowed on each lot,
the densities at which residential uses can be built (from low-density housing such as
single family homes to high-density housing such as apartment buildings),
the heights of buildings,
the locations of buildings on a lot (i.e. setbacks), and
how much open space, lot coverage, and/or parking is required.
The proposed zoning districts in River Terrace include low density residential (70 acres),
medium density residential (35 acres), medium-high density residential (39 acres), and
Community Commercial (18 acres). The specific standards for each zone can be found in the
city's Community Development Code (Title 18).
The proposed location and size of each zone was determined through a community planning
process that culminated in the Stakeholder Working Group's unanimous approval of the
proposed Zoning Districts Map.
River Terrace Plan District Chapter
In situations like River Terrace, additional and/or different development regulations are needed
to ensure that development meets community expectations. Like other areas in Tigard, such as
Downtown or Washington Square where additional and/or different standards have been
adopted, a new plan district chapter addressing River Terrace development is proposed for
adoption into the Community Development Code.
The purpose of the River Terrace Plan District is to address the development conditions
unique to River Terrace. This includes:
Ensuring public facilities like water and sewer are available to serve new development,
Ensuring development does not impede the future use or development of adjacent
properties,
Implementing the design concept for River Terrace Boulevard, soon to be Tigard's most
innovative street/trail design, and
Tying open space requirements to the adopted parks plan for River Terrace.
See Attachment 1 for a summary of the proposed plan district chapter.
Additional Information
For more project information, the project website is a great way to learn about how the project
has evolved and what's currently happening: http://riverterracetigard.com/. You may also
want to sign up for the project listsery to receive emails about project milestones and meeting
announcements: https://lists.capalon.com/lists/listinfo/river-terrace.
ATTACHMENTS
Attachment 1: River Terrace Plan District Chapter Summary
RTCP Project Update Page 2 of 2
ATTACHMENT 1
RIVER TERRACE PLAN DISTRICT
Chapter Summary
This document summarizes the proposed new River Terrace Plan District chapter (Chapter 18.660)
in the Tigard Community Development Code on a section by section basis.
18.660.010 Purpose
Summary
The purpose of the proposed amendments is to:
Implement the city's River Terrace Community Plan and associated infrastructure master
plans related to commercial and residential design, transportation facilities, and park and
trail development; and
Ensure that public facilities will be adequate to serve new development.
18.660.020 Applicability
Summary
The proposed amendments apply to the River Terrace area and are in addition to all other applicable
provisions of the Tigard Community Development Code.
18.660.030 r Provision of Adequate Public Facilities
Summary
The proposed amendments allow development to move forward with the adoption of zoning and
protect the community's interests by ensuring that needed facilities are built and/or adequately
funded before final development approvals are issued.
Details
Requires adoption of the fees and charges identified in the River Terrace Funding Strategy
prior to land use approval.
Allows applicants the ability to propose funding alternatives if new fees and/or charges are
not adopted by the time final land use approvals are desired.
Supporting Policy
Tigard Comprehensive Plan (Policy 2.1.8): 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.
Page 1 I River Terrace Plan District Summary
18.660.040 Approval Criteria 11 MI=111
Summary
The proposed amendments require conformance with the River Terrace Transportation System Plan
and other applicable street standards. In addition,preliminary plats shall not impede the future use
or development of neighboring properties, and phased developments must show how future phases
will conform to all applicable standards.
18.660.040 Community Commercial Development Standards [Placeholder Section]
18.660.060 River Terrace Boulevard Development Standards
Summary
The proposed amendments regulate building placement and design for all residential development
and conditional uses abutting River Terrace Boulevard. A density bonus for residential development
is also provided along the boulevard to help offset the land and development costs of the boulevard.
Details
Density bonus provisions allow smaller and narrower lots along River Terrace Boulevard.
Building placement and design standards address:
Lot orientation
Fence height
Vehicle access
Facade design
Supporting Policy
River Terrace Community Plan (Action Measure 12-4): Amend the Community Development Code and
the Public Improvement Design Standards to allow for needed zoning and design flexibility along the entire
length of River Terrace Boulevard while staying true to the design concept.
18.660.070 Planned Developments
Summary
The proposed amendments include standards and incentives to encourage development that is
consistent with the River Terrace Community Plan and the River Terrace Park System Master Plan.
Details
Proposed standards and incentives include:
Alignment of open space requirements with the River Terrace Park System Master Plan.
Additional development enhancement requirements such as nature trails,intersection
treatments, and architectural design features.
Page 2 I River Terrace Plan District Summary
Allowance to limit rights-of-way to 20% of gross site area for density calculation purposes.
