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04/20/2015 - Packet n _. : III '' City of Tigard TIGARD Planning Commission Agenda i MEETING DATE: April 20, 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. POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT—PDR2015-00002; SUB2015- 00004; SLR 2015-00001;TUP 2015-00003 and 00008-13;VAR 2015-00014-24 REQUEST: The applicant requests a 244-unit planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, development adjustments for front yard orientation away from SW River Terrace Blvd for eleven lots, and temporary use permits for six model homes and one sales trailer. APPLICANT: Polygon Northwest Company PROPOSED ZONE: R-4.5: low-density residential district. R-7 & R-12:: Medium-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: Northeast corner of SW Roy Rogers Road and SW Bull Mountain Road; Washington County Tax Map 2S107, Tax Lots 00100 - 00106 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810. 6. OTHER BUSINESS 8:06:p.m. 7. ADJOURNMENT 8:15 p.m. PLANNING COMMISSION AGENDA—APRIL 20, 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 III . . Tigard Planning Commission TIGARD Agenda Item # (.0 Page 1 of 2- Date of Hearingjr i l 20) 2() (5, Case Numbers) (moo 2o1 -ooJ)7 5o.670i5--6oQ0(f) SLR 20\<5"_0000I T P 2c (c- 00003 j 1-0`9 LOS-- 00.30 ; 'q?‘R'2.0 (5 - °co(4 Cuc 2_4 Case Name Location 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:' rN AsName: 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: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: .14 Tigard Planning Commission TIGARD Agenda Item # ( Page 1 of 2 Date of Hearing ; 'Er l 20) 2(.) vS Case Number(s) (moo ' 2(~)15-UoaoZ j SAG 2rmOOQ) ) t--R 20\ o oo 7-01/4f3 20( 00003 'To` 5- cp000`6; gRRzo (S- oOO(y-. cuo�y Case Name Location 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: Name: Address: J (l C�"/ C— ( LI�$dc'"ess-`�''- QAA mon City, State, Zip: o (�(A) / V 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: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Agenda Item:6 Hearing Date: April 20,2015 Time: 7:00PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = 7/28/2015 SECTION I. APPLICATION SUMMARY FILE NAME: POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT CASE NOS.: Planned Development Review (PDR) PDR2015-00002 Subdivision (SUB) SUB2015-00004 Sensitive Lands Review (SLR) SLR 2015-00001 Development Adjustments (VAR) VAR 2015-00014-24 Temporary Use Permits (TUP) TUP 2015-00003 and 00008-13 REQUEST: The applicant requests a 244-unit planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, development adjustments for front yard orientation away from SW River Terrace Blvd for eleven lots, and temporary use permits for six model homes and one sales trailer. The applicant requests deferral of compliance with the provision of adequate public facilities until final plat approval. APPLICANT: Polygon Northwest Company c/o Fred Gast 109 E 13th Street Vancouver,WA 98660 APPLICANT'S Pacific Community Design,Inc. AGENT c/o Stacy Connery 12564 SW Main Street Tigard, OR 97223 OWNERS: Mary Ann Newell Trust, Roshak Joint Trust, Mary Ann Newell&Jeffrey M. Dennis &Susan Roshak,Trustees Newell Trustees, 14205 High Tor Jeffry M. Newell Trust, Tigard, OR 97224 Mary and Newell&Jeffrey M. Newell Trustees Kevin A. Roshak 16658 SW Jordan Way 1615 SW Bull Mountain Road Tigard, OR 97224 Tigard, OR 97224 Michael A. Roshak Mark and Claire Roshak 15960 SW Roshak Road 7515 SW 189th Tigard, OR 97223 Aloha, OR 97007 Roshak Family II,LLC Victor A. Roshak 14205 SW High Tor 16035 SW Roshak Road Tigard, OR 97224 Tigard, OR 97224 PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 1 OF 60 LOCATION: Northeast corner of SW Roy Rogers Road and SW Bull Mountain Road; Washington County Tax Map 2S107,Tax Lots 00100 - 00106 ZONE/ COMP PLAN DESIGNATION: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. R-12: medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810. SECTION II. _ STAFF RECOMMENDATION Staff recommends that Planning Commission find that the proposed Planned Development Concept Plan, Detailed Plan, Subdivision, Sensitive Lands Review, Adjustments, and Temporary Uses will not adversely affect the health, safety and welfare of the City and meet the Approval Standards as outlined in this report. Therefore, Staff recommends APPROVAL, subject to the following Conditions of Approval. Staff further recommends that the request to defer compliance with Section 18.660.030.B to final plat approval be granted. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 2 OF 60 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. Prior to any site work, the applicant shall provide a fee in the amount of$14,987 to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan (at$147 first tree + $28/each additional tree: 9 retained trees + 522 planted trees = 531 trees total: $147 + $14,840 (530 x$28)). 4. Prior to any site work, the applicant shall provide a tree establishment bond in the amount of$255,258 (522 planted trees x$489/tree). 5. The applicant shall provide an additional pedestrian connection on the east side of River Terrace Boulevard, connecting to Shellharbour Terrace, between Bull Mountain Road and Townsville Street in order to meet the 330 foot spacing standard. 6. Prior to any site work, the applicant shall revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies. 7. Prior to any site work, the applicant shall obtain annexation approval from Washington County and Metro for extension of the Clean Water Services District and Metro Service District boundaries, respectively, to include the subject property. 8. Prior to any site work, the applicant shall submit a revised proposal for disposal of contaminated soils that does not include internment on site, or obtain approval from the Public Works Director accepting the internment site for use as a public park. 9. Prior to any site work, submit a written deferral agreement in a form substantially as provided in Exhibit 5 and satisfactory to the City that meets the requirements of 18.660.030.C.2.b. Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 10. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 11. Prior to commencing onsite improvements, a Washington County Facilities Permit is required for this project to cover all infrastructure work and any other work in the public rights-of-way of Roy Rogers Road and Bull PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 3 OF 60 Mountain Road. The applicant shall comply with the recommended conditions by Washington County LUT, dated April 13,2015. 12. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation,limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 14. The applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 15. The applicant's Washington County Facilities Permit construction drawings shall show the construction of a signal at the intersection of Bull Mountain and Roy Rogers Roads. 16. The applicant's Washington County Facilities Permit construction drawings shall indicate that full half-street improvements, meeting county and city standards, shall be constructed along the Roy Rogers Road frontage, with a ROW dedication providing 49 feet from centerline, 5 foot planter strip, 8 foot sidewalk, which can meander in a pedestrian easement over the required 10 foot landscape tract. The drawings will provide for ROW dedication, show improvements in plan view and will provide the approved x-section. Construction level drawings will be deferred to a development agreement that will allow for the development of a Washington County-City of Tigard MSTIP project. 17. The applicant's Washington County Facilities Permit construction drawings shall indicate that full half-street improvements,meeting county and city standards, shall be constructed along the Bull Mountain Road frontage, including a left turn for eastbound traffic on Bull Mountain Road at SW Darwin Avenue. Right-of-way dedication providing 37 feet from centerline is required. 18. The applicant's Washington County Facilities Permit construction drawings shall indicate dedication of adequate corner radius at the intersection of Bull Mountain and Roy Rogers Road. 19. The design section for River Terrace Boulevard shall be 7 inches of asphalt paving over 10 inches of aggregate base. 20. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) alleys shall meet the City's public street standard for a local residential street. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 4 OF 60 21. The applicant's plans shall be revised to show indicate where the narrow section of River Terrace Boulevard will be constructed. 22. The applicant shall provide a future profile of River Terrace Boulevard for 300 feet beyond their north property line with the City of Tigard PFI permit application. 23. The applicant shall submit revised plans for River Terrace Boulevard incorporating the River Terrace Boulevard Design Guidelines including,but not limited to,trails,curb extensions,landscaping and pedestrian crossings. 24. Sanitary sewer and storm drainage details shall be provided to the City for review and approval as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing,proposed,and future lines shall be addressed. 25. The applicant shall provide written approval from CWS to extend sanitary sewer mains to the adjacent undeveloped properties to the south which allows the rerouting of sewer from the south pump station zone to the north pump station zone. 26. The applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 27. Prior to construction, the applicant's design engineer shall submit documentation, for review and approval by CWS and for review by the City (Kim McMillan) for, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. The applicant can show they meet this condition by running the TRUST model for detention. 28. The applicant shall be required to resubmit calculations for the combined water quality and detention facility using the TRUST model to meet the continuous flow duration requirements and ensure the amount of area set aside for the pond within the development is adequate. The calculations and any subsequent revisions to site layout shall be submitted with the applicant's City of Tigard PH Permit application. 29. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard Design Guidelines prior to issuance of site permits. This submittal shall include a maintenance plan, in accordance with the CWS Design and Construction Standards and the City of Tigard Design Guidelines, for the facility and must be reviewed and approved by the city prior to issuance of the site permit. 30. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and Washington County Facilities Plans and shall be reviewed and approved by the City and Washington County, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system cost will be assessed prior to approval of the City of Tigard's PFI permit. 31. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 5 OF 60 32. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 33. The applicant shall incorporate the recommendations from the submitted geotechnical report by GeoDesign, dated January 28, 2013, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix J of the Oregon Structural Specialty Code (OSSC). A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 34. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 35. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 36. The applicant shall obtain a 1200-C General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 37. Prior to construction, the applicant will have to provide sufficient information to show that public utility connections (water, sewer and storm sewer) can be made to adjacent properties. 38. The applicant shall have all approvals from the Corps/DSL, CWS and the City of Tigard prior to relocating or modifying the drainage course. 39. The applicant will be required to provide written approval from Clean Water Services to redirect flow from the south basin (Polygon South) to the north basin before the City of Tigard and Washington County will review and approve the public sanitary sewer lines in Bull Mountain Road, Roy Rogers Road, and within the Roshak development. 40. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 18- inch water distribution line from Scholls Ferry Road along the frontage of Roy Rogers Road to the south side of Bull Mountain Road. The applicant's engineer shall also provide an engineer's estimate for the 18-inch line. For the portion of line along the project frontage, the estimate must clearly show the difference in cost to upsize this line from 12-inch to 18-inch. 41. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 16- inch water distribution line from Roy Rogers Road along the frontage of Bull Mountain Road to the east side of the frontage. The applicant's engineer shall also provide an engineer's estimate for the 16-inch line. For the portion of line along the project frontage, the estimate must clearly show the difference in cost to upsize this line from 12-inch to 16-inch. 42. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 16- inch water distribution line from east end of the Bull Mountain frontage for a distance of approximately 230 PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 6 OF 60 lineal feet to the east to SW 164t Avenue. The applicant's engineer shall also provide an engineer's estimate for the 16-inch line. 43. The applicant shall incorporate off the recommendations outlined in the Kittelson Traffic Impact Study, dated March 9, 2015, including, but not limited to installing a signal at Bull Mountain Road/Roy Rogers, monitor traffic signal timing at Scholls Ferry Road/Roy Rogers Road, construct a roundabout at River Terrace Boulevard/Bull Mountain Road, construct half-street improvements along the frontage of Bull Mountain Road, including an eastbound left-turn lane at proposed Darwin Avenue intersection, and maintain adequate intersection sight distance. 44. Prior to construction, the applicant's engineer shall submit construction plans that show they will install a 16- inch water distribution line in River Terrace Boulevard for the full length of their development. The applicant's engineer shall provide an engineer's estimate that clearly shows the difference in cost to upsize this line from 12-inch to 16-inch. 45. Prior to any site work, the applicant shall provide written approval from Tualatin Valley Fire &Rescue for fire flow,hydrant placement,access and the terms of TVF&R's April 9, 2015 letter. THE FOLOWING CONDITION SHALL BE MET PRIOR TO FINAL PLAT APPROVAL The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 46. Prior to final plat approval, the applicant shall submit a determination in writing by the parks and facilities division manager regarding dedication of proposed parks,playgrounds or other public uses. 47. Prior to final plat approval and permit issuance of the proposed sales office and model homes, the applicant shall demonstrate that the following measures are in place: a. Provision of adequate fire access and water supply,including fire hydrants, as determined by the TVF&R. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 48. Prior to final plat approval, the applicant shall provide authorization, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. 49. Prior to final plat approval, the applicant shall meet the conditions of approval of CWS's Service provider letter dated November 6, 2014. Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 50. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of$12,200.00. (STAFF CONTACT: Karleen Aichele,Engineering, 503-718-2467). 51. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it(them). PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 7 OF 60 52. Prior to final plat approval, the applicant's engineer shall provide post-construction intersection sight distance certification for the intersections at Roy Rogers Road/Bull Mountain Road, River Terrace Boulevard/Bull Mountain Road and Darwin Avenue/Bull Mountain Road. 53. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private street(s) and alleys. The street lights required for private streets and alleys shall be maintained and paid for by the HOA and metered separately from the public street light system. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s) and alleys. The applicant shall submit a copy of the CC&R's to the Engineering Department (Karleen Aichele) prior to approval of the final plat. 54. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 55. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project,to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Karleen Aichele) prior to approval of the final plat. 56. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 57. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at 503-718-2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for all public streets shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one mylar of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). 58. Prior to approval of the final plat, the applicant shall demonstrate compliance with Section 18.660.030.B. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 8 OF 60 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 59. At the time of building permit application submittal, the applicant shall submit plans and elevations demonstrating that each single family dwelling unit is designed and constructed to conform to the applicable design standards in 18.660.070.I. 60. Unless expressly provided otherwise in this approval, this proposed development is conditioned on the applicant fully complying with the plans, specifications and commitments set forth in its Application dated March 9, 2015 and all related submittals. Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: 61. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 62. The City requires submittal and approval of,a construction access and parking plan for the home building phase. 63. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance,including franchise utilities,2) all local residential streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed,and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition,and in accordance with the City's model home policy may issue model home permits). 64. Prior to issuance of building permits,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) paper, 2) an electronic copy,and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 65. The applicant shall provide intersection sight distance certification meeting Washington County standards. 66. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 67. The pump station must be fully operational and the sewer main connected to the Roshak development prior to issuance of building permits. 68. The applicant shall bond for construction of the improvements along their Roy Rogers frontage in accordance with a development agreement with the City of Tigard if an MSTIP project is not approved and funded prior to issuance of building permits. Release of 50% of the building permits will be allowed with the bonds in place. The construction of the Roy Rogers improvements must be underway,by the applicant or through an MSTIP project,before release of the remaining 50% of the building permits. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 9 OF 60 IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of- way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points,beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 10 OF 60 Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public steets. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street&Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer.The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR 7 YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 11 OF 60 SECTION III. BACKGROUND INFORMATION Site History and Vicinity Information: The subject site consists of Tax Lots 100, 101, 102, 103, 104, 105 & 106 on Tax Map 2S107, located in the northeast corner of SW Roy Rogers Road and SW Bull Mountain Road, within the River Terrace Community Plan area. The site includes three zones: R-4.5, R-7, and R-12. The site is currently in agricultural use with a single family residence. The site abuts unincorporated Washington County residential development to the east, and rural agricultural land to the north,west and south that is also within the River Terrace Plan District. Mature conifer trees exist along the eastern property line with the majority of property covered in grasses. An intermittent stream corridor runs east to west along the northern portion of the property to a culvert under SW Roy Rogers Road. An approximately 20-foot portion of the Roshak Road right of way runs east to west across the north boundary of the property. Proposal Description: The Applicant requests approval of a 244-unit single-family residential Planned Development and Subdivision on a 40.0-acre site. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned Development. The proposed development includes 166 detached single-family homes and 78 attached single-family row houses, a 2.24-acre neighborhood park, a community building and pool, an open space tract for enhancement of an on-site drainageway, smaller open space tracts with pedestrian connections, and a portion of River Terrace Boulevard and its associated trail. In addition, the applicant is seeking Adjustments for 11 lots where rear lot lines will face River Terrace Boulevard on the side opposite the trail corridor due to topographical restrictions in the design of streets. The project proposes the use of local residential skinny street options, private alleys and private streets, as well as a portion of the north-south collector street (River Terrace Boulevard and associated trail) through the center of the site. Additional right-of-way dedication and frontage improvements will be provided along existing arterial street Roy Rogers Road and collector street Bull Mountain Road. The project proposes establishment of a roundabout at Bull Mountain Road/River Terrace Boulevard and a traffic signal at Bull Mountain Road/Roy Rogers Road as identified in the River Terrace Community Plan/TSP Amendment. The application includes a request for Sensitive Lands Review for relocation of an existing intermittent stream (0.18 acres) flowing east to west through the site. Relocation of the stream channel will facilitate the remediation of contaminated soils on the site and to allow for correction of the erosion and incising of the channel that has occurred over time. The stream will be relocated along the northern property boundary within an open space tract to provide a meandering shallow stream channel, as well as a visual buffer between different residential densities. One internal collector road crossing of the stream is proposed. The Applicant has submitted permit applications to Division of State Lands and the Army Corps of Engineers for the proposed impacts (Applicant's Exhibit L). However, the proposed open space tract is proposed partially within the existing right of way for Roshak Road across the northern 20 feet of the subject property. City permission for use of this right of way has not yet been obtained. As identified in the applicant's narrative, the applicant anticipates a separate application for right-of-way vacation to vacate the Roshak Road right-of-way The application also includes a request for Temporary Use Permits for six model homes, a separate sales office in a modular building (temporary) and a parking lot (also temporary) within the planned development (Plan Sheet 11.1) In addition, the applicant proposes that the surface 12 to 24 inches of contaminated soils (approximately 50,000 cubic yards from historical agricultural use on site) will be stripped across the site, buried in a central location corresponding to the boundaries of the proposed neighborhood park, and capped with three feet of clean top soil. The applicant has submitted a Contaminated Media Management Plan (GeoDesign, March 17, 2015) to DEQ for review. City standards do not regulate this action. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 12 OF 60 Issues For Planning Commission Consideration The new TRUST specifications for calculating stormwater detention facility design have only recently become available. The impact these new standards will have on the area required for detention is unknown, but expected to be substantially greater than the area proposed in the northwest corner of the site. The applicant has been conditioned to resubmit calculations for the proposed stormwater detention facility using the TRUST model to ensure the amount of area set aside for the pond within the development is adequate. The impact a larger facility would have on the adjacent site design could be a reduction in the number of lots or alteration of the street design. The unimproved Roshak Road right of way along the north property line of the proposed development was transferred from the County to the City of Tigard recently. The width of the right of way is approximately 40 feet, half of which is on the subject property. The applicant states they will be applying for right-of-way vacation under separate application, with City Council being the review authority. The City of Tigard would like to have a pedestrian path in this area, the full length of the applicant's north property line. In discussions with Clean Water Services (CWS), the City of Tigard has found a favorable response to a 3 foot soft path. The city can support a recommendation for right of way vacation if a pedestrian easement and 3 foot soft path is approved by CWS. Therefore, the applicant has been conditioned to revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies prior to site work permits. The applicant proposes to bury the agriculturally contaminated soils found across the site in a central location, cap them, make park improvements over the surface, and then dedicate the approximately 2-acre site to the City as a public neighborhood park. The applicant has submitted a Contaminated Media Management Plan (GeoDesign, March 17, 2015) to DEQ for review. City standards do not regulate this action. Even though this scenario may not be that uncommon, staff has not had time to research the issues involved in this case. Therefore, the applicant has been conditioned to either dispose of the soils off site or obtain approval of the Public Works Director to accept dedication for use as a public park prior to site work permits. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The applicant held a formal neighborhood meeting on January 21, 2015 with 22 people in attendance. Neighbor concern focused on drainage, street improvements and traffic, sewer alignment, and the development schedule. A notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site boundaries on March 26, 2015. The City did not receive any written comments by the publish date of this staff report. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Applicable Development Standards 18.350 Planned Developments 18.430 Subdivisions 18.510 Residential zoning districts 18.660 River Terrace Plan District 18.705 Access,Egress and Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.775 Sensitive Lands 18.785 Temporary Uses PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 13 OF 60 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards B. Impact Study SECTION VI. _ APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT STANDARDS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. The applicant proposes to develop the project as a planned development. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant is applying for a concurrent review of the planned development concept plan and the detailed development plan. A Separate Concept Plan (Sheet 5.2) and detailed plans (Applicant's Exhibit C) have been submitted. The applicant's narrative addresses the concept plan criteria on pages 8-17. The Commission shall take separated actions, first on the proposed concept plan, and second on the detailed plan. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. The Concept Plan Map (Sheet 5.2) shows specific designations for areas of open space. Open space areas include a neighborhood park designated for active recreational use, open space areas throughout the site designated for passive recreational use, and an open space tract designated for the preservation of an existing drainage way to be enhanced and relocated to the northern edge of the site. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection,preservation, and/or management. The Opportunities and Constraints Plan (Sheet 5.1) shows trees and existing natural resources and identifies methods for their preservation. The site has been designed to preserve existing trees where it is feasible. The site contains few trees, most of which are concentrated along the eastern site boundary. Most of the trees along the eastern site boundary will be preserved using tree protection fencing during construction and minimizing grading near the preserved trees. The concept plan includes an open space tract designated for the preservation of an existing drainage way to be enhanced and relocated to the northern edge of the site. This criterion is met. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 14 OF 60 providing a transition between the existing neighborhood and the project with compatible development or open space buffers. The site abuts unincorporated Washington County residential development to the east, and rural agricultural land to the north, west and south that is also within the River Terrace Plan District. The attached Opportunities and Constraints Map (Sheet 5.1) shows existing development on adjacent properties. The applicant proposes to position lower density along the east and transition higher density towards the west in order to reduce impacts to existing low-density residential development to the east. The concept plan includes an open space tract on the northern edge of the site to provide a buffer between property designated for higher density/commercial north of the site and development on the site. The street layout included in the concept plan is designed to conform to the existing street system, including existing collector street Bull Mountain Road and arterial street Roy Rogers Road abutting the site, and inclusion of proposed collector street River Terrace Boulevard. This criterion is met. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes,linkages to or other provisions for bus stops, etc. The proposed development includes methods for promoting walkability such as a multi-use trail along River Terrace Boulevard which provides linkages to future amenities within the River Terrace Community Plan area, pedestrian connection tracts throughout the site which provide shorter pedestrian routes than vehicular routes, and sidewalk improvements along all street frontages. The proposed development also includes alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking in the portion of the project with higher densities. The pedestrian paths and transportation system are shown in the proposed Concept Plan Map (Sheet 5.2). This criterion is met. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. The Concept Plan Map (Sheet 5.2) shows locations of proposed uses, housing types, densities, and general lot size ranges. The concept plan proposes 244 residential units, including 166 single-family detached homes and 78 single- family attached row houses. At a gross density of 6 units per acre, the concept plan places lower density towards the east and transitions higher density towards the west in order to reduce impacts to existing low-density residential development to the east. The development also includes a community building and swimming pool next to the proposed neighborhood park in the center of the site. This criterion is met. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The proposed Concept Plan provides development consistent with the general purpose of the R4.5, R-7 and R-12 zones in which it is located and with the River Terrace Community Plan Zoning Districts Map. The Concept Plan places lower density towards the east, where the lower density zone is located, and transitions higher density towards the west, as the zoning transitions towards higher density towards the west. According to the density calculations shown in section 18.715 of this report, the density range specified for the site according to the site's zoning is 234-293 units.At 244 units, the Concept Plan is consistent with overall densities of the zones in which it is located. The Concept Plan includes protection of natural features to the maximum extent possible. Most of the trees on the site will be preserved along the eastern edge of the site using tree protection fencing during construction and minimizing grading near the preserved trees. An existing drainage way on the site will be moved,remediated and re- established in an open space tract. In addition to providing a 2.24 acre active recreational use park and open space PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 15 OF 60 throughout the site, the proposed development will also include a 38 foot wide multi-modal trail/landscape corridor through the site along River Terrace Boulevard. The proposed development also includes alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking in the portion of the project that has higher densities. These features enhance the development project and would not otherwise be available with the project as a standard development. This criterion is met. FINDING: As shown in the analysis above, staff finds that the proposed Concept Plan meets the concept plan approval criteria. RECOMMENDATION: Staff recommends the Planning Commission approve the proposed Concept Plan (Sheet 5.2). 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with, specific development standards. The detailed development plan shall show compliance with base zone provisions,with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. As shown on the Preliminary Plat (Sheets 6.1 and 6.2), no lots on the perimeter of the project will be less than 80% of the minimum size required in the base zone. This standard is met. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. The applicant states that no lots are proposed with site coverage greater than 80%. However, site coverage for the proposed development is included in Table A of the narrative,which includes 85% site coverage for attached single- family dwellings. These statements are in conflict. The applicant submitted a clarifying memo dated April 13, 2015 demonstrating that the maximum site coverage for all lots is 80%, as proposed. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. The proposed development does not include any increases in the building height above the maximum allowed in the base zone. Building height is shown on the attached Conceptual Elevations (Applicant's Exhibit J). This standard is met. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Setbacks for structures within the proposed development are included on the Typical Lot Plan (Sheet 12). Setbacks for structures on the perimeter of the project, located on the eastern boundary of the site, will meet the 15-foot back yard setback requirement of the R-4.5 base zone. This provision is met. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 16 OF 60 iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. The applicant states that all structures in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for attached single family homes is proposed to be 18.5' for garages that are rear loaded from a street. The garage setback for rear loaded garages from an alley will be 3-5 feet when no driveway parking is provided or at least 16 feet when driveway parking is allowed from a private alley, as shown on the Typical Lot Plan (Sheet 12). The setback provisions are met. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Proposed setbacks and requested modification from the base zone setbacks are shown in the applicant's narrative in Table A and on the Typical Lot Plan (Sheet 12). See Development Standards comparison table in Section 18.510 of this report. This provision is met. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. As shown in the applicant's preliminary plans and narrative report the proposed development complies with all other provisions of the R-4.5, R-7 and R-12 base zone, with the modifications listed in the applicant's Table A and Typical Lot Plan (Sheet 12). This provision is met. FINDING: Based on the analysis above, the detailed development plan is consistent with the base zone development provisions. These provisions are met. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. The detailed plan is generally consistent with the concept plan and none of the above changes are proposed or anticipated. This criterion is met. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; All provisions of the subdivision provisions are met and demonstrated in Section 18.430 of this report. This criterion is met. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 17 OF 60 In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Compliance with the standards of Chapter 18.350.070.C.1-8 is addressed in subsequent sections of this report. The applicant's proposal is not seeking modification of any of the standards listed in the section. These criteria do not apply. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions,where possible. The streets, buildings and other amenities in the proposed development have been designed so as to preserve the existing trees and topography. A natural drainage on the site will be altered in order to complete remediation of contaminated soils and to better stabilize the channel. A new channel will be created to the north of the existing channel and that drainage will be vegetated and protected to the greatest degree possible. The new drainage way on the site will be protected within an open space tract on the northern edge of the site. Most of the trees on the site will be preserved along the eastern edge of the site using tree protection fencing during construction and grading will be minimized near the trees. As described in the Urban Forestry Plan Supplemental Report, the 40% tree canopy standard will be met through tree preservation, street tree planting, and tree plantings in parks and open spaces. Grading on the site will be limited in order to preserve existing topography, as shown on the Grading Plan (Sheet 7). As shown on the attached Opportunities and Constraints Map (Sheet 5.1), the site slopes northwest,west, and southwest from a knoll (high point) in the southeast quadrant of the site. Grades do not exceed 20%o; grades range from 12-17%in the eastern half of the site to 3-14%in the western half of the site. The site is proposed to be graded so that blocks step down from east to west and some homes will be designed to be split level to minimize impacts to the site's natural topography and to optimize provision of views for existing residents and future residents from east to west. These criteria are met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 18 OF 60 i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. The surrounding uses to the east are single family residential similar to the proposed development. The buffering and screening Matrix standards do not apply. The development does not include any service areas, storage areas or parking lots. This criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; No nonresidential structures are proposed that would abut an existing residential development. This criterion does not apply. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Single-family attached units in groups of three, four, and five (row homes) are proposed with this project and will include offsets at a minimum of every 30 feet along the vertical face of the structures. Recesses, or extensions, and/or offsets will be provided on the row homes as shown in the Conceptual Elevations (Applicant's Exhibit J). The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. These criteria are met. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible,private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. Section 18.660.070.0 of the River Terrace Plan District code states that the private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 19 OF 60 Section 18.660.070.D of the River Terrace Plan District code states that the shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Compliance with the access and circulation standards are addressed in subsequent sections of this report. No adjustments are requested. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. As demonstrated in the attached Open Space Planting Plan (Sheet L2.01), a minimum of 20% of the site will be landscaped in either improved open space tracts (26.6%). This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. The proposed development site does not abut and is not within a quarter mile of a public transit route. This criterion does not apply. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Compliance with parking standards are addressed in subsequent sections of this report. The proposed development will meet the specific parking standards of the River Terrace Plan District, as described in section 18.660.100 of this report. This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 20 OF 60 stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for stormwater conveyance is proposed and no adjustment is requested. This criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain. This criterion does not apply. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes,wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The proposed development is located within the River Terrace Plan District. As identified in section 18.660.070.E, the shared open space facilities criteria of this section do not apply to developments within the River Terrace Plan District. These criteria do not apply. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 21 OF 60 b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. The applicant has proposed a neighborhood park and a portion of the River Terrace Trail as shown in the adopted River Terrace Community Plan, Maps 7 and 8 respectively. Dedication of proposed parks, playgrounds or other public uses will be completed at the time of final plat submittal as determined in writing by the parks & facilities division manager prior to final plat approval. These criteria are met. FINDING: Based on the analysis above, the detailed development plan approval criteria are met. To ensure these standards are met the following condition of approval shall be applied. CONDITION: Prior to final plat approval, the applicant shall submit a determination in writing by the parks and facilities division manager regarding dedication of proposed parks,playgrounds or other public uses. 18.430 SUBDIVISIONS 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this decision and have been shown to either meet, or be conditioned to meet, standards with this decision. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant submitted a plat name reservation from the Washington County Surveyor dated December, 3, 2014 certifying the proposed Polygon at Roshak Ridge plat name. This criterion is met. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and The Future Street Plan (Sheet C-14) demonstrates that streets internal to the proposed subdivision are laid out to conform with the existing subdivision to the east and the existing road pattern. However, the applicant has proposed vacation of the exiting Roshak right of way on the northern boundary of the subject property and included the right of way in the proposed open space tract for the stream relocation. The proposed design requires use of the right of way. Therefore, approval of the proposed planned development would be contingent on the Roshak Road vacation. This criterion is not met. 4. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810. This criterion is met. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 22 OF 60 FINDING: Based on the analysis above, the proposal does not meet all of the preliminary plat approval criteria for subdivisions but can be approved subject to the following condition of approval. CONDITION: Prior to any site work, the applicant shall redesign the project outside of the Roshak Road right of way and apply to CWS for an amended Service Provider Letter. 18.510 RESIDENTIAL ZONING DISTRICTS The site includes R-4.5, R-7, and R-12 zones, Low and Medium-Density residential zoning districts. Attached and detached single-family residential dwelling are proposed and are a permitted use in these zones. The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 R-7 R-12 Proposed PD Minimum Lot Size NA for PD Detached unit 7,500 sq. ft. 5,000 sq.ft. 3,050 sq. ft. Duplex 10,000 sq. ft. per unit Attached Unit[1] 5,000 sq. ft. Average Minimum Lot Width, None NA for PD Detached units lots 50 ft. 50 ft. Duplex lots 90 ft 50 ft. Attached unit lots 40 ft. Maximum Lot Coverage N/A 80% [2] 80% 80% Minimum Setbacks Front yard 20 ft. 15 ft. 15 ft. 12 ft. (8 ft.front porch) Side facing street on corner&through lots 15 ft. 10 ft. 10 ft. 8 ft.min,3 ft. alley Side yard 5 ft. 5 ft. 5 ft. [3] 0 attached/3 ft.detached Rear yard 15 ft. 15 ft. 15 ft. 15 ft./10 ft RH/0 ft alley Side or rear yard abutting more restrictive zoning district N/A. 30 ft. 30 ft. NA except perimeter Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20ft./18.5 RH/3-5 alley Maximum Height 30 ft. 35 ft. 35 ft. 30 ft./35 ft. Minimum Landscape Requirement N/A 20% 20% 20% [11 Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. [3]Except this shall not apply to attached units on the lot line on which the units are attached. Modified base zone development standards in bold FINDING: Based on the analysis above, base zone development standards in the R-4.5, R-7, and R-12 residential zones have been met or can be modified as requested through the planned development process. Development standards will be verified at the time of building permit issuance. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.020 Applicability This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.660.A,which is located at the end of this chapter. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict. PDR2015-00002/SUB2015-00004—POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 23 OF 60 The subject development site is located in the River Terrace Plan District, therefore, this chapter applies. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict. 18.660.030 Provision of Adequate Public Facilities A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure master plans, in light of the desire of property owners to commence preliminary development prior to full implementation of these plans and with the understanding that no development rights vest and no development approvals can be granted until the infrastructure systems are in place or assured. B. Approval Standard. Land use applications for subdivisions, partitions, planned developments, site development reviews, and conditional uses may be approved when the applicable standards in subsection E of this section are met by the applicant and when all of the following funding components of the River Terrace Funding Strategy have been adopted by the city and are in effect: 1. Transportation. A citywide transportation system development charge (SDC), a River Terrace transportation SDC, and a River Terrace transportation utility fee surcharge. 2. Sewer.A citywide utility fee surcharge. 3. Stormwater. A River Terrace stormwater utility fee surcharge. The applicant is requesting deferral of the requirement to demonstrate compliance with the transportation, sewer and stormwater approval standards of this section. C. Deferral of Compliance. 1. The applicant may request to defer demonstrating compliance with one or more of the standards in subsections B and E of this section as provided for below: a. Preliminary Plat. Deferral of compliance to final plat approval. b. Planned Development Concept Plan (Without a Land Division Proposal). Deferral of compliance to detailed development plan approval. c. All Other Development Applications. A condition of development approval requiring demonstration of compliance no later than 180 days after approval or prior to submission of applications for building or public facility improvement permits,whichever occurs first. 