Additional lot,height, and setback flexibility.
Supporting Policy
River Terrace Community Plan (Action Measure 8-3): Amend the Community Development Code to
better align the open space requirements for Planned Developments in River Terrace with the River Terrace
Park System Master Plan Addendum.
18.660.080 Street Design
Summary
The proposed amendments include street design standards for River Terrace Boulevard and the
collector within the Community Commercial Zone,with allowances for modifications that are
consistent with the River Terrace Community Plan. They also indicate where alleys and skinny
streets are allowed.
Supporting Policy
River Terrace Community Plan (Action Measure 12-4): Amend the Community Development Code and
the Public Improvement Design Standards to allow for needed zoning and design flexibility along the entire
length of River Terrace Boulevard while staying true to the design concept.
18.660.090 Street Connectivity
Summary
The proposed amendments include street connection and block perimeter exceptions to minimize
the number of trail crossings along River Terrace Boulevard,without compromising bicycle and
pedestrian connections.
Supporting Policy
River Terrace Community Plan (Action Measure 12-4): Amend the Community Development Code and
the Public Improvement Design Standards to allow for needed zoning and design flexibility along the entire
length of River Terrace Boulevard while staying true to the design concept.
18.660.100 On-Street Parking
Summary
The proposed amendments include on-street parking standards for single-family and duplex
development that are clear and objective,work in tandem with existing off-street parking
requirements, and allow for small parking pockets in lieu of traditional on-street parking spaces.
Page 3 I River Terrace Plan District Summary
Tigard Planning Commission TIGARD
Agenda Item # Page L of i_ Date of Hearing 2 -2- s--
Case
fCase Number(s) CP 20 l y-c)Oc--k- 2-ON ZQ 14-0c "L„
Case Name roe C)14: )`,s-‘c-,( 4-2.DnkRi,pPk r e� rne�ts
Location C eJcr'cc recti
If you would like to speak on this item, please PRINT your name,
address, and zip code below:
Proponent (for the proposal): Opponent (against the proposal):
Name: j V (<I C C Name:
t Address: l 2_5 (D Lf 6 CA-) wt N ( , Address:
J
isisl City, State, Zip: T j( vs -P o u 9 -2 223 City, State, Zip:
Name: (�a r. F-�,s 5 1.1 Name:
k. Address: goS yW 2,9,12 101-c 7700 Address:
City, State, Zip: R50; /04. �(� 7�� City, State, Zip:
Name: Name:
Address: Address:
City, State, Zip: City, State, Zip:
Name: Name:
Address: Address:
City, State, Zip: City, State, Zip:
Name: Name:
Address: Address:
City, State, Zip: City, State, Zip:
CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
February 2, 2015
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
Alt. Commissioner Enloe
Commissioner Feeney
Commissioner Lieuallen
Commissioner Middaugh
Alt. Commissioner Mooney
Commissioner Muldoon
Commissioner Schmidt
Absent: President Rogers; Commissioner Ouellette; Commissioner Smith
Staff Present: Kenny Asher, Community Development Director; Tom McGuire, Assistant
Community Development Director; Susan Shanks, Senior Planner;John
Floyd,Associate Planner, Doreen Laughlin, Executive Assistant; Lina Smith,
Assistant Planner; Gary Pagenstecher,Associate Planner; Zechariah Heck,
Program Assistant Planner
Also Present: City Attorney Dan Olsen
COMMUNICATIONS - None
CONSIDER MINUTES
January 12 Meeting Minutes: Vice President Fitzgerald asked if there were any additions,
deletions, or corrections to the January 12 minutes; there being none, Fitzgerald declared the
minutes approved as submitted.
OPEN PUBLIC HEARING
Vice President Fitzgerald opened the public hearing.
PUBLIC HEARING
RIVER TERRACE PLAN DISTRICT & ZONING MAP AMENDMENTS
Development Code Amendment (DCA)2014-00001;Zone Map Amendment (ZON) 2014-00002
PROPOSAL: Community Development Code (CDC) Text Amendments and Zoning Map Amendments
necessary to implement the River Terrace Community Plan,recently adopted by Tigard City Council on
December 16,2014. Proposed changes include the adoption of a new CDC Chapter (18.660) to create the
River Terrace Plan District and the assignment of zoning districts on the city's Zoning Map to
TPC Minutes 02/02/15 Page 1 of 5
approximately 490 acres of land within the River Terrace Community Plan area.APPLICANT: City of
Tigard. ZONES: Citywide LOCATION: River Terrace Plan Area
APPLICABLE REVIEW CRITERIA: Community Development Code Subsection 18.390.060.G;
Comprehensive Plan Goals 1, 2, 6, 7, 8, 10, 11, 12, and 13; River Terrace Community Plan;Metro's
Urban Growth Management Functional Plan Title 1 and 11;Metro's Regional Transportation Function
Plan Title 1; and Statewide Planning Goals 1, 2, 6, 7, 8, 10, 11, 12, 13 and 14.
STAFF REPORT
Associate Planner John Floyd gave a quick introduction of the staff report before turning it over
to the applicant, City of Tigard's Senior Planner, Susan Shanks. He noted that the report
summarizes the approval criteria necessary for the Planning Commission to find in favor of the
proposed text map amendments. He said the proposed text map amendments are in compliance
with the Tigard Development Code; the River Terrace Community Plan; the Tigard
Comprehensive Plan; and the Metro Urban Growth Management Functional Plan and Metro
Regional Transportation Functional Plan.
APPLICANT
City of Tigard Senior Planner, Susan Shanks, briefly outlined what had taken place up to this
point regarding the River Terrace Plan. She went over a PowerPoint presentation (Exhibit A).
She showed the commission an adoption timeline that would take place should this be
recommended for approval by the Commission and approved by the City Council [scheduled to
look at this on February 24 of this year]. If approved, planned development in River Terrace may
begin as early as April or May, 2015. She noted that the lower density R-5 & R-7 abuts the
existing residential development on Bull Mountain, purposefully, in order to provide a transition
zone for the higher density zones R-12 & R-25 - which mostly are adjacent to Roy Rogers Road,
as well as to the commercial node. The commercial area was slightly changed in the zoning
process when this was being mapped out; it used to have a slightly different configuration.
Through a public review process, it was stretched to provide some frontage on Roy Rogers Road
—primarily for the visibility along Roy Rogers Road.
Susan talked about the 18.660.030 provision of adequate public facilities portion of the Code
Amendment Summary. She explained that it is important and unique to River Terrace because
it's a Greenfield area and there's a lot of infrastructure needed in this area. By combining the
Code Amendment project with the zoning which allows development to occur— development
wouldn't get ahead of the infrastructure— or the funding of the infrastructure that needs to
happen out there. This chapter allows development to move forward with their land use
application but it also ensures that public facilities are built per the master plans that have been
developed and adopted. It also ensures that it is adequately funded per the River Terrace Funding
Strategy; two key things that need to happen - and they need to happen prior to final land use
approvals. Susan went on to provide some details noted in the PowerPoint on some of the other
code amendments: River Terrace Blvd development standards; planned developments; street
design; and on-street parking.
With regard to comments and staff's response to those comments - staff sent every property
owner and resident (as well as additional agencies) public notices and information about the
proposal for this hearing. They heard back from the Metropolitan Land Group, West Hills,
Polygon, and the Tigard Tualatin School District. Susan noted this was no surprise as these are all
the folks who will eventually be developing in River Terrace - so they have a vested interest in
TPC Minutes 02/02/15 Page 2 of 5
doing an intensive review of the code amendments that are being proposed. She said it was a
very useful and helpful process to go through with them. In fact, about half of the very large
packet the commissioners had received earlier in the week was made up of those comments. This
is because they used the base draft as a "track change" document to insert comments,
clarifications, deletions, additions, etc. Staff found this to be very helpful. Susan said she
wouldn't summarize all their comments at this time - as there are up to 80 pages of them; a
summary memo had been provided in their packets, however. Staff ended up taking 85 to 90
percent of their suggestions. Whether it was with regard to clarification, additions, deletions —
staff felt they mostly all had merit, and the draft was revised to represent those comments.
The Tigard Tualatin School District provided an additional set of comments relating to
conditional uses after the original comments had been received and the packet sent out. The
School District has a property in the southern part of River Terrace that they're planning to
develop as homes start going in. They're looking at Conditional Use because that property will be
zoned residential - so they're looking through that lens. Current conditional uses require them to
provide certain kinds of design standards on their buildings that they felt were more appropriate
for a dwelling—not a school. They're also concerned about the "no access" rule off of River
Terrace Blvd because they have a good long frontage along the boulevard. Staff believes those
comments have a lot of merit. Susan has been working on drafting some new language to address
them. So —in terms of a staff recommendation— staff and the project team recommends that the
Planning Commission recommend adoption to City Council of the River Terrace Plan District
and the Zoning Districts Map —but they also ask that they provide staff with direction to modify
Section 18.660.060 that pertains to the River Terrace Blvd Development Standards; to that
section that regulates development adjacent to the boulevard. That language needs to be refined
to better address conditional uses that might be on the boulevard—language that would allow the
school, for example, to have an access; not a public street— although that would be expected in a
residential subdivision—but the school needs some kind of access. Even the current code
outside of River Terrace would allow a non-residential use of that type to have an access on a
collector - so staff wants to be consistent with that.