2. Deferral of compliance as provided for in paragraph 1 of this subsection C shall be granted only if: a. The applicant demonstrates that the approval standard will likely be met prior to filing an application for final plat or detailed development plan approval, or prior to expiration of the condition of approval described in subparagraph 1.c of this subsection C. A determination by the approval authority that it is likely that the standard will be met shall be for the purposes of deferral only and in no way constitutes an assurance, guarantee, or other representation that may in any way be relied upon by the applicant; and b. The applicant executes a written agreement prepared by the city acknowledging that the applicant has determined that deferral is to its benefit and that any and all actions taken pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk. The acknowledgement shall waive, hold harmless and release the city, its officers, employees and agents for any and all claims for damages, including attorney fees, in any way arising from a denial for failure to demonstrate compliance with the standards in subsection B of this section, without regard to fault. Nothing in this section shall preclude the applicant from seeking review of any land use decision in accordance with ORS Chapters 197, 215, 227, or equitable relief in a court of competent jurisdiction. The Applicant is requesting deferral of the requirement to demonstrate compliance with the storm water approval standards of this section. The City is continuing to work on adoption and implementation of the systems development charges, utility fees and related matters so it is likely that the applicant will be able to demonstrate compliance prior to final plat approval. The applicant shall executed a written deferral agreement substantially in the form provided in Exhibit 5 to this report and as approved by the City. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 24 OF 60 D. Exception. 1. An exception to one or more of the standards in subsection B of this section may be obtained through a Type II procedure as governed by Section 18.390.040. 2. An exception shall be granted only if the applicant: a. Demonstrates that the exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation System Plan Addendum, and River Terrace Funding Strategy; and b. Has proposed alternative(s) that ensures that the applicant will provide its proportional share of the funding and construction of the facilities in a timely manner as identified in the River Terrace Funding Strategy and related infrastructure master plans. This may include, but is not limited to, a development agreement or reimbursement district; and c. Agrees to disclose in writing to each purchaser of property for which a building permit has been obtained that the property may be subject to future utility fees or SDCs as described in the River Terrace Funding Strategy; and d. Executes an agreement prepared by the city agreeing that, if the new transportation SDCs described in paragraph B.1 of this section are not in effect at the time of building permit issuance, the applicant shall pay an amount equal to the SDC amount assumed in the River Terrace Funding Strategy. No credits shall be issued against this payment, but the city shall issue a refund if: i. The applicant made improvements to a facility that is eligible for credit under an adopted SDC credit, up to the amount of the credit, or ii.An SDC is adopted and paid by the applicant or its successor, up to the amount of such payment, or iii. The city has not adopted the SDCs within two years of the effective date of this ordinance. 3. An exception shall be granted only if the city finds that: a. There are adequate funding components in place for the infrastructure that is needed to serve the proposed development; and b. The exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation System Plan Addendum, and River Terrace Funding Strategy; and c. The proposed alternative(s) ensures that the applicant will provide its proportional share of the funding and construction of the facilities in a timely manner as identified in the River Terrace Funding Strategy and related infrastructure master plans. The Applicant is not requesting an exception to the standards in subsection B, therefore this section does not apply. E. Additional Standards. 1. Infrastructure improvements for water, sewer, stormwater, and transportation systems,including but not limited to pump stations and trunk lines, shall be located and designed to serve the proposed development and not unduly or unnecessarily restrict the ability of any other property to develop in accordance with the applicable River Terrace Infrastructure Master Plan. Infrastructure improvements shall be evaluated for conformance with this standard during the land use review process. The city shall take into account the topography, size, and shape of the development site; the impact of the improvement on the development site; and, the reasonableness of available options during its review. The applicant shall not be required to reduce otherwise permitted density or obtain a variance to demonstrate compliance, but this standard may be considered in reviewing a variance application. 2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are located, wherever possible, within existing or future rights-of-way. Easements and rights-ofway shall extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way shall be evaluated for conformance with this standard during the land use review process. Dedications of easements and rights-of-way shall be required as a condition of land use approval, except where the approval is for a future phase of a planned development or land division approval. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 25 OF 60 The applicant's plans indicate the infrastructure improvements will be located in rights-of-way or easements, as defined above. This standard is met. 3. Development in water pressure zone 550 shall either provide or demonstrate that there is sufficient water capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another water pressure zone that has sufficient capacity, to the satisfaction of the city engineer and Tualatin Valley Fire and Rescue during the land use review process. The applicant has agreed to extend the 18 inch water main along their frontage up to the water line in Scholls Ferry Road. Their plans also show a 12" water line in both River Terrace Boulevard and Bull Mountain Road. These shall be upsized to 16-inch water lines, meeting the City of Tigard's Water System Hydraulic Study recommendation. 4. Development in the north and south sewer sub-basins shall demonstrate, where applicable, that there is sufficient pump station capacity and associated force mains to serve the proposed development, or that it can be served by other system improvements, to the satisfaction of the city engineer and Clean Water Services during the land use review process. The Applicant shall demonstrate how they comply with sufficient pump station capacity requirements of CWS prior to issuance of the City of Tigard's PFI permit. The Applicant must connect to adequate and operational public sewer facilities prior to issuance of building permits. 5. If compliance with stormwater management standards is dependent upon an off-site conveyance system or an on- or off-site regional facility that has not yet been provided, the applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility shall include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on- or off-site regional system or facility may include a condition to form a reimbursement district. c. No stormwater management system or facility shall be approved if it would prevent or significantly impact the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards. Applicant has proposed to construct a storm water quality and regional detention facility at the northwest corner of their site. This location is in compliance with the stormwater master plan. The storm water analysis provided does not comply with the Tualatin River Urban Stormwater Tool (TRUST) model for continuous flow simulation developed by CWS and the City of Tigard. The Applicant will be required to resubmit water quantity analysis using the TRUST model with their PFI application. F. Other Provisions. 1. Unless expressly authorized in a development approval, no person shall impose a private fee or any charge whatsoever that prohibits, restricts, or impairs adjacent or surrounding properties from accessing a public easement, facility, or service. 2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other charge to fund public facilities and/or services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. 18.660.040 Approval Criteria PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 26 OF 60 The applicant is seeking both a preliminary subdivision plat approval and a planned development approval. Accordingly, Subparagraphs A and B both apply. Instance, the standards are identical, so the following findings address compliance both subsection. A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Sections 18.420.050 and 18.430.040, the following approval criteria shall apply to all Partition and Subdivision Preliminary Plat applications in River Terrace. As reviewed earlier in this staff report, the proposed subdivision preliminary plat complies with the approval criteria in Section 18.430.040. This criterion is met. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design and construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington County, where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. 2. The preliminary plat shall not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the preliminary plat. 3. Where future re-division is proposed pursuant to subsection 18.42O.O2O.D or 18.43O.O2O.C, a plan for future phases shall show the location of lot lines, rights-of-way, easements, and other details of layout that demonstrates that future division may readily occur without violating applicable zoning district requirements and development standards of the TCDC. As demonstrated on the Circulation Plan (Sheet 9), the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. The River Terrace Transportation System Plan Addendum Figure 3 shows SW Roy Rogers Road as an arterial street, SW Bull Mountain Road as a collector street, and proposed River Terrace Boulevard as a collector street. Frontage improvements will be in accordance with the arterial and collector street standards, as discussed in later sections of this report. In conformance with the River Terrace Transportation System Plan Addendum Figure 6, the proposed development will incorporate a section of River Terrace Boulevard and associated trail system through the center of the site. No additional streets, street extensions, and intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Map 14 — Transportation Improvements does not identify connections to existing or future streets around the edges of the subject site, other than River Terrace Boulevard. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. Future re-division is not proposed with this application. With the provision of the above mentioned future street connections, 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. No phased development is proposed as part of the proposed development. These criteria are met. B. Conditional Use, Planned Development, and Site Development Review Approval Criteria. In addition to the approval criteria in Sections 18.330.030, 18.350.050, 18.350.070, and 18.360.090, the following approval criterion shall apply to all conditional use,planned development, and site development review applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington County,where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 27 OF 60 2. The development shall not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the conditional use, planned development, multifamily, or commercial development. As demonstrated on the Circulation Plan (Sheet 9), the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. In conformance with the River Terrace Transportation System Plan Addendum Figure 6, the proposed planned development will incorporate a section of River Terrace Boulevard and associated trail system through the center of the site. No additional streets, street extensions, and intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Map 14 —Transportation Improvements does not identify connections to existing or future streets around the edges of the subject site, other than River Terrace Boulevard. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. The development conforms to approved plats of subdivisions and maps of partitions of abutting properties, as to width and general direction,where applicable. This criterion is met. C. Conditions of Approval. The approval authority may attach such conditions as are necessary to comply with the River Terrace Community Plan, related infrastructure master plans, this chapter, and other applicable provisions of the TCDC. Staff has recommended conditions of approval in this staff report for the Planning Commission's consideration. 18.660.060 River Terrace Boulevard Development Standards A. Applicability. The applicable development standards contained in the underlying base zone shall apply to all development in River Terrace, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 or subsection D of this section, and except as specified below. The development standards in this section shall apply to the types of development listed below on lots abutting the River Terrace Boulevard right-of-way (ROW). The general location of the River Terrace Boulevard ROW is shown on Map 18.660.B, which is located at the end of this chapter. The public works director, in consultation with the community development director, shall approve the final ROW alignment. 1.All single-family attached, single-family detached, and duplex development. 2. All multifamily residential development. 3. All development subject to conditional use approval. The proposed residential planned development property abuts the River Terrace Boulevard right-of-way as shown on Map 18.660.B. Therefore, this section applies. B. Building Placement and Design. 1. The following standards shall apply to all single-family, duplex, and multifamily residential development that is located on the side of the River Terrace Boulevard ROW opposite the trail corridor, except as approved through the adjustment process in accordance with subsection D of this section. a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW with their front or side lot lines. i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the building design standards in subsection 18.660.070.I. ii. Lots with side lot lines abutting the River Terrace Boulevard ROW shall meet the building design standards for articulation, eyes on the street, detailed design, and garages and carports in subparagraphs 18.660.070.I.1,2, 4, and 5 for the façade that faces the River Terrace Boulevard ROW. The applicant proposes lots located on the side of the River Terrace Boulevard ROW opposite the trail corridor that will abut the River Terrace Boulevard ROW with their front or side lot lines, with the exception of lots 223- 233, as shown on the Preliminary Plat (Sheet 6). The applicant is seeking an adjustment in accordance with Subsection 18.660.060.D for lots 223-233. Lots with front lot lines abutting the River Terrace Boulevard ROW will meet all of the building design standards in Subsection 18.660.070.G, as shown on the Conceptual Elevations in Exhibit J and described below. Lots with side lot lines abutting the River Terrace Boulevard ROW will meet the PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 28 OF 60 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 facade that faces the River Terrace Boulevard ROW, as shown on the Conceptual Elevations in Exhibit J and described below. Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) to show conceptual elevations representative of the product type that Polygon builds in order to demonstrate that the housing types that Polygon is likely to build in the proposed development will meet these standards. These standards are not met but can be adjusted as reviewed below. As adjusted, these standards are met. 2. The following standards shall apply to all single-family, duplex, and multifamily residential development that is located on the side of the River Terrace Boulevard ROW with the trail corridor, except as approved through the adjustment process in accordance with subsection D of this section. a. Single-family and duplex development lots shall abut the River Terrace Boulevard ROW with their front, side, or rear lot lines. i. Lots with front lot lines abutting the River Terrace Boulevard ROW shall meet all of the building design standards in subsection 18.660.070.I. 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 subparagraphs 18.660.070.I.1, 2, 4, and 5 for the façade that faces the River Terrace Boulevard ROW. iii. All development shall provide at least one walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, or as otherwise required by the city engineer for connectivity purposes. The proposed development will consist of single-family units. Lots located on the side of the River Terrace Boulevard ROW with the trail corridor will abut the River Terrace Boulevard ROW with their side or rear lot lines. Lots with side or rear lot lines abutting the River Terrace Boulevard ROW will 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 facade that faces the River Terrace Boulevard ROW, as shown on the Conceptual Elevations (Applicant's Exhibit J). The development will provide at least one walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, as demonstrated on the Preliminary Plat (Sheet 6). Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) to show conceptual elevations representative of the product type that Polygon builds in order to demonstrate that the housing types that Polygon is likely to build in the proposed development will meet these standards. These standards are met. 4. Direct individual access to River Terrace Boulevard from single-family and duplex development sites is not permitted along the River Terrace Boulevard ROW, except as approved through the adjustment process in accordance with subsection D of this section. Direct access to River Terrace Boulevard from multifamily residential, conditional use, and commercial development sites are allowed where no other practicable alternatives exist. If direct access is permitted by the city through the site development or conditional use review process, the applicant shall be required to mitigate for any safety or traffic management impacts identified by the city engineer. This may include, but is not limited to, the construction of an on-site vehicle turnaround to eliminate the need for any vehicle turning or backing movements in the public right-of-way. The proposed development does not include direct individual access to River Terrace Boulevard from single-family and duplex development sites. All lots abutting River Terrace Boulevard will take access from local residential streets. This standard is met. 5. Fences, walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over three feet in height are not permitted in any front, side, or rear yard that lies between any family, duplex, or multifamily residential development site and the River Terrace Boulevard ROW, except as allowed below or as approved through the adjustment process in accordance with subsection D of this section. Unstained wood, unfaced concrete masonry units (CMU), and chain link fencing are not permitted, except as required for wetlands or other sensitive areas. a. Fences or walls that are an integral part of an entry, such as on a porch or stoop, are allowed subject to the underlying base zone's setback standards. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 29 OF 60 b. Single-family and duplex development sites with side lot lines abutting the River Terrace Boulevard ROW may have a fence, wall, or hedge up to six 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 six feet in height The applicant states that no fences,walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over 3 feet in height will be placed in any front, side, or rear yard that lies between the applicable residential development identified in Section A above and the River Terrace Boulevard ROW, except as allowed in paragraph b of this section. This standard is met. D. Adjustments. Adjustments shall be processed through a Type II procedure, as governed by Section 18.390.040. The applicable approval authority may grant an adjustment to a standard(s) in this section if all of the following approval criteria can be met. 1. The standard(s) cannot be met due to: a. Topography or other natural constraints associated with the specific development site; or b. Public safety concerns or other legitimate considerations associated with the specific use. 2. The proposed design provides safe and convenient vehicle and pedestrian connections to River Terrace Boulevard 3. If fences or walls, including retaining walls, over 3 feet in height are proposed, they are constructed of high-quality materials including, but not limited to, brick, stone, or wrought iron. Unstained wood, unfaced concrete masonry units (CMU), and chain link are not permitted, except as required for wetlands or other sensitive areas. The applicant is seeking an adjustment for the standards of Subsection 18.660.060.B for lots 223-233, as the rear lot line will face River Terrace Boulevard on the side opposite the trail corridor. Lots 223-233 have not been positioned with their front lot lines facing River Terrace Boulevard because driveways are located on the front lot line and standards restrict vehicular access and driveways to River Terrace Boulevard, as it is a collector street. The design of streets within the site are restricted by topographical constraints in the southern portion of the site, existing natural resources, and the location of arterial and collector streets bordering the site. The proposed design provides safe and convenient pedestrian connections to the pedestrian facilities within the River Terrace Boulevard ROW. The adjustment criteria are met and the proposed adjustments can be approved. FINDING: As shown in the analysis above, the standards for obtaining an adjustment to 18.660.060.B have been met and the adjustment should be granted as described in the applicant's proposal. 18.660.070 Planned Developments The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way, including tracts for vehicle access, to 20% of gross site acreage for the purpose of calculating net development area and density as described in paragraphs 18.715.020.A.3 and 4. The applicant proposes to utilize the 20% deduction of land dedicated for public or private rights-of-way for the purpose of calculating net development area and density. As shown on the Density Calculation Maps & Tables (Sheet 4), the proposed development meets minimum and maximum densities using the standards described in Subsections 18.715.020.A.3 and 4. B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in subsection 18.350.060.0 shall not apply. The following specific development standards shall apply in their place. 1. Lot Dimensions. The minimum lot area and lot width standards of the underlying base zone shall not apply to any lots,including those lots abutting right-of-way,with the following exception: PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 30 OF 60 Lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the minimum lot area and lot width standards of the underlying base zone. 2. Building Height. The maximum building height standard of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way,with the following exception: Buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall be set back one additional foot for every two feet of height above the maximum height allowed on the side of the lot abutting the perimeter. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to zero feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not included in subparagraph a of this paragraph 3, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. 4. Planning Commission Discretion. The Planning Commission may approve a smaller perimeter lot and/or a lesser perimeter setback where the applicant demonstrates that a smaller lot or lesser setback will have no greater impact on abutting development or land than the minimum standards for perimeter lots described above in paragraphs 1 through 3 of this subsection B. The proposed development contains lots on the eastern perimeter of the River Terrace Plan District that abut existing residential development. These lots meet the minimum lot area and lot width standards of the underlying base zone, as shown on the Preliminary Plat (Sheet 6). Lots on the eastern boundary will meet the setback standard of the underlying R-4.5 base zone, as shown on the plans (Sheet 12). Setbacks are further addressed in section 18.350.060.0 of this report and proposed modifications are shown on the Typical Lot Plans (Sheet 12). All lots will meet all requirements of the Uniform Building and Fire Code. All lots provide a minimum garage or carport setback of 20 feet where vehicle access is taken from a public right-of-way, except as specifically shown on the Typical Lot Plans (Sheet 12). These standards are met. C. Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development. The proposed development consists of single-family development. Therefore, the private outdoor area requirements of 18.350.070.D.5 do not apply. D. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development. Therefore, the shared outdoor recreation and open space requirements of 18.350.070.D.6 do not apply. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 31 OF 60 E. Shared Open Space Facilities. The shared open space facility requirements of paragraph 18.350.070.D.13 shall not apply. In lieu of these requirements, the following open space requirements and development enhancements shall apply. These requirements are intended to provide the community with added benefits that are consistent with the overall development vision for River Terrace as described in the River Terrace Community Plan and River Terrace Park System Master Plan Addendum. 1. The development shall provide parks, trails, and/or open space that: a. Meets a need for neighborhood parks, linear parks, open space, and/or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan's level of service standard; and b. Will be dedicated to the public if the proposal is for a neighborhood park,linear park, or trail. The proposed development will provide parks, trails, and/or open space that 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. The park in the center of the site will fulfill the need for one of the neighborhood parks identified in the River Terrace Park System Master Plan Addendum, to be dedicated to the public. The site also incorporates a section of River Terrace Boulevard and the associated trail corridor, to be dedicated to the public. The open space requirements are met. 2. The development shall include at least three of the following development enhancements: a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement shall be maintained by a homeowner association. b. Nature trails along or through natural resource areas or open spaces. Trails through protected natural resource areas must obtain all necessary approvals and meet all applicable development standards. Trails shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails in a public access easement shall be maintained by a homeowner association. c. Trails,paths, or sidewalks that provide direct access to a public park or recreation area that is no further than one-quarter mile from the development site. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement shall be maintained by a homeowner association. d. Intersection treatments that are acceptable to the City Engineer and that elevate the pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other similar treatments. e. High-quality architectural features on attached and detached single-family dwelling units and duplexes that meet the building design standards in subsection I of this section. The proposed development will include (a) and (e) of the development enhancements identified in this section. As shown on the Preliminary Plat (Sheet 6), the development includes a public multi-use trail corridor associated with the proposed River Terrace Boulevard through the center of the site, which will facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations surrounding the site. The development also includes pedestrian connections and trails throughout the site, to be located within public access easements and maintained by a homeowner association. The pedestrian connections along the east side of River Terrace Boulevard cannot meet ADA standards due to the steeper topography in this area. The Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) demonstrate the proposed high-quality architectural features on attached and detached single-family dwelling units that meet the building design standards in Subsection 18.660.070.I. These exhibits are representative of the product type that Polygon typically builds. They demonstrate that the product type Polygon is likely to build in the proposed development can comply with the standards of Subsection 18.660.070.I. Architectural features are further described in Subsection 18.660.070.I. Two open space enhancements are proposed where at least three enhancements are required. This standard is not met. However, as provided below, additional enhancements for the subject properties abutting River Terrace Boulevard are proposed. Therefore, this standard is sufficiently met. 3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more of the following enhancements may be provided in lieu of one or more of the enhancements listed in Subsection E.2 above: PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 32 OF 60 a. Long-term maintenance plan administered by a homeowner association that is acceptable to the applicable road authority for any proposed and/or required landscaping in or adjacent to the Roy Rogers Road or River Terrace Boulevard right-of-way that is not part of a stormwater management facility. b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative and solid barrier component outside of the public right-of-way. c. Park facilities in the River Terrace Trail corridor, including but not limited to benches, picnic tables, lighting, and/or small playground areas (i.e. tot lots or pocket parks). Provision of such facilities may allow the applicant to count the trail corridor as a linear park facility, thus contributing to meeting the city's level of service standards in the River Terrace Park System Master Plan Addendum for both linear parks and trails. The Public Works Director shall determine whether the proposed facilities elevate the trail corridor to a linear park facility. The applicant is providing (c) in addition to the enhancements listed in Section E.2 above. The proposed development will include park facilities in the neighborhood park abutting the River Terrace Trail corridor, thus contributing to meeting the city's level of service standards in the River Terrace Park System Master Plan Addendum for both neighborhood parks and trails. These facilities, as shown in the Park Planting Plan (Sheet L4.01), will include a community building and pool for use by the HOA residents, a tot lot play area, a youth play area, a shelter with picnic tables, bike racks, an overlook with benches, an open play lawn, a basketball half court, and pedestrian trails and pathways. Additionally, the multi-use River Terrace Trail corridor will run through the site and provide a pathway for both pedestrians and bicycles. This standard is met. F. Open Space Conveyance. The standards of paragraph 18.350.070.D.14 shall apply to the conveyance of open space in River Terrace. The standards of subsection 18.810.080.B shall not apply. Open space in the proposed development will comply with the standards of Subsection 18.350.070.D.14, as detailed in that section of this report. G. Street Design Standards. The standards of Chapter 18.810 shall apply in addition to the specific provisions for public skinny streets,private streets, and private alleys in subsections 18.660.080.D and E. As shown on the Circulation Plan (Sheet 9), streets in the proposed development meet the standards of Chapter 18.810 in addition to the specific provisions for public skinny streets, private streets, and private alleys in Subsections 18.660.080.D and E. I. Design Standards for Single-Family Dwelling Units and Duplexes. The following design standards apply only when the applicant chooses to provide them under Subsection 18.660.070.E.2.e or where otherwise specified in this chapter. These standards apply to attached and detached single-family dwelling units and duplexes. They are intended to promote architectural detail, human-scale design, street visibility, and privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. The graphics provided are intended to illustrate how development could comply with these standards and should not be interpreted as requiring a specific architectural style. An architectural feature may be used to comply with more than one standard. The design standards of this section apply to all attached and detached single-family dwelling units within the proposed development, as required according to section 18.660.060.B and 18.660.070.E.2.e. The Conceptual Elevations and Design Standards Compliance Matrix (Applicant's Exhibit J) shows compliance with individual standards for each product type. These exhibits are representative of the product type that Polygon typically builds. They demonstrate that the product type Polygon is likely to build in the proposed development can comply with the standards of Subsection 18.660.070.I. Provided development occurs that is consistent with the examples provided in Exhibit J, these standards will be met. FINDINGS: As shown in the analysis above, the applicable planned development standards are met. To ensure compliance the following condition of approval will be imposed. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 33 OF 60 CONDITION: The applicant shall submit plans and elevations demonstrating that each single family dwelling unit is designed and constructed to conform to the applicable design standards in 18.660.070.1. 18.660.080 Street Design A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as shown in Figure 18.660.7 below. The general location of River Terrace Boulevard is shown on Map 18.660.B,which is located at the end of this chapter. The Applicant's plans show a cross section, with a 110 foot ROW that generally conforms to the River Terrace Design Standards. However, the City is developing River Terrace Boulevard guidelines that include more details and amenities for the boulevard that include curb extensions and storm planters. The Applicant shall submit revised plans for River Terrace Boulevard incorporating the design guidelines, curb extensions, and pedestrian crossings with their City of Tigard PFI application. C. Street Design—Arterial Streets. The following street design standards apply to the arterial streets in the River Terrace Plan District as shown on Map 18.660.B,which is located at the end of this chapter. The proposed development abuts Roy Rogers Road, a Washington County arterial street. The cross section provided by Applicant does meet Washington County standards which is 98-feet, ultimate right of way, 49feet from centerline. However, the county and city have agreed to a section that incorporates the city's planter and sidewalk standard from the curb. The Applicant shall revise the SW Roy Rogers Road cross section to provide for a 6-inch curb, 5 foot planter, 8 foot sidewalk with half a foot behind the sidewalk. The additional 2 feet needed for sidewalk area can be handled in a pedestrian easement over the required 10 foot landscape tract. The sidewalk can also meander within the 10 feet of the landscape tract,provided the easement covers the full 10 foot width. This revised section shall be submitted with the applicant's Washington County Facilities Permit and the City of Tigard's Public Facility Improvement (PFI) Permit application. D. Public Skinny Streets and Private Streets. Development sites that have public street frontage on an arterial street upon which they cannot take vehicle access shall take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.810.6.B. Private street standards are established by the city engineer pursuant to subsection 18.810.030.T. The Applicant has proposed private streets for access to the attached single-family housing portion of the development The Applicant states that access taken from the private street provides safe and convenient vehicle and pedestrian access to the public street will be managed by the HOA, with the appropriate legal documents for ownership and maintenance. The private streets will meet on street parking requirements. This criterion is met. E. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in subsection 18.810.030.R. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9. The Applicant has proposed to provide vehicular access to some lots through alleys located in tracts that are a minimum width of 20 feet. The Applicant states the private alley will be managed by the HOA, with the appropriate legal documents for ownership and maintenance. This criterion is met. 18.660.090 Street Connectivity A. Street Alignment and Connections. In addition to the exceptions already allowed in subsection 18.810.030.H, the following exceptions shall also apply to development in River Terrace. 1. For development sites located on the side of the River Terrace Boulevard right-of-way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 34 OF 60 The street system of the proposed planned development has been designed so as to minimize the number of streets crossing River Terrace Boulevard trail. Two streets will cross River Terrace Boulevard on this site. As shown on the Site Plan (Sheet 11), bicycle and pedestrian connections are provided adjacent to the trail right of way at a minimum of every 330 feet. This standard is met. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. The subject property is not a public or private school site. This standard does not apply. B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography,wetlands, significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. As shown in the Site Plan (Sheet 11), perimeter of blocks formed by streets in the proposed development do not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. This standard is met. FINDINGS:As shown in the analysis above, the street connectivity standards are met. 18.660.100 On-Street Parking A. Applicability. In addition to the standards in Chapter 18.765 for off-street parking, the following onstreet parking standards shall also apply to all residential single-family attached, single-family detached, and duplex development in River Terrace with individual off-street parking and vehicle access on a local street, neighborhood route, or private street or alley. B. Quantity Standards. All single-family and duplex development described in subsection A of this section shall provide the following number of on-street parking spaces: 1. For a dwelling with one off-street parking space, a minimum of two on-street parking spaces shall be provided. 2. For a dwelling with two off-street parking spaces, a minimum of one on-street parking space shall be provided. 3. For dwellings with more than two off-street parking spaces, a minimum of one on-street parking space shall be provided for every two lots with more than two off-street parking spaces that are adjacent to each other. As shown in the applicant's Parking Plan (Sheet 10), the proposed development will provide more than the required number of on-street parking spaces. A total of 325 on-street parking spaces are provided,which greatly exceeds the required total of 162 on-street parking spaces. This standard is met. C. Dimensional Standards. Parking spaces shall be at least 20 feet in length. Parking spaces may not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. As shown in the applicant's Parking Plan (Sheet 10), parking spaces within the proposed development will be at least 20 feet in length and will not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. This standard is met. D. Location Standards. Required on-street parking spaces shall be provided within the development site and along the affected lot's street frontage by parallel parking, except as provided below. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 35 OF 60 1. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be provided on a street frontage not associated with the affected lot provided that the required parking space(s) is located on the same block and within 200 feet of the affected lot. 2. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be provided in parking courts that are interspersed throughout the development when all of the following standards are met: a.A parking court shall contain no more than eight parking spaces. b. A parking court shall be located within 200 feet of the affected lots. c. Parking courts within the same block and on the same side of the street shall be separated by at least 200 feet of street frontage. d. A parking court shall be paved and comply with all applicable grading and drainage standards in the TCDC. e. A parking court shall have a landscape strip around its perimeter that is at least five feet wide and contains living ground cover and trees spaced every 15 to 40 feet on center. The ground cover shall include shrubs of an appropriate height to minimize headlight glare impacts on adjacent residential uses. f. A parking court shall be illuminated. All lighting shall be shielded and directed away from adjacent residential uses. g. A parking court that takes access on a public or private local street or alley may be designed to allow vehicle turning or backing movements within the street or alley. A parking court that takes access on a public neighborhood route may be designed to allow vehicle turning or backing movements within the public right-of-way with the approval of the city engineer. h.All parking spaces in a parking court shall be clearly marked. i. A parking court shall be privately owned and maintained by a homeowner association into perpetuity. For each parking court there shall be a legal recorded document that includes, at a minimum, the following: i.A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. j. No portion of a parking court, including landscaped areas, shall be used to satisfy any requirement for open space or recreation. Additionally, no paved portion of a parking court shall be used as a development's stormwater management facility where it would interfere with the use of the court for parking. k.A parking court shall be used solely for the parking of operable passenger vehicles. As shown in the applicant's Parking Plan (Sheet C-10), parking spaces within the proposed development are either provided on a street frontage associated with the affected lot or on the same block and within 200 feet of the affected lot. The development does not propose the use of parking courts. This standard is met. E. Adjustments.Adjustments to these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from subparagraph 18.370.020.C.6.a. The applicant does not propose any adjustments. This standard does not apply. FINDING:As shown in the analysis above, the on street parking standards are met. 18.660.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed by the applicant in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in accordance with Section 18.785.030, meet the approval criteria in subsection 18.785.040.C, and comply with the provisions in this section. If the applicant does not propose a temporary sales office or model home in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in accordance with Chapter 18.785. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 36 OF 60 A. Temporary Sales Office. 1. No more than one temporary sales office, not including a sales office in a model home, per subdivision may be approved for placement on a lot intended for a dwelling unit as shown on the preliminary plat. 2. Conditions of approval for a temporary sales office shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. 3. Any improvements to the property shall be designed and constructed so as to not preclude future use of the property as zoned. The applicant proposes one temporary sales office with the proposed development, as shown on the Model Home/Sales Office Plan (Sheet 11.1). The sales office shall be conditioned to protect the public's health, safety, and welfare. B. Model Homes. 1. The number of model homes shall be limited to: a. Three, or one for every six acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a planned development application 2. Conditions of approval for a model home shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering and/or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, facade design, and access. Nothing in this section shall be construed as recognizing the lot on which the model home is located as a final approved lot for any purpose. Nor shall the model home approval be the basis for a variance, exception, vested right or nonconforming use. 5. No model home may be occupied except during established business hours and in no event shall be used as an overnight accommodation. 6. One model home may be used as a temporary sales office in lieu of a temporary sales office approved in accordance with either subsection 18.660.110.A or subsection 17.785.020.C. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 37 OF 60 The applicant proposes six model homes with the proposed development, as shown on the Model Home Site Plan in Exhibit C-11.1. Given the 40.0-acre site, six model homes are permitted, subject to a condition to protect the public's health, safety, and welfare, as provided below. C. Owner Authorization and Performance Bond. The temporary use application for the sales office and/or model home(s) shall include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to paragraph D.2 of this section. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. D. Removal of Model Home or Temporary Sales Office. 1. If final plat approval is not obtained prior to the lapse of the preliminary plat approval, each model home or temporary sales office shall be removed and the property restored and made safe by the applicant or owner. This shall occur no later than 60 days after the lapse of the preliminary plat approval in accordance with Section 18.430.030, including any approved extension. 2. A model home or temporary sales office not removed in accordance with paragraph 1 of this subsection D shall be declared a nuisance. The city shall enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s) in accordance with the owner authorization and performance bond required in subsection C of this section. Based on the analysis above, the proposed sales office and model homes may be approved subject to conditions of approval to protect the public's health, safety, and welfare, as provided below. FINDING: Based on the analysis above, the proposed development meets, or has been conditioned to meet the applicable model home and temporary sales office standards. CONDITIONS: The proposed sales office and model homes may be approved subject to protection of the public's health, safety, and welfare through the following: a. Provision of adequate fire access and water supply, including fire hydrants, as determined by the fire service provider. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. The applicant shall provide authorization, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. 18.705 ACCESS, EGRESS,AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is a 244-lot subdivision;therefore these standards apply. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 38 OF 60 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. As shown on the applicant's Circulation Plan (Sheet 9), all lots have access to a public or private street. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposed subdivision consists of detached single-family residential lots and single-family attached units. There will be no vehicular access to the front of the attached units. Each of the attached units in the proposed development will have its own parking space in an attached garage at the rear entrance of the unit. Access to the unit from the parking space will be provided through the attached garage. The development will not include a shared vehicular parking area. All attached units will have pedestrian access from the front entrance of the unit to the sidewalk along SW Roy Rogers Road or SW Mackay Terrace, which will which will provide access to adjacent streets and common open space and recreation facilities. Additionally, a sidewalk will be provided along both sides of the SW Cairns Terrace, the private street located at the rear of the attached units. Through the sidewalk system along adjacent public and private streets, each residence is connected to vehicular parking areas, parks and open spaces and recreation facilities. This standard is met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). The applicant has submitted a Sight Distance Certification, dated March 9, 2015. There are two access points for the subdivision onto Bull Mountain Road. A roundabout will be constructed 600 feet east of Roy Rogers Road. This intersection will be with River Terrace Boulevard, a proposed collector street. The second access will be a proposed local street, Darwin Avenue, and will be located 130 feet west of the development's east property line. The applicant states that the second access meets stopping sight distance requirements. However, comments received by Washington County engineering staff state that the design must meet intersection sight distance. The applicant shall provide intersection sight distance certification meeting Washington County standards. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 39 OF 60 The applicant has submitted a Traffic Impact Study prepared by Kittelson &Associates, dated March 9, 2015. The analysis was done for the four proposed Polygon developments in River Terrace. The proposed Roshak development, located at the NE corner of the intersection of Roy Rogers Road and Bull Mountain Road will provide 78 attached and 166 single family homes. Based on the analysis done by Kittelson the following is recommended: • Roy Rogers Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. • Bull Mountain Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. The improvements shall also include an east-bound left-turn lane at the proposed Darwin Avenue intersection to provide safe access into the development. • The River Terrace Boulevard intersection with Bull Mountain Road will be constructed as a roundabout, as recommended in the River Terrace Community Plan Transportation System Plan Addendum. • A traffic signal should be installed at the intersection of Roy Rogers Road and Bull Mountain Road. • The signal timing at Roy Rogers Road and Scholls Ferry Road should be reviewed and optimized. • Intersection sight distance should be provided at all local street intersections created as part of the development. Kittelson's analysis concludes that the proposed neighborhood development can occur while maintaining acceptable traffic operations and safety at the study intersections. The applicant shall incorporate all of Kittelson's recommendations into their Washington County Facilities Permit application and City of Tigard PFI permit application for review and approval. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. There are no driveways placed directly on the arterial or collector streets. There are some driveways that will be within less than 150 feet from either SW Bull Mountain Road or River Terrace Boulevard,which are both collector streets. The individual lots have less than 150 feet of street frontage. The driveways shall be placed as far as possible from the intersections with Bull Mountain Road and the intersections with River Terrace Boulevard. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. The proposed development includes a section of arterial street SW Roy Rogers Road along the west boundary of the site, a section of collector street SW Bull Mountain Road along the south boundary of the site, and the addition of a section of proposed collector street River Terrace Boulevard through the center of the site. As shown on the proposed Parking Plan (Sheet 10),no driveways are placed on arterial or collector streets. As demonstrated on the Preliminary Plat (Sheet 6), the proposed development includes two streets along collector street SW Bull Mountain Road which meet the minimum spacing standard of 200 feet, and two streets along collector street River Terrace Boulevard which meet the minimum spacing standard of 200 feet. All local streets in the proposed development will meet the minimum spacing standard of 125 feet, as shown on the Preliminary Plat (Sheet 6). The access management standards are met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 40 OF 60 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 or fewer Min. Number of Min.Access Width Min. Pavement units)Number Dwelling Unit/Lots Driveways Required Width 1 or 1 15' 10' 3-6 1 20' 20' The applicant states a driveway will be provided for each of the proposed residential lots that has a minimum access width of 15 feet and a minimum paved width of 10 feet. As proposed, this standard is met and will verified at the time of building permit review. FINDING: Based on the analysis above,the Access,Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or"Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. FINDING: According to the applicant's narrative and plan set, the portion of the project site within the R-4.5 district is approximately 8.27 acres in size. The portion of the project site within the R-7 district is approximately 10.99 acres in size. The portion of the project site within the R-12 district is approximately 20.74 acres in size. The Density Calculation Maps & Tables on Sheet C-4 show the density calculations for the proposed development, in accordance with Chapter 18.715. The proposed subdivision includes 244 single-family dwellings. The proposed unit count is within the permitted density range of 234-293 units. No adjustments or density transfers are requested. The density computations standards are met. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 41 OF 60 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS This chapter requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions,vibration, odors, glare and heat, and insects and rodents: Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028- 090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents.All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: This is a attached and detached single-family residential project, which are permitted within the residential zones. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. The Environmental Performance standards are met. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. 18.745.040 Street Trees PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 42 OF 60 A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. The attached landscape plans (Sheets L1.01-L4.01) demonstrate compliance with the required number of street trees based on linear feet of street frontage divided by 40 feet, location, and soil volume requirements. These criteria are met. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. The subject property abuts properties to the north and south within the Tigard River Terrace area that have a zoning designation of either R-4.5, R-7 or R-12. The R-4.5, R-7, and R-12 zones permit single family residential units. Adjacent properties to the east and west are designated by Washington County as either agricultural use or low-density residential. Lots along the eastern border of the site will be the largest sized lots in the subdivision to be PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 43 OF 60 more consistent with the existing development to the east. Lots along the northern border of the site will be separated from future development to the north by an open space tract. Lots along the southern and western border of the site will be separated from future development by collector street SW Bull Mountain Road and arterial street SW Roy Rogers Road respectively. The subject site is surrounded by rural agricultural land and single-family residential properties. Therefore, buffering and screening is not required. FINDING: Based on the analysis above,the Landscaping and Screening standards are met. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. The proposed Parking Plan (Sheet 10) shows proposed parking, access, egress, and circulation. This standard is met. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. No bicycle parking is required for single-family attached or detached dwellings. As shown on the Circulation Plan (Sheet 10), with the provision of parking in driveways and garages, more than one off-street parking space will be provided per dwelling unit thus meeting the parking standard in table 18.765.2. The development includes 166 detached single-family units requiring 1 off-street space per unit, for a total 166 required of-street parking spaces. The development includes 42 attached single-family 3 bedroom units requiring 1.75 off-street spaces per unit, for a total 74 required of-street parking spaces. The development includes 36 attached single-family 2 bedroom units requiring 1.5 off-street spaces per unit, for a total 54 required of-street parking spaces. This comes to a total of 128 required off-street parking spaces for all attached units, and a total of 294 required off-street parking spaces for the project. The development includes 115 front-loaded detached single-family units each with a 2 car garage and 2 additional off-street parking spaces in the driveway, for a total of 460 off-street parking spaces. The development also includes 51 alley-loaded detached single-family units, each with a 2 car garage, for a total of 102 off-street parking spaces. This comes to a total of 562 off-street parking spaces provided for all detached units,which greatly exceeds the 166 required off-street parking spaces. The development includes 42 attached single-family units with a 2 car garage, for a total of 84 off-street parking spaces. The development also includes 36 attached single-family units with a 1 car garage and 1 driveway space, for a total of 72 off-street parking spaces. This comes to a total of 156 off-street parking spaces provided for all attached units,which exceeds the 128 required off-street parking spaces. The project provides a total of 718 off-street parking spaces, which is greater that the required 294 off-street parking spaces for the project. These standards are met. FINDING: As shown in the analysis above, the on and off street parking requirements are met. 18.775 SENSITIVE LANDS PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 44 OF 60 F. Sensitive lands permits issued by the director. 1. The director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25% or greater or unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." The proposed development site is not within the 100-year floodplain or 1996 flood inundation line, does not contain steep slopes of 25% or greater and unstable ground, and does not include significant habitat areas. As shown on the Existing Conditions and Demolition Plan in Exhibit C-2, the site contains a natural drainageway flowing east to west through the northern portion of the site and wetlands which are only within wetland areas that meet the jurisdictional requirements of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." A copy of the Wetland Delineation Report and Concurrence Letter issued by the Department of State Lands is included as Exhibit L. A Service Provider Letter has been issued for the site by CWS and a copy is included as Exhibit E. An application is currently in review with the U.S. Army Corps of Engineers/Division of State Lands for the site's wetlands and waters of the state. The applicant is requesting a sensitive lands permit from the City in order to relocate and restore the drainageway on the site. 2. Sensitive lands permits shall be required for the areas in paragraph 1 of this subsection F when any of the following circumstances apply: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50% of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d. Accessory structures which are greater than 528 square feet in size, outside floodway areas. A sensitive lands permit is required for the proposed relocation of the drainage way, which will involve more than 50 cubic yards of material. The sensitive lands review requested with this application is subject to the Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070, but is submitted concurrent with the Type III Planned Development. 18.775.030 Administrative Provisions A. Interagency coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. As governed by CWS "Design and Construction Standards," the necessary permits for all "development," as defined in Section 18.775.020.A, shall include a CWS service provider letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the agency to issue a stormwater connection permit. The applicant has obtained a CWS service provider letter for the proposed development (application Exhibit E) and has submitted a fill permit application to DSL/COE that is being reviewed by the appropriate agencies (application Exhibit L). B.Alteration or relocation of water course. 1. The director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration; 2. The director shall require that maintenance is provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished. Staff notified communities adjacent to the affected area and the State Department of Land Conservation and PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 45 OF 60 Development prior to any alteration or relocation of a watercourse. FEMA indicated (John Griggs, Region 10) that stream modifications outside of the floodplain do not require evidence of such notification. The subject stream is located outside of the Tualatin River floodplain at elevation 270 to 330 and is therefore not subject to DLCD or FEMA notification. According to the applicant's submittal, maintenance will be provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished, as is addressed in Exhibit H. These standards are met. C. Apply standards. The appropriate approval authority shall apply the standards set forth in Sections 18.775.040 and 18.775.070 when reviewing an application for a sensitive lands permit. 18.775.070 Sensitive Land Permits A. Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in 18.775.020.F and G. The approval criteria for various kinds of sensitive areas, e.g., floodplain, are presented in subsections B through E of this section. D. Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; The applicant is requesting a Type II sensitive lands permit for the drainageway on the proposed development site. As shown in the applicable findings in this staff report the proposal demonstrates compliance with all of the applicable requirements of this title. This criterion is met. 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; As detailed in the applicant's narrative, relocating the existing drainage channel will improve water quality by providing for the treatment of currently untreated stormwater runoff; aquatic and terrestrial habitat will be improved with the drainage channel relocation by eliminating current drainage channel entrenchment; the proposed relocation would further minimize disruption to the drainage channel by limiting the number of roads crossing the drainage channel to one. Therefore, the extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use. This criterion is met. 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; In addition to the beneficial effects outlined above, the proposed development includes the provision of a tract of open space along the northern edge of the site to integrate the enhanced drainage channel into the design of a usable park and open space area. Therefore, the proposed drainage way relocation will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. This criterion is met. 4. The water flow capacity of the drainageway is not decreased; As shown in the applicant's Preliminary Storm Report Memo in Exhibit H, the water flow capacity of the drainageway will not be decreased as a result of the proposed drainage way relocation. This criterion is met. 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; As shown on the applicant's Landscape Plans in Exhibit C-L1.01-L.4.01, where natural vegetation is removed due to the drainage way relocation, the areas not covered by structures or impervious surfaces will be replanted to PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 46 OF 60 prevent erosion in accordance with Chapter 18.745,Landscaping and Screening. This criterion is met. 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; As documented in the applicant's Preliminary Storm Report Memo in Exhibit H, the drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. This criterion is met. 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; The applicant has obtained a CWS service provider letter for the proposed development (application Exhibit E) and has submitted a fill permit application to DSL/COE that is being reviewed by the appropriate agencies. This criterion is met. 8. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is not within or adjacent to the 100-year floodplain. This subsection is not applicable. FINDING: As shown in the findings above, all of the criteria for development within a drainageway are met. Therefore,the Planning Commission may approve the sensitive lands permit. 18.785 TEMPORARY USE C. Temporary sales office or model home. By means of a Type I procedure, as governed by Section 18.390.030, the director may approve, approve with conditions or deny the use of any real property within the city as a temporary sales office, offices for the purpose of facilitating the sale of real property, or model home in any subdivision or tract of land within this city, but for no other purpose, provided the following criteria are satisfied: 1. Temporary sales office. a. The temporary sales office shall be located within the boundaries of the subdivision or tract of land in which the real property is to be sold; and b. The property to be used for a temporary sales office shall not be permanently improved for that purpose. As described in the applicant's narrative and shown in the plans (Plan Sheet 11.1), the proposed development includes one temporary sales office which is located within the boundaries of the subdivision and would not be permanently improved for that purpose. This criterion is met. 2. Model house. a. The model house shall be located within the boundaries of the subdivision or tract of land where the real property to be sold is situated; and b. The property to be used for a model house shall be a permanently designed dwelling structure. As described in the applicant's narrative and shown in the plans (Plan Sheet 11.1), the proposed development includes six model homes, which are located within the boundaries of the subdivision and would be permanently improved for that purpose. This criterion is met. FINDING: The proposed development includes six model homes and one temporary sales office (Plan Sheet 11.1), as described in the Model Homes and Temporary Sales Office section of the River Terrace Plan District (18.660.110), above. Accordingly, the proposal and approval shall be processed in accordance with Section 18.785.030, meet the approval criteria in subsection 18.785.040.C, and PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 47 OF 60 comply with the provisions in section 18.660.110. As reviewed above, the proposed model homes and sales office have been conditioned to ensure that the public's health, safety, and welfare are protected. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. As shown in the applicant's preliminary plans (Sheet 13, Tree Preservation Plan; Sheets L1.01-6, Tree Canopy Plans) and the Urban Forestry Plan Supplemental Report (applicant Exhibit F), which has been prepared by a Certified Arborist, Morgen Holen, and Registered Landscape Architect, Daren Lankford, the proposal meets the urban forestry plan requirements. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The Supplemental Report demonstrates the applicable standard percent effective tree canopy cover is provided. This standard does not apply. FINDING: Based on the analysis above,the urban forestry plan requirements are met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. A condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. 522 new trees are proposed. Therefore, a bond in the amount of $255,258 (522 trees x $489/tree) is required. As conditioned, this requirement is met. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan at $147 first tree + $28/each additional tree; 9 retained trees + 522 planted trees = 531 trees total: $147 + $14,840 (530 x $28) = $14,987.As conditioned, this requirement is met. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 48 OF 60 FINDING: Based on the analysis above, the applicable urban forestry plan implementation standards are met. 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING: Clear vision areas are shown in the applicant's Site Plan (Sheet 11) using hatched areas at each intersection. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities, street lighting, storm drainage, and street trees. The site is adjacent to Roy Rogers Road, a county road,which is classified as an arterial. The applicant's plans show a 98-foot right of way section, thereby meeting the county standard. However, the county and city have agreed to allow the development of the street cross section to meet the city's standards behind the curb. The city will require a 6-inch curb, 5 foot planter strip and 8 foot sidewalk and 6-inches to ROW line (14 feet overall). The River Terrace plan calls for a 10 foot landscape tract behind the sidewalk along Roy Rogers Road. The applicant shall revise the construction documents to provide for the 98 foot ROW section, the 5 foot planter and the 8 foot sidewalk. The sidewalk can meander into the 10 tract. The applicant will be required to record a pedestrian easement over the tract. The applicant will be required to obtain a Washington County Facilities Permit for work in the right-of-way. The City of Tigard and Washington County are working on a possible MSTIP project for the improvement of Roy Rogers Road to its ultimate 5-lane configuration. The applicant has shown the half-street improvements on their plans and will provide a revised x-section, as discussed above. The submittal of construction plans by the applicant would be premature,in light of the city/county discussions. The applicant has an obligation to mitigate the impacts of this development by completing half-street improvements, if not completed by others. The timing of a possible MSTIP project is uncertain at this time. Therefore, the applicant shall enter into a development agreement with the City of Tigard to defer these improvements with the understanding that they will be required to construct them if an MSTIP project is not approved and funded prior to issuance of building permits. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 49 OF 60 Construction level drawings will be deferred to a development agreement that will allow for the development of a Washington County-City of Tigard MSTIP project. The site is also adjacent to Bull Mountain Road, which is classified as a Washington County collector. The applicant's plans show a 70-foot right of way section, however the ultimate ROW section shall be 74 feet right of way thereby meeting the county standard roadway section and the city section for the planter and sidewalk area. The applicant shall revise the construction documents to provide for the 74 foot ROW section. The applicant will be required to obtain a Washington County Facilities Permit for work in the right-of-way. River Terrace Boulevard (RTB) is a north-south collector required in the River Terrace Transportation System Plan (TSP). The plans show two cross sections for RTB, the standard cross section and the narrower section where crossing sensitive areas. The typical section is shown to meet the design standard of 72 foot ROW and 38 foot multi-modal landscape corridor, for an overall 110 foot ROW. The narrow section provided a 44 foot ROW with 24 foot travel lanes and pedestrian walks on both sides. The applicant shall revise the plans to indicate where the narrow section of RTB will be constructed. This revision shall be shown on the applicant's submittal for the City of Tigard PFI Permit. Roshak Road is an unimproved ROW along the north property line of the proposed development. The ROW jurisdiction was transferred to the City of Tigard recently. The width of the ROW is approximately 50 feet. The applicant states they will be applying for right-of-way vacation under separate application. The City of Tigard would like to have a pedestrian path in this area, the full length of the applicant's north property line. In discussions with Clean Water Services (CWS), the City of Tigard has found a favorable response to a 3 foot soft path. The city can support a recommendation for ROW vacation if a pedestrian easement and 3 foot soft path is approved by CWS. The applicant shall revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies. The City of Tigard and Greenworks are developing River Terrace Boulevard Design Guidelines. These guidelines provide a cohesive and aesthetic landscape that contributes to Tigard's vision to create a vibrant, livable and walkable community. The guidelines also provide for curb extensions that impact the street design. The applicant shall revise the River Terrace Boulevard plans to reflect the design guidelines for landscaping, trails, sidewalks and curb extensions. The development plan shows a mix of local streets, skinny streets, private streets and alley ways for the development. The residential local street is proposed for Mackay Terrace and a portion of Townsville Street. The cross section shown meets the standard. The applicant requests use of the residential local skinny street option for Sunshine Coast Street, Darwin Avenue, a portion of Townsville Street, Campbelltown Terrace, Rockhampton Lane, Gold Coast Lane, Botany Bay Lane Adelaide Lane and Shellharbour Terrace. The applicant proposes the skinny street option that provides a 50 foot ROW and 28 foot paved section, in accordance with 18.810.4.B, for streets with less than 1000 vehicle trips per day (vpd). The section allows parking on both sides of the street. The applicant provided an analysis of the future street plan than anticipates less than 1000 vpd on the local skinny streets. The applicant has addressed the other skinny street option criteria of 18.810.4.B, thereby meeting these criteria. The proposed development includes private streets and alleys in order to provide access to homes that cannot be served by the proposed local residential streets or Roy Rogers, an existing arterial. These private streets and alleys will be maintained by the developer through the formation of an HOA or other approvable agreement. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 50 OF 60 be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a Future Street Plan showing the pattern of existing and planned future streets adjacent to and around the development. River Terrace Boulevard will extend north and south of the proposed development and is shown as such. The applicant has another land use application submitted that is for the property directly to the south that will connect and extend River Terrace Boulevard from the south side of the proposed roundabout. The north end of River Terrace Boulevard will be extended to Scholls Ferry Road by future development,in accordance with the River Terrace TSP. The applicant shall provide a future profile of River Terrace Boulevard for 500 feet beyond their north property line with the City of Tigard PFI permit application. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The proposed street plans in the development meet the spacing standard of no more than 530 feet between connections, except along River Terrace Boulevard which is allowed an additional exception in 18.660.090.A.1 to the street spacing standard. The exception is encouraged to minimize the number of trail crossings,providing there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. The applicant shall provide an additional pedestrian connection on the east side of River Terrace Boulevard, connecting to Shellharbour Terrace, between Bull Mountain Road and Townsville Street in order to meet the 330 foot spacing standard. River Terrace Boulevard is identified as a collector street that will extend north-south through most of the River Terrace urban growth area. The applicant has shown River Terrace Boulevard on their plans to extend from their north property line to the intersection of Bull Mountain Road, including the construction of the roundabout. This will provide for future through circulation. There are no opportunities for street connections to the east due to existing development patterns. This criterion for connection and through circulation is met. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans indicate Bull Mountain Road, a collector, is just under 12% grade. The grade on Roy Rogers, an arterial,is much less than 10%. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 51 OF 60 The applicant states that the grades of the local streets proposed within the site do not exceed 10%,thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: A parallel access street along the arterial or major collector; Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or Other treatment suitable to meet the objectives of this subsection; If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The site is adjacent to Roy Rogers Road, an arterial, Bull Mountain Road, a collector, and is traversed by River Terrace Boulevard, a collector. The applicant has provided a circulation plan that shows all lot access will be from the residential local streets. This criterion is met. Alleys, public or private: Section 18.810.030.R states that alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. The development plans show alleys in tracts for private access. The alleys are greater than 20 feet wide. The alleys shall be managed and maintained by a homeowners association (HOA) into perpetuity. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The development plans show private streets in tracts. The proposed private streets serve more than six dwelling units,which is allowed within planned developments. The private streets shall be managed and maintained by a homeowners association (HOA) into perpetuity. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s) and alleys. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant shall provide a pavement section for the private streets equal to a public local street. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 52 OF 60 convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. The proposed development is located within the River Terrace plan District area, and is thus subject to the minimum block perimeter standard of 1,600 feet identified in section 18.660.080. As discussed in section 18.660.080 of this report, the length, width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings and convenient access, circulation, and control and safety of street traffic. Existing site natural topography, existing natural resources, and the existence of an arterial and collector streets within the site were factors in the design of the proposed block layout. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant's narrative does not address the 330-foot maximum spacing standard for bicycle and pedestrian connections when full street connection is not possible. The distance between pedestrian connections along SW Shellharbour Terrace is approximately 450 feet. This standard is not met. A condition of approval shall require the applicant to submit a revised site plan showing an additional pedestrian connection in the vicinity of SW Botany Bay Lane connecting SW Shellharbour Terrace with SW River Terrace Blvd. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. This application proposes single-family residential detached homes and attached residential units. No lots are proposed that contain any portion of an existing or proposed public ROW. As shown on the Preliminary Plat (see Exhibit C-6), the depth of all of the proposed lots does not exceed 2-1/2 times the average lot width. The subject site is zoned R-4.5. R-7, and R-12 and does not include any commercial or industrial uses. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. As shown on the attached Preliminary Plat (Sheet 6), each of the proposed lots containing a detached home fronts onto a public or private street for a width of greater than 25 feet. Each of the proposed lots containing an attached unit fronts onto a public or private street for a width of greater than 15 feet. This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be installing full sidewalk improvements with this development along both sides of the internal streets, except Campbelltown Terrace,which will not have a planter strip as it is adjacent to the park and will have meandering trails. Sidewalks will also be provided along the site frontage of Bull Mountain and Roy Rogers Roads. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 53 OF 60 Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate sanitary sewer mains will be constructed to accommodate their development and additional development to the south. The River Terrace Community Plan identifies two sanitary sewer basins, North Basin and South Basin. The proposed Polygon at Roshak development is located at the south end of the North Basin. The applicant's plans indicate they are extending the proposed sewer lines in the Roshak development to the Polygon at South River Terrace development. The Polygon at South River Terrace development is located in the South Basin. The proposed sewer extension would redirect flow from one basin to the other. The applicant has proposed this redirection of flow due to the anticipated construction schedules of the north and south pump stations. The construction of the north pump station is offsite and will be located on property owned by another development group. The applicant has been working with CWS and the other party to provide for the extension of the sewer main from the pump station east and south, approximately 2900 lineal feet to the northwest property corner of the Roshak development. These offsite sanitary sewer improvements must be complete prior to issuance of building permits. The applicant will be required to provide written approval from Clean Water Services to redirect flow from the south basin (Polygon South) to the north basin before the City of Tigard and Washington County will review and approve the public sanitary sewer lines in Bull Mountain Road, Roy Rogers Road, and within the Roshak development. The pump station must be fully operational and the sewer main connected to the Roshak development prior to issuance of building permits. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The River Terrace Community addresses stormwater management and the need to protect the quality of the community's water supply, the built environment from flood damage during large storm events, and the health and function of stream corridors for habitat and recreation. A River Terrace Stormwater Master Plan was then developed to address the following goals: Restore/enhance vegetated corridors Protect water quality Preserve existing hydrology Promote safe and long-lasting stormwater facilities Balance the use of regional and on-site stormwater management Preserve existing mature vegetation Maximize use of multi-benefit facilities to create community amenities Promote partnership with other public service providers Stormwater management infrastructure is needed to protect the water quality of downstream natural resource areas, the downstream receiving waters from increased rates of erosion caused by additional water quantity, and the built environment from flood damage during large storm events. River Terrace Stormwater Master Plan has identified Strategy Areas A,B and C,with varying water quality and water quantity treatment tools. The proposed Polygon at Roshak development is primarily in Strategy Area A and flows to Tributary 3, as identified in the River Terrace Stormwater Master Plan. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 54 OF 60 inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There is an existing drainage course that enters the site at the east property line and flows west towards Tributary 3 on the west side of Roy Rogers Road. The upstream drainage basin is approximately 55 acres of single family residential development. The applicant has proposed to realign the drainage course to more closely follow the north property line. The developer has an application in review with the U.S. Army Corps of Engineers/Division of State Lands and is requesting a sensitive lands permit from the City. A Service Provider Letter has been issued for the site by CWS. The applicant shall have all approvals from the Corps/DSL, CWS and the City of Tigard prior to relocating or modifying the drainage course. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The River Terrace Stormwater Master Plan identifies the area of the proposed development as a portion of Strategy Area A. The recommended strategy for Area A is a combined regional water quality treatment and water quantity detention facility. Stormwater water quantity management strategy is required everywhere in River Terrace to mitigate for potential flooding and erosion impacts that would otherwise result from increases in stormwater runoff volume,rate and duration due to development in River Terrace. The applicant has a preliminary Water Quality & Detention Analysis, dated December 23, 2014. The proposed project is approximately 38 acres and will be developed to provide 166 single-family homes and 78 single-family attached row houses. The applicant used the Hydroflow Hydrographs Modeling System 2004 software program by Intelisolve to determine the required detention volume for the pond and design the flow control structure. The City of Tigard has been working with Clean Water Services, OTAK and Clear Creek Solutions to develop a water quantity management tool, identified as TRUST. The design tool is a continuous flow-duration simulation model. The detention volumes were initially expected to be 25% larger than traditional design methods. Current modeling indicates that detention volumes will likely be another 1.5 — 2.0 times as large. This design tool is nearly complete and the city expects to release the tool and manual in May 2015. The applicant will be required to resubmit calculations for the detention facility using the TRUST model to ensure the detention calculations are correct and the amount of area set aside for the pond within the development is adequate. The calculations and any subsequent revisions to site layout shall be submitted with the applicant's City of Tigard PFI Permit application. Regional stormwater facilities for water quantity in River Terrace are required to be vegetated facilities and be integrated with the site as a community amenity. The regional detention facilities shall be combined with the regional water quality facilities whenever possible. The regional facilities should be multi-functional, providing passive recreation, mimic a natural system, or provide active recreation. The City of Tigard and OTAK are currently developing design guidelines for the regional stormwater facilities. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard Design Guidelines prior to issuance of site permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 55 OF 60 The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. The applicant states that all utility lines, as stated in the above standard, shall be placed underground in the proposed development. This criterion is met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Kittelson&Associates prepared a Traffic Impact Study, dated March 9, 2015. The report was prepared for the four Polygon developments being proposed in River Terrace with recommendations for each. Based on the analysis done by Kittelson the following is recommended: • Roy Rogers Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. • Bull Mountain Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. The improvements shall also include an east-bound left-turn lane at the proposed Darwin Avenue intersection to provide safe access into the development. • The River Terrace Boulevard intersection with Bull Mountain Road will be constructed as a roundabout, as recommended in the River Terrace Community Plan Transportation System Plan Addendum. • A traffic signal should be installed at the intersection of Roy Rogers Road and Bull Mountain Road. • The signal timing at Roy Rogers Road and Scholls Ferry Road should be reviewed and optimized. • Intersection sight distance should be provided at all local street intersections created as part of the development. Kittelson's analysis concludes that the proposed neighborhood development can occur while maintaining acceptable traffic operations and safety at the study intersections. The applicant shall incorporate all of Kittelson's recommendations into their construction documents for review and approval. Washington County Department of Land Use and Transportation (LUT) staff provided comments and conditions in a memo dated April 13, 2015. The memo covers the roadway sections and ROW dedication for Roy Rogers Road and Bull Mountain Road, the sight distance requirements, street lighting, recommendations in the Kittelson Traffic Impact Study, dated March 9, 2015, and Facility Permit requirements. The applicant shall comply with the recommended conditions by Washington County LUT, dated April 13, 2015. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 56 OF 60 Public Water System: The City's Water System Hydraulic Study has indicated that this site falls across both the 550-foot pressure zone and the 410-foot pressure zone. The break point between the two zones is approximately elevation 290 feet. The applicant indicates that they will provide service to this development from the City of Tigard water line in Bull Mountain Road (713 zone),requiring a pressure reducing valve, and from a water line extension in Roy Rogers from the 18 inch line at Scholls Ferry Road (410 zone). This development will also have to provide a water line extension to the north through the proposed River Terrace Boulevard. The developer's plan shows construction of a 12 inch water line in Roy Rogers Road, but the City's Water System Hydraulic Study indicates the line shall be an 18 inch line. The applicant shall construct an 18 inch line along their frontage, for which they will receive SDC credits for the difference between the 12 inch and 18 inch pipes, installed. They shall also extend an 18 inch line from the north end of their frontage to the existing water line in Scholls Ferry Road at Roy Rogers Road. They will receive SDC credits for the full amount of this section of pipe installation. The developer's plan shows construction of a 12 inch water line in Bull Mountain Road, but the City's Water System Hydraulic Study indicates the line shall be 16 inch. The applicant shall construct a 16 inch line along their frontage, for which they will receive SDC credits for the difference between the 12 inch and 16 inch pipes,installed. There is an approximately 226 if section of 8 inch pipe in Bull Mountain Road,just east of the development. The developer shall replace the 8 inch pipe with 16 inch pipe, for which they will receive SDC credits for the full amount of this pipe removal and replacement. The developer's plan shows construction of a 12 inch water line in River Terrace Boulevard, but the City of Tigard Water System Hydraulic Study indicates the line shall be 16 inch. The applicant shall construct a 16 inch line along the length of River Terrace Boulevard within their development, for which they will receive SDC credits for the difference between the 12 inch and 16 inch pipes,installed. The developer's plans show a series of public lines to serve the site, located in proposed public streets. The site will be served from two pressure zones, the 713-zone, reduced to the 550-zone through a pressure reducing valve, and the 410-zone. The applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The development is located in River Terrace Strategy A, which recommends a combined water quality and water quantity facility. The applicant has submitted a stormwater report and has shown a combined facility on the plans. The applicant shall resubmit stormwater calculations for the combined facility using the TRUST model with their City of Tigard PFI application. Regional stormwater facilities for water quality in River Terrace are required to be vegetated facilities and be integrated with the site as a community amenity. The regional detention facilities shall be combined with the regional water quality facilities whenever possible. The regional facilities should be multi-functional, providing passive recreation, mimic a natural system, or provide active recreation. The City of Tigard & OTAK are currently developing design guidelines for the regional stormwater facilities. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 57 OF 60 The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard's Design Guidelines prior to issuance of site permits. This submittal shall include a maintenance plan,in accordance with the CWS design and construction standards, for the facility and must be reviewed and approved by the city prior to issuance of site permits. Clean Water Services (CWS) has provided comments in a letter to the City of Tigard, dated April 8, 2015. Prior to any work on the site and plat recording a Clean Water Services Storm Water Connection Permit Authorization must be obtained as detailed in the letter. The applicant shall obtain a (CWS) Stormwater Connection Permit Authorization prior to issuance of the City of Tigard PFI permit. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots,appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. A Report of Geotechnical Engineering Services for Roshak Ridge was prepared by GeoDesign, dated January 28, 2013. Recommendations for site preparation, construction and inspection have been provided in the report. The recommendations in the January 28, 2013 report prepared by GeoDesign shall be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The site is over 5 acres in size, therefore an NPDES 1200-C permit is required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $12,200.00 (244 lots and/or tracts X$50/address = $12,200.00). The developer will also be required to provide signage at the entrance of each shared flag lot driveway or unnamed private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 58 OF 60 Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). B. IMPACT STUDY SECTION 18.390.040.B.2.e requires that the applicant include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. The proposed subdivision is for 244 lots, and includes traffic impacts to the city and county transportation system that will be offset with dedication of right of way, frontage improvements and payment of the Transportation Development Tax. As stated in the applicant's narrative, the applicant specifically concurs with dedication of right-of-way along SW Bull Mountain Road and Roy Rogers Road. ROUGH PROPORTIONALITY ANALYSIS The Washington County Transportation Development Tax (TDT) is a mitigation measure required for new development and will be paid at the time of building permits. Based on Washington County implementation figures for 2014/2015, TDTs are expected to recapture approximately 28.0 percent of the traffic impact of new development on the Collector and Arterial Street system. In addition to the County TDT, the City of Tigard Transportation System Development Tax (TSDT) and the River Terrace Transportation System Development Tax (RTTSDT) will be applicable. Based on the proposed 244 single-family residential units and upon completion of this development, the future builders of the residences will be required to pay combined TDTs of approximately $3,029,289. Based on the estimate that total TDT fees cover 28.0 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $10,818,889 ($3,029,289 0.28). The difference between the TDT paid and the full impact,is considered as unmitigated impact. Estimated Mitigation Value Assessment: Full Impact ($3,029,289 0.28) $10,818,889 Less TDT Assessment - 3,029,289 Less estimated value of dedication and improvements of adjacent arterial and collector -5,335,000 Estimate of unmitigated impacts $2,454,600 FINDING: The applicant specifically concurs with the dedication of right-of-way and proposes improvement of SW Roy Rogers, an arterial, and SW Bull Mountain Road,a collector street, as shown in the Circulation and Site Plans (Sheets 9 and 11) and stated in the narrative.Based on the analysis above,the net value of off-site dedications, assessments, and improvements is roughly proportional to the value of the full PDR2015-00002/SUB2015-00004-POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT PAGE 59 OF 60 impact. SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and had no objections to it. The City Public Works Department reviewed the proposal and identified that no water improvements were shown on the plans. Parks commented that the proposed 2-acre park be considered open space because the density of the planting would preclude active recreational use of the open space as parkland. Conditions of approval will ensure plans show required water system components and that areas proposed for parks meet City of Tigard park criteria. The City Development Review Engineer (Contact Kum McMillan, 503-718-2642) has reviewed the proposal and provided comment in a Memorandum dated April 15, 2015 and Lori Faha, City Engineer, summited River Terrace Stormwater Management Standards Official Interim Guidance dated April 13, 2015. Both of these documents can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Washington County (Naomi Vogel, 503-846-7623) has reviewed the proposal and submitted a comment letter by dated April 13, 2015 including required conditions of approval. These findings and conditions have been included in this staff report and are attached. Clean Water Services has reviewed the proposal and issued a Service Provider Letter (CWS File No. 14-003029) dated November 6, 2014 which describes on and off-site sensitive areas, encroachment into the vegetated corridor and mitigation requirements. A condition of approval will ensure CWS conditions of the SPL are met. CWS also submitted a stormwater connection permit review letter dated April 8, 2015 with conditions of approval. The letter notes that the site must complete the annexation process for inclusion into the CWS jurisdictional boundary in order for public sanitary or storm sewer services to be provided. A condition approval of this staff report will ensure annexation occurs. Tualatin Valley Fire and Rescue (John Wolfe, 503-259-1504) has reviewed the proposal and submitted a comment letter dated April 9, 2015 with conditions of approval. A condition of approval of this staff report will implement the conditions of TVR&Rs letter. Attachments: Exhibit 1 Vicinity Map Exhibit 2 Site Plan Exhibit 3 Kim McMillan,Memorandum dated April 15, 2015 Exhibit 4 Lori Faha, River Terrace Stormwa : Management Standards Official Interim Guidance dated April 13, 2015 Exhibit 5 Deferral Agreemen • April 15, 2015 PREPARED BY: .ry Pag- stecher DATE Associate Planier. 