QUESTIONS FROM THE COMMISSIONERS - None
TESTIMONY IN FAVOR—
Jim Lange of Pacific Community Design at 12564 SW Main Street stated he was here on
behalf of Polygon NW. He thanked staff on the very productive exchange they had on this code.
He said he appreciated that the discussion started with "What is the vision we're trying to get?"
and then focused on the words that got them there. He noted there are two issues they would
like clarification on. He passed out and went over a memorandum dated 2/2/15 (Exhibit B)
which requested some edits to the proposed Chapter 18.660 — River Terrace Plan District.
Don Hanson, a Planner with OTAK was there on behalf of West Hills, which owns quite a bit
of property on the north end of the new district on both sides of Roy Rogers, along Scholls Ferry
Road. He noted this would probably be among the first portions of the district to develop. He
likes the fact that the amended code language is not generic or boilerplate. It's very specific and
focuses on timeless qualities that staff wants to see in the district when it's built. He said West
Hills endorses that approach and thinks it bodes well for the district.
TPC Minutes 02/02/15 Page 3 of 5
QUESTIONS OF MR. HANSON
"Do you have problems with what Mr. Lange mentioned about model homes and skinny
streets?" No —we have no resistance to Mr. Lange's comments on model homes, or his ideas
for skinny streets; they're very pragmatic and make sense.
TESTIMONY IN OPPOSITION —None.
PUBLIC HEARING — CLOSED
No further testimony or questions from the audience are allowed.
DELIBERATION ON THE ZONING DISTRICTS MAP AMENDMENT
The commissioners decided to look at the Zoning Districts Map amendment first. Commissioner
Feeney liked the fact that it goes from similar zoning to abutting existing zones —and then the
higher densities come towards the higher street classifications - which seems consistent with the
rest of development around it. Commissioner Middaugh had looked at the area himself and said
that he doesn't see anything with the zoning that he wants to comment on but wanted to say that
that he likes the plan. Commissioners Enloe, Lieuallen, Schmidt& Muldoon had no objections
to the amendment.
After a short deliberation they were ready to make a motion.
FIRST MOTION
Commissioner Muldoon made the following motion - seconded by Commissioner Feeney:
"I move that the Planning Commission forward a recommendation of approval to City
Council of Zone Map Amendment ZON2014-00002 and adoption of the findings
contained in the staff report and based on the testimony heard tonight."
A vote was taken: all in favor - none opposed.
FIRST MOTION PASSES UNANIMOUSLY
DELIBERATION ON THE DEVELOPMENT CODE AMENDMENT
Vice President Fitzgerald asked for any comments from the commissioners about what has been
discussed or brought forward.
Code including new CDC Chapter 18.660
Amending 18.660.060 to allow limited access by the school
Ask staff to review the proposed language by Mr. Lange and make recommendation to
council that would be pragmatic in that regard.
Ask staff to review Mr. Lange's two concerns and recommend approval language to the
council.
TPC Minutes 02/02/15 Page 4 of 5
Susan Shanks came up and asked a clarifying question in terms of staff direction. She wondered
whether the commissioners wanted her to look into the private street option. The consensus was
"no." So Commissioner Muldoon clarified that they're talking about the language in Mr. Lange's
memo without changing the word "shall" to "may."
SECOND MOTION
Commissioner Muldoon made the following motion - seconded by Commissioner Schmidt:
"I move the Planning Commission forward a recommendation of approval to the City
Council of Development Code Amendment DCA2014-00001 including the adoption of
new CDC Chapter 18.660 and adoption of the findings contained in the staff report and
amending 18.660.060 regarding design and access to River Terrace Blvd through the
conditional use process. We also ask staff to address Mr. Lange's two concerns -
excluding the proposed replacement of the language "may," and make recommendation
to Council based on their findings."
A vote was taken, all in favor, none opposed.
SECOND MOTION PASSES UNANIMOUSLY
OTHER BUSINESS —Assistant Community Development Director, Tom McGuire, gave a
brief summary of items that will be coming up in near future agendas for the Planning
Commission.
ADJOURNMENT
Vice President Fitzgerald adjourned the meeting at 8:15p.m.
Doreen Laughlin, Planning Cs 'ssion Secretary
ATTEST: Vice Presi nt F.t.rald
TPC Minutes 02/02/15 Page 5 of 5
2/10/2015
River Terrace Community Plan
Implementation
Public Hearing
Planning Commission
February 2,2015
City o f Tigard River Terrace
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2/10/2015
City of Tigard Adoption Timeline
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2/10/2015
City of Tigard
Pro . o s al
Code Amendments: - - -- —
River Terrace Plan
District L
Adoption implements
Master Plans &
Community Plan and I
ensures infrastructure is
built and adequately I
funded.
City of Tigard Propos
Code Amendment Summary
• 18.660.010 Purpose
• 18.660.020 Applicability
• 18.660.030 Provision of Adequate Public Facilities
• 18.660.040 Approval Criteria
• 18.660.050 Community Commercial Development
Standards [PLACEHOLDER]
3
2/10/2015
City of Tigard Proposal
Code Amendment Summary
• 18.660.060 River Terrace Blvd Development Standards
➢ Regulates private
development along = .
the boulevard la, ',A
➢ Allows density
bonus along the -
boulevard
City of Tigard Proposal
Code Amendment Summary
• 18.660.070 Planned Developments
'litr,�� ,,. . ,�...
➢ Aligns open space requirement with �.�•s
park master plan&city level of ,
service
➢ Requires additional development
enhancements per vision in
community plan
➢ Allows limit on rights-of-way to
20%of gross site area for density 1 •
calculation purposes
4
2/10/2015
City of Tigard Proposal
Code Amendment Summary
• 18.660.080 Street Design
➢ River Terrace Blvd&Community Commercial Collector
➢ Alleys&Skinny Streets
• 18.660.090 Street Connectivity
• 18.660.100 On-Street Parking Standards
➢ Clear&Objective
➢ Off-street Parking
➢ Parking Pockets
City of Tigard Public Comments
Comment Summary & Staff Response
• Metropolitan Land Group
• West Hills
• Polygon
• Tigard Tualatin School District
5
2/10/2015
CityofTigard Recommenda •
Project Team Recommendation
1. River Terrace Plan District
➢ Conditional use design&access along River Terrace Blvd
2. Zoning Districts Map
RECOMMEND APPROVAL
City of Tigard Conclusion
Thank You
QUESTIONS?
6
2/10/2015
River Terrace Park Recommendations
Park Type Park Need Recommendation
19.25 acres 19.25 acres minimum
Community
(3 acres/1000) (Locations and exact sizes TBD)
9.62 acres 9.62 acres minimum
Neighborhood
(1.5 acres/1000) (Locations and exact sizes TBD)
Tot Lot/Pocket No Standard May be provided by development
8.02 acres 8.02 acres minimum
Linear
(1.25 acres/1000) (Locations and exact sizes TBD)
1.67 miles
Trail 3.01 miles proposed
(0.26 miles/1000)
27.26 acres 65 acres under natural resource
Open Space
(4.25 acres/1000) protection
Core Standard 65.82 acres 101.89 acres
(10 acres/1000)
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Pacific
Community
Design
MEMORANDUM
DATE: February 2, 2015
TO: City of Tigard Planning Commission
FROM: Jim Lange, Pacific Community Design
RE: Proposed Code Amendment for Chapter 18.660 River
Terrace Plan District
This Memorandum is submitted on behalf of Polygon Homes to request the
following edits to the proposed Chapter 18.660- River Terrace Plan District.
Proposed edit to Section 18.660.080.D. is shown in bold underline, below.
D. Skinny Streets. Development sites that have public street frontage on
an Arterial Street upon which they cannot take vehicle access 4484 144 al
take access from another public street that, at a minimum, meets the
skinny street option as shown in Figure 18,810.6.B, except that the
planter strips can be eliminated from the segments of the street that
have continuous, closely spaced driveways. This option may be used:
1. Regardless of the expected number of vehicles per day; and
2. Only when it is located in a Planned Development; and
3. Only when it can be demonstrated that the development
fronting the skinny street meets the on-street parking standards
in Section 18.660.100 below.
Adjustments to these standards shall be processed by means of a Type
II procedure, as governed by Section 18.390.040, using approval
criteria in Subsection 18.370.020.C.9.
Proposed addition to allow for more than one model home within projects in
the River Terrace Plan District shown in bold underline, below.
18.660.110 Temporary Uses for Sales Office and Model Homes
Within residential developments in the River Terrace area, the number of
model homes allowed through Section 18,785.020.0. is not limited to one.
Thank you.
12564 SW Main Street,Tigard,OR 97223 k [T]503-941-9484[F]503-941-9485