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'0 00206 2727E 27 2772 7222 it pp ry I _ 1 0 'c=zErc0"arcinii¢$iarciErc"oiae¢arco'irciarczoEaaaz"Orcarca3rc erc"o_z-i'c°8I '08 213°0N A00 MS .aw.n.��nxwo�.sus i��sssw�Parenilni¢t[v..ae-n�,„pa ro�usw.ew mo�osxvaP.r Exhibit 3 MEMORANDUM CITY OF TIGARD, OREGON DATE: 4/15/2015 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Assistant City Engineer RE: PDR 2015-00002 Polygon at Roshak Ridge RIVER TERRACE PLAN DISTRICT Applicability (18.660.020) This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.660.A, which is located at the end of this chapter. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict. (Ord. 15-03 §§1, 2) The Applicant has acknowledged this is area is within the River Terrace Plan District. Intent (Section 18.660.030.A) 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. Approval Standards (Section 18.660.030.6) Land use applications for subdivisions, partitions, planned developments, site development reviews, 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: ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 1 of 41 1. Transportation. A citywide transportation system development charge (SDC), a River Terrace transportation SDC, and a River Terrace transportation utility fee surcharge. 2. Sewer. A citywide utility fee surcharge. 3. Stormwater. A River Terrace stormwater utility fee surcharge. The applicant is requesting deferral of the requirement to demonstrate compliance with the transportation, sewer and stormwater approval standards of this section. Deferral of Compliance (Section 18.660.030.C) 1. The applicant may request to defer demonstrating compliance with one or more of the standards in subsections B and E of this section as provided for below: a. Preliminary Plat. Deferral of compliance to final plat approval. b. Planned Development Concept Plan (Without a Land Division Proposal). Deferral of compliance to detailed development plan approval. c. All Other Development Applications. A condition of development approval requiring demonstration of compliance no later than 180 days after approval or prior to submission of applications for building or public facility improvement permits, whichever occurs first. 2. Deferral of compliance as provided for in paragraph 1 of this subsection C shall be granted only if: a. The applicant demonstrates that the approval standard will likely be met prior to filing an application for final plat or detailed development plan approval, or prior to expiration of the condition of approval described in subparagraph 1.c of this subsection C. A determination by the approval authority that it is likely that the standard will be met shall be for the purposes of deferral only and in no way constitutes an assurance, guarantee, or other representation that may in any way be relied upon by the applicant; and b. The applicant executes a written agreement prepared by the city acknowledging that the applicant has determined that deferral is to its benefit and that any and all actions taken pursuant to or in furtherance of the approval are at the applicant's sole and exclusive risk. The acknowledgement shall waive, hold harmless and release the city, its officers, employees and agents for any and all claims for damages, including attorney fees, in any way arising from a denial for failure to demonstrate compliance with the standards in subsection B of this section, without regard to fault. Nothing in this section shall preclude the applicant from seeking review of any land use decision in accordance with ORS ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 2 of 41 Chapters 197, 215, 227, or equitable relief in a court of competent jurisdiction. The Applicant is requesting deferral of the requirement to demonstrate compliance with the storm water approval standards of this section. Exception (Section 18.660.030.D). 1. An exception to one or more of the standards in subsection B of this section may be obtained through a Type II procedure as governed by Section 18.390.040. 2. An exception shall be granted only if the applicant: a. Demonstrates that the exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation System Plan Addendum, and River Terrace Funding Strategy; and b. Has proposed alternative(s) that ensures that the applicant will provide its proportional share of the funding and construction of the facilities in a timely manner as identified in the River Terrace Funding Strategy and related infrastructure master plans. This may include, but is not limited to, a development agreement or reimbursement district; and c. Agrees to disclose in writing to each purchaser of property for which a building permit has been obtained that the property may be subject to future utility fees or SDCs as described in the River Terrace Funding Strategy; and d. Executes an agreement prepared by the city agreeing that, if the new transportation SDCs described in paragraph B.1 of this section are not in effect at the time of building permit issuance, the applicant shall pay an amount equal to the SDC amount assumed in the River Terrace Funding Strategy. No credits shall be issued against this payment, but the city shall issue a refund if: i. The applicant made improvements to a facility that is eligible for credit under an adopted SDC credit, up to the amount of the credit, or ii. An SDC is adopted and paid by the applicant or its successor, up to the amount of such payment, or iii. The city has not adopted the SDCs within two years of the effective date of this ordinance. 3. An exception shall be granted only if the city finds that: a. There are adequate funding components in place for the infrastructure that is needed to serve the proposed development; and b. The exception will not materially impact implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 3 of 41 Terrace Water System Master Plan Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation System Plan Addendum, and River Terrace Funding Strategy; and c. The proposed alternative(s) ensures that the applicant will provide its proportional share of the funding and construction of the facilities in a timely manner as identified in the River Terrace Funding Strategy and related infrastructure master plans. The Applicant is not requesting an exception to the standards in Sub section B, therefore this section does not apply. Additional Standards. (Section 18.660.030.E). Section 18.660.030.E states that: 1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including but not limited to pump stations and trunk lines, shall be located and designed to serve the proposed development and not unduly or unnecessarily restrict the ability of any other property to develop in accordance with the applicable River Terrace Infrastructure Master Plan. Infrastructure improvements shall be evaluated for conformance with this standard during the land use review process. The city shall take into account the topography, size, and shape of the development site; the impact of the improvement on the development site; and, the reasonableness of available options during its review. The applicant shall not be required to reduce otherwise permitted density or obtain a variance to demonstrate compliance, but this standard may be considered in reviewing a variance application. The applicant's plans do not restrict the ability of any other property to develop in accordance with the applicable River Terrace Infrastructure Master Plan (RTIMP). 2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are located, wherever possible, within existing or future rights-of-way. Easements and rights-of way shall extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way shall be evaluated for conformance with this standard during the land use review process. Dedications of easements and rights-of-way shall be required as a condition of land use approval, except where the approval is for a future phase of a planned development or land division approval. The applicant's plans indicate the infrastructure improvements will be located in rights-of-way or easements, as defined above. This standard is met. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 4 of 41 3. Development in water pressure zone 550 shall either provide or demonstrate that there is sufficient water capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another water pressure zone that has sufficient capacity, to the satisfaction of the city engineer and Tualatin Valley Fire and Rescue during the land use review process. The applicant has agreed to extend the 18 inch water main along their frontage up to the water line in Scholls Ferry Road. Their plans also show a 12" water line in both River Terrace Boulevard and Bull Mountain Road. These shall be upsized to 16-inch water lines, meeting the City of Tigard's Water System Hydraulic Study recommendation. 4. Development in the north and south sewer sub-basins shall demonstrate, where applicable, that there is sufficient pump station capacity and associated force mains to serve the proposed development, or that it can be served by other system improvements, to the satisfaction of the city engineer and Clean Water Services during the land use review process. The Applicant's plans indicate the construction of a sewer main along their frontage to serve their site and provide service to the Polygon South development. The line is shown to extend north to an offsite pump station to be constructed by Clean Water Services (CWS). The Applicant shall demonstrate how they comply with sufficient pump station capacity requirements of CWS prior to issuance of the City of Tigard's PFI permit. The Applicant must connect to adequate and operational public sewer facilities prior to issuance of building permits. 5. If compliance with stormwater management standards is dependent upon an off-site conveyance system or an on- or off-site regional facility that has not yet been provided, the applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility shall include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on- or off-site regional system or facility may include a condition to form a reimbursement district. c. No stormwater management system or facility shall be approved if it would prevent or significantly impact the ability of other ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 5 of 41 properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards Applicant has proposed to construct a storm water quality and regional detention facility at the northwest corner of their site. This location is in compliance with the stormwater master plan. The storm water analysis provided does not comply with the Tualatin River Urban Stormwater Tool (TRUST) model for continuous flow simulation developed by CWS and the City of Tigard. The Applicant will be required to resubmit water quantity analysis using the TRUST model with their PFI application. Other Provision. (Section 18.660.030.F) Section 18.660.030.F states that 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. (Ord. 15-03 §§1, 2) The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. Condition is met. Street Design — River Terrace Boulevard (Section 18.660.080.A) Section 18.660.080.A. States the following street design standards apply to River Terrace Boulevard as shown in Figure 18.660.7 below. The general location of River Terrace Boulevard is shown on Map18.660.B, which is located at the end of this chapter. 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 and improvement widths may be reduced to lessen impacts on protected natural resource areas. Right- of-way and improvement widths may also be reduced where the city determines that on-street parking adjacent to the trail corridor is not ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 6 of 41 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 alignment, right-of- way width, and improvement widths 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 paragraph 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: six-foot minimum width. ii. With on-street parking, and adjacent to trail corridor: five and one-half-foot minimum width (includes one-half-foot curb). 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: eight and one-half foot minimum width (includes one- half-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: eight and one-half-foot minimum width (includes one-half-foot curb) between travel lane and trail. This width may also be used to meet the trail corridor landscaping requirement in subparagraph f.ii of this paragraph 1. c. Bike Facilities. Accommodated within trail corridor described in subparagraph f of this paragraph 1. d. On-Street Parking. Eight-foot minimum width where provided, interspersed with six-foot minimum width landscape strip extensions. e. Travel Lanes. i. Through lanes: one 11-foot travel lane in each direction. ii. Median: fourteen feet between travel lanes to be used for landscaping, pedestrian crossing refuge, or left-turn lane (includes two-foot clearance from travel lanes and one half- foot curb on both sides) iii. Left-turn lane: eleven-foot minimum width where left turns are allowed, as determined by the city engineer. f. Trail Corridor. Thirty-eight feet minimum width on one side of the street. i. Trail: twelve feet minimum width of paving. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 7 of 41 ii. Trail corridor landscaping: twenty-six 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. See paragraph 18.660.060.6.4. The Applicant's plans show a cross section, with a 110 foot ROW, that generally conforms to the River Terrace Design Standards. However, the City is developing River Terrace Boulevard guidelines that include more details and amenities for the boulevard that include curb extensions and storm planters. The Applicant shall submit revised plans for River Terrace Boulevard incorporating the design guidelines, curb extensions, and pedestrian crossings with their City of Tigard PFI application. Street Design — Commercial (Section 18.660.080.B) Section 18660.080.B states that the following street design standards apply to the commercial collector as shown in Figure 18.660.8 below. These standards apply to the collector street located in the community commercial zone as shown on the city's zoning map. The general location of the commercial collector is shown on Map 18.660.B, which is located at the end of this chapter. 1. Design Standards for Commercial Collector. Right-of-way width shall be 78 feet, plus additional right-of-way as needed for slopes, retaining walls, etc. Right-of-way and improvement widths may be reduced to lessen impacts on protected natural resource areas. Right-of-way and improvement widths 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 alignment, right-of-way width, and improvement widths 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 paragraph 18.370.020.C.9. a. Sidewalks. Eight-foot minimum width on both sides of the street. b. Landscape Strips/Furnishing Zones/Tree Wells. Five and one-half- foot minimum width on both sides of the street (includes one-half- foot curb). c. Bike Facilities. Six-foot minimum width bike lanes on both sides of the street. d. On-Street Parking. Eight-foot minimum width on both sides of the street. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 8 of 41 e. Travel Lanes. i. Through lanes: one 11-foot lane in each direction. ii. Left-turn lane: eleven-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). The proposed development is not within the Community Commercial Zone. Therefore, this section does not apply. Street Design — Arterial Streets (Section 18.660.080.C) Section18.660.080.0 states that the following street design standards apply to the arterial streets in the River Terrace Plan District as shown on Map 18.660.B, which is located at the end of this chapter. The proposed development abuts Roy Rogers Road, a Washington County arterial street. The cross section provided by Applicant does meet Washington County standards which is 98-feet, ultimate right of way, 49feet from centerline. However, the county and city have agreed to a section that incorporates the city's planter and sidewalk standard from the curb. The Applicant shall revise the SW Roy Rogers Road cross section to provide for a 6-inch curb, 5 foot planter, 8 foot sidewalk with half a foot behind the sidewalk.. The additional 2 feet needed for sidewalk area can be handled in a pedestrian easement over the required 10 foot landscape tract. The sidewalk can also meander within the 10 feet of the landscape tract, provided the easement covers the full 10 foot width. This revised section shall be submitted with the applicant's Washington County Facilities Permit and the City of Tigard's Public Facility Improvement (PFI) Permit application. Street Design — Public Skinny Streets and Private Streets (Section 18.660.080.D) Section 18.660.080.D states that development sites that have public street frontage on an arterial street upon which they cannot take vehicle access shall take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.810.6.B. Private street standards are established by the city engineer pursuant to subsection 18.810.030.T. 1. The skinny street option in Figure 18.810.6.6 may be used: a. Regardless of the expected number of vehicles per day; and ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 9 of 41 b. When the applicant can demonstrate that the development fronting the proposed skinny street meets the on-street parking standards in Section 18.660.100; and c. When the proposed skinny street is located in a planned development. 2. A private street option may be used: a. When the applicant can demonstrate that a public street option is not appropriate for the development being proposed and/or is not practicable due to topography or other natural constraints associated with the specific development site; and b. When the applicant can demonstrate that the proposed private street design provides safe and convenient vehicle and pedestrian connections to the public street network; and c. When the applicant can demonstrate that the development fronting the proposed private street meets the on-street parking standards in Section 18.660.100; and d. When the proposed private street is located in a planned development; and e. When the proposed private street will be managed by a homeowner association into perpetuity. For each private street there shall be a legal recorded document that includes the following at a minimum: 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. 3. Private streets that are proposed in locations other than those described in paragraph 2 of this subsection D shall meet all of the standards in subsection 18.810.030.T. 4. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9. The Applicant has proposed private streets for access to the attached single-family housing portion of the development The Applicant states that access taken from the private street provides safe and convenient vehicle and pedestrian access to the public street, will be managed by the HOA, with the appropriate legal documents for ownership and maintenance. The private streets will meet on street parking requirements. This criterion is met. Street Design — Private Alleys (Section 18.660.080.E) Section 18.660.080.E. States that development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 10 of 41 alley meets all of the standards below and in subsection 18.810.030.R. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from paragraph 18.370.020.C.9. 1. The proposed alley is located in a tract for private access purposes; and 2. The proposed alley is 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. (Ord. 15-03 §§1, 2) The Applicant has proposed to provide vehicular access to some lots through alleys located in tracts that are a minimum width of 20 feet. The Applicant states the private alley will be managed by the HOA, with the appropriate legal documents for ownership and maintenance. This criterion is met. Street Connectivity — Street Alignment and Connections (Section 18.660.090.A) Section 18.660.090.A states that 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. 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. Street Connectivity— Block Perimeter (Section 18.660.090.B) This section states that 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. (Ord. 15-03 §§1, 2) ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 11 of 41 The Applicant has proposed a street system minimizing the number of streets crossing River Terrace Blvd. trail. The perimeter blocks will not exceed 1600 feet except as precluded by topography. Two pedestrian/bike connections are provided to River Terrace Blvd. This criterion is met. Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has submitted a Sight Distance Certification, dated March 9, 2015. There are two access points for the subdivision onto Bull Mountain Road. A roundabout will be constructed 600 feet east of Roy Rogers Road. This intersection will be with River Terrace Boulevard, a proposed collector street. The second access will be a proposed local street, Darwin Avenue, and will be located 130 feet west of the development's east property line. The applicant states that the second access meets stopping sight distance requirements. However, comments received by Washington County engineering staff state that the design must meet intersection sight distance. The applicant shall provide intersection sight distance certification meeting Washington County standards. The applicant has submitted a Traffic Impact Study prepared by Kittelson & Associates, dated March 9, 2015. The analysis was done for the four proposed Polygon developments in River Terrace. The proposed Roshak development, located at the NE corner of the intersection of Roy Rogers Road and Bull Mountain Road will provide 78 attached and 166 single family homes. Based on the analysis done by Kittelson the following is recommended: • Roy Rogers Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. • Bull Mountain Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. The improvements shall also include an east-bound left-turn lane at the proposed Darwin Avenue intersection to provide safe access into the development. • The River Terrace Boulevard intersection with Bull Mountain Road will be constructed as a roundabout, as recommended in the River Terrace Community Plan Transportation System Plan Addendum. • A traffic signal should be installed at the intersection of Roy Rogers Road and Bull Mountain Road. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 12 of 41 • The signal timing at Roy Rogers Road and Scholls Ferry Road should be reviewed and optimized. • Intersection sight distance should be provided at all local street intersections created as part of the development. Kittelson's analysis concludes that the proposed neighborhood development can occur while maintaining acceptable traffic operations and safety at the study intersections. The applicant shall incorporate all of Kittelson's recommendations into their Washington County Facilities Permit application and City of Tigard PFI permit application for review and approval. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. There are no driveways placed directly on the arterial or collector streets. There are some driveways that will be within less than 150 feet from either SW Bull Mountain Road or River Terrace Boulevard, which are both collector streets. The individual lots have less than 150 feet of street frontage. The driveways shall be placed as far as possible from the intersections with Bull Mountain Road and the intersections with River Terrace Boulevard. Section 18.705.030.H.3 and 18.705.030.H.4 state that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The streets proposed along Bull Mountain Road and River Terrace Boulevard, collectors, meet the minimum spacing standard of 200 feet. The local streets in the development meet the minimum spacing standard of 125 feet. This criterion is met. Street And Utility Improvements Standards (Chapter 18.810): ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 13 of 41 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. The site is adjacent to Roy Rogers Road, a county road, which is classified as an arterial. The applicant's plans show a 98-foot right of way section, thereby meeting the county standard. However, the county and city have agreed to allow the development of the street cross section to meet the city's standards behind the curb. The city will require a 6-inch curb, 5 foot planter strip and 8 foot sidewalk and 6-inches to ROW line (14 feet overall). The River Terrace plan calls for a 10 foot landscape tract behind the sidewalk along Roy Rogers Road. The applicant shall revise the construction documents to provide for the 98 foot ROW section, the 5 foot planter and the 8 foot sidewalk. The sidewalk can meander into the 10 tract. The applicant will be required to record a pedestrian easement over the tract. The applicant will be required to obtain a Washington County Facilities Permit for work in the right-of-way. The City of Tigard and Washington County are working on a possible MSTIP project for the improvement of Roy Rogers Road to its ultimate 5-lane configuration. The applicant has shown the half-street improvements on their plans and will provide a revised x-section, as discussed above. The submittal of construction plans by the applicant would be premature, in light of the city/county discussions. The applicant has an obligation to mitigate the impacts of this development by completing half-street improvements, if not completed by others. The timing of a possible MSTIP project is uncertain at this time. Therefore, the applicant shall enter into a development agreement with the City of Tigard to defer these improvements with the understanding that they will be required to construct them if an MSTIP project is not approved and funded prior to issuance of building permits. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 14 of 41 The site is also adjacent to Bull Mountain Road, which is classified as a Washington County collector. The applicant's plans show a 70-foot right of way section, however the ultimate ROW section shall be 74 feet right of way thereby meeting the county standard roadway section and the city section for the planter and sidewalk area. The applicant shall revise the construction documents to provide for the 74 foot ROW section. The applicant will be required to obtain a Washington County Facilities Permit for work in the right-of-way. River Terrace Boulevard (RTB) is a north-south collector required in the River Terrace Transportation System Plan (TSP). The plans show two cross sections for RTB, the standard cross section and the narrower section where crossing sensitive areas. The typical section is shown to meet the design standard of 72 foot ROW and 38 foot multi-modal landscape corridor, for an overall 110 foot ROW. The narrow section provided a 44 foot ROW with 24 foot travel lanes and pedestrian walks on both sides. The applicant shall revise the plans to indicate where the narrow section of RTB will be constructed. This revision shall be shown on the applicant's submittal for the City of Tigard PFI Permit. Roshak Road is an unimproved ROW along the north property line of the proposed development. The ROW jurisdiction was transferred to the City of Tigard recently. The width of the ROW is approximately 50 feet. The applicant states they will be applying for right-of-way vacation under separate application. The City of Tigard would like to have a pedestrian path in this area, the full length of the applicant's north property line. In discussions with Clean Water Services (CWS), the City of Tigard has found a favorable response to a 3 foot soft path. The city can support a recommendation for ROW vacation if a pedestrian easement and 3 foot soft path is approved by CWS. The applicant shall revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies. The City of Tigard and Greenworks are developing River Terrace Boulevard Design Guidelines. These guidelines provide a cohesive and aesthetic landscape that contributes to Tigard's vision to create a vibrant, livable and walkable community. The guidelines also provide for curb extensions that impact the street design. The applicant shall revise the River Terrace Boulevard plans to reflect the design guidelines for landscaping, trails, sidewalks and curb extensions. The development plan shows a mix of local streets, skinny streets, private streets and alley ways for the development. The residential local street is proposed for Mackay Terrace and a portion of Townsville Street. The cross section shown meets the standard. The applicant requests use of the residential local skinny street option for Sunshine Coast Street, Darwin Avenue, a portion of Townsville Street, Campbelltown Terrace, Rockhampton Lane, Gold Coast Lane, Botany Bay Lane, ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 15 of 41 Adelaide Lane and Shellharbour Terrace. The applicant proposes the skinny street option that provides a 50 foot ROW and 28 foot paved section, in accordance with 18.810.4.B, for streets with less than 1000 vehicle trips per day (vpd). The section allows parking on both sides of the street. The applicant provided an analysis of the future street plan than anticipates less than 1000 vpd on the local skinny streets. The applicant has addressed the other skinny street option criteria of 18.810.4.B, thereby meeting these criteria. The proposed development includes private streets and alleys in order to provide access to homes that cannot be served by the proposed local residential streets or Roy Rogers, an existing arterial. These private streets and alleys will be maintained by the developer through the formation of an HOA or other approvable agreement. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de- sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul- de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a Future Street Plan showing the pattern of existing and planned future streets adjacent to and around the development. River Terrace Boulevard will extend north and south of the proposed development and is shown as such. The applicant has another land use application submitted that is for the property directly to the south that will connect and extend River Terrace Boulevard from the south side of the proposed roundabout. The north end of River Terrace Boulevard will be extended to Scholls Ferry Road by future development, in accordance with the River Terrace TSP. The applicant shall provide a future profile of River Terrace Boulevard for 300 feet beyond their north property line with the City of Tigard PFI permit application. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 16 of 41 prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The proposed street plans in the development meet the spacing standard of no more than 530 feet between connections, except along River Terrace Boulevard which is allowed an additional exception in 18.660.090.A.1 to the street spacing standard. The exception is encouraged to minimize the number of trail crossings, providing there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. The applicant shall provide an additional pedestrian connection on the east side of River Terrace Boulevard, connecting to Shellharbour Terrace, between Bull Mountain Road and Townsville Street in order to meet the 330 foot spacing standard. River Terrace Boulevard is identified as a collector street that will extend north- south through most of the River Terrace urban growth area. The applicant has shown River Terrace Boulevard on their plans to extend from their north property line to the intersection of Bull Mountain Road, including the construction of the roundabout. This will provide for future through circulation. There are no opportunities for street connections to the east due to existing development patterns. This criterion for connection and through circulation is met. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 17 of 41 The applicant's plans indicate Bull Mountain Road, a collector, is just under 12% grade. The grade on Roy Rogers, an arterial, is much less than 10%. The applicant states that the grades of the local streets proposed within the site do not exceed 10%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The site is adjacent to Roy Rogers Road, an arterial, Bull Mountain Road, a collector, and is traversed by River Terrace Boulevard, a collector. The applicant has provided a circulation plan that shows all lot access will be from the residential local streets. This criterion is met. Alleys, public or private: Section 18.810.030.R states that alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off- street parking and loading facilities are made. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. The development plans show alleys in tracts for private access. The alleys are 20 feet wide. The alleys shall be managed and maintained by a homeowners association (HOA) into perpetuity. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 18 of 41 such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The development plans show private streets in tracts. The proposed private streets serve more than six dwelling units, which is allowed within planned developments. The private streets shall be managed and maintained by a homeowners association (HOA) into perpetuity. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s) and alleys. These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant shall provide a pavement section for the private streets and alleys equal to a public local street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.6.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Section 18.810.040.6.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 19 of 41 topographical constraints, existing development patterns, or strict adherence to other standards in the code. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be installing full sidewalk improvements with this development along both sides of the internal streets, except Campbelltown Terrace, which will not have a planter strip as it is adjacent to the park and will have meandering trails. Sidewalks will also be provided along the site frontage of Bull Mountain and Roy Rogers Roads. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 20 of 41 revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plan indicate sanitary sewer mains will be constructed to accommodate their development and additional development to the south. The River Terrace Community Plan identifies two sanitary sewer basins, North Basin and South Basin. The proposed Polygon at Roshak development is located at the south end of the North Basin. The applicant's plans indicate they are extending the proposed sewer lines in the Roshak development to the Polygon at South River Terrace development. The Polygon at South River Terrace development is located in the South Basin. The proposed sewer extension would redirect flow from one basin to the other. The applicant has proposed this redirection of flow due to the anticipated construction schedules of the north and south pump stations. The construction of the north pump station is offsite and will be located on property owned by another development group. The applicant has been working with CWS and the other party to provide for the extension of the sewer main from the pump station east and south, approximately 2900 lineal feet to the northwest property corner of the Roshak development. These offsite sanitary sewer improvements must be complete prior to issuance of building permits. The applicant will be required to provide written approval from Clean Water Services to redirect flow from the south basin (Polygon South) to the north basin before the City of Tigard and Washington County will review and approve the public sanitary sewer lines in Bull Mountain Road, Roy Rogers Road, and within the Roshak development. The pump station must be fully operational and the sewer main connected to the Roshak development prior to issuance of building permits. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The River Terrace Community addresses stormwater management and the need to protect the quality of the community's water supply, the built environment from flood damage during large storm events, and the health and function of stream ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 21 of 41 corridors for habitat and recreation. A River Terrace Stormwater Master Plan was then developed to address the following goals: • Restore/enhance vegetated corridors • Protect water quality • Preserve existing hydrology • Promote safe and long-lasting stormwater facilities • Balance the use of regional and on-site stormwater management • Preserve existing mature vegetation • Maximize use of multi-benefit facilities to create community amenities • Promote partnership with other public service providers Stormwater management infrastructure is needed to protect the water quality of downstream natural resource areas, the downstream receiving waters from increased rates of erosion caused by additional water quantity, and the built environment from flood damage during large storm events. River Terrace Stormwater Master Plan has identified Strategy Areas A, B and C, with varying water quality and water quantity treatment tools. The proposed Polygon at Roshak development is primarily in Strategy Area A and flows to Tributary 3, as identified in the River Terrace Stormwater Master Plan. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There is an existing drainage course that enters the site at the east property line and flows west towards Tributary 3 on the west side of Roy Rogers Road. The upstream drainage basin is approximately 55 acres of single family residential development. The applicant has proposed to realign the drainage course to more closely follow the north property line. The developer has an application in review with the U.S. Army Corps of Engineers/Division of State Lands and is requesting a sensitive lands permit from the City. A Service Provider Letter has been issued for the site by CWS. The applicant shall have all approvals from the Corps/DSL, CWS and the City of Tigard prior to relocating or modifying the drainage course. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 22 of 41 Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The River Terrace Stormwater Master Plan identifies the area of the proposed development as a portion of Strategy Area A. The recommended strategy for Area A is a combined regional water quality treatment and water quantity detention facility. Stormwater water quantity management strategy is required everywhere in River Terrace to mitigate for potential flooding and erosion impacts that would otherwise result from increases in stormwater runoff volume, rate and duration due to development in River Terrace. The applicant has a preliminary Water Quality & Detention Analysis, dated December 23, 2014. The proposed project is approximately 38 acres and will be developed to provide 166 single-family homes and 78 single-family attached row houses. The applicant used the Hydroflow Hydrographs Modeling System 2004 software program by Intelisolve to determine the required detention volume for the pond and design the flow control structure. The City of Tigard has been working with Clean Water Services, OTAK and Clear Creek Solutions to develop a water quantity management tool, identified as TRUST. The design tool is a continuous flow-duration simulation model. The detention volumes were initially expected to be 25% larger than traditional design methods. Current modeling indicates that detention volumes will likely be another 1.5 — 2.0 times as large. This design tool is nearly complete and the city expects to release the tool and manual in May 2015. The applicant will be required to resubmit calculations for the detention facility using the TRUST model to ensure the detention calculations are correct and the amount of area set aside for the pond within the development is adequate. The calculations and any subsequent revisions to site layout shall be submitted with the applicant's City of Tigard PFI Permit application. Regional stormwater facilities for water quantity in River Terrace are required to be vegetated facilities and be integrated with the site as a community amenity. The regional detention facilities shall be combined with the regional water quality facilities whenever possible. The regional facilities should be multi-functional, providing passive recreation, mimic a natural system, or provide active recreation. The City of Tigard and OTAK are currently developing design guidelines for the regional stormwater facilities. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 23 of 41 The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard Design Guidelines prior to issuance of site permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. The applicant states that all utility lines, as stated in the above standard, shall be placed underground in the proposed development. This criterion is met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 24 of 41 • Kittelson & Associates prepared a Traffic Impact Study, dated March 9, 2015. The report was prepared for the four Polygon developments being proposed in River Terrace with recommendations for each. Based on the analysis done by Kittelson the following is recommended: • Roy Rogers Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. • Bull Mountain Road should be widened, meeting half-street improvements, in accordance with Washington County and City standards. The improvements shall also include an east-bound left-turn lane at the proposed Darwin Avenue intersection to provide safe access into the development. • The River Terrace Boulevard intersection with Bull Mountain Road will be constructed as a roundabout, as recommended in the River Terrace Community Plan Transportation System Plan Addendum. • A traffic signal should be installed at the intersection of Roy Rogers Road and Bull Mountain Road. • The signal timing at Roy Rogers Road and Scholls Ferry Road should be reviewed and optimized. • Intersection sight distance should be provided at all local street intersections created as part of the development. Kittelson's analysis concludes that the proposed neighborhood development can occur while maintaining acceptable traffic operations and safety at the study intersections. The applicant shall incorporate all of Kittelson's recommendations into their construction documents for review and approval. Washington County Department of Land Use and Transportation (LUT) staff provided comments and conditions in a memo dated April 13, 2015. The memo covers the roadway sections and ROW dedication for Roy Rogers Road and Bull Mountain Road, the sight distance requirements, street lighting, recommendations in the Kittelson Traffic Impact Study, dated March 9, 2015, and Facility Permit requirements. The applicant shall comply with the recommended conditions by Washington County LUT, dated April 13, 2015. Public Water System: The City's Water System Hydraulic Study has indicated that this site falls across both the 550-foot pressure zone and the 410-foot pressure zone. The break point between the two zones is approximately elevation 290 feet. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 25 of 41 The applicant indicates that they will provide service to this development from the City of Tigard water line in Bull Mountain Road (713 zone), requiring a pressure reducing valve, and from a water line extension in Roy Rogers from the 18 inch line at Scholls Ferry Road (410 zone). This development will also have to provide a water line extension to the north through the proposed River Terrace Boulevard. The developer's plan shows construction of a 12 inch water line in Roy Rogers Road, but the City's Water System Hydraulic Study indicates the line shall be an 18 inch line. The applicant shall construct an 18 inch line along their frontage, for which they will receive SDC credits for the difference between the 12 inch and 18 inch pipes, installed. They shall also extend an 18 inch line from the north end of their frontage to the existing water line in Scholls Ferry Road at Roy Rogers Road. They will receive SDC credits for the full amount of this section of pipe installation. The developer's plan shows construction of a 12 inch water line in Bull Mountain Road, but the City's Water System Hydraulic Study indicates the line shall be 16 inch. The applicant shall construct a 16 inch line along their frontage, for which they will receive SDC credits for the difference between the 12 inch and 16 inch pipes, installed. There is an approximately 226 If section of 8 inch pipe in Bull Mountain Road, just east of the development. The developer shall replace the 8 inch pipe with 16 inch pipe, for which they will receive SDC credits for the full amount of this pipe removal and replacement. The developer's plan shows construction of a 12 inch water line in River Terrace Boulevard, but the City of Tigard Water System Hydraulic Study indicates the line shall be 16 inch. The applicant shall construct a 16 inch line along the length of River Terrace Boulevard within their development, for which they will receive SDC credits for the difference between the 12 inch and 16 inch pipes, installed. The developer's plans show a series of public lines to serve the site, located in proposed public streets. The site will be served from two pressure zones, the 713-zone, reduced to the 550-zone through a pressure reducing valve, and the 410-zone. The applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 26 of 41 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The development is located in River Terrace Strategy A, which recommends a combined water quality and water quantity facility. The applicant has submitted a stormwater report and has shown a combined facility on the plans. The applicant shall resubmit stormwater calculations for the combined facility using the TRUST model with their City of Tigard PFI application. Regional stormwater facilities for water quality in River Terrace are required to be vegetated facilities and be integrated with the site as a community amenity. The regional detention facilities shall be combined with the regional water quality facilities whenever possible. The regional facilities should be multi-functional, providing passive recreation, mimic a natural system, or provide active recreation. The City of Tigard & OTAK are currently developing design guidelines for the regional stormwater facilities. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard's Design Guidelines prior to issuance of site permits. This submittal shall include a maintenance plan, in accordance with the CWS design and construction standards, for the facility and must be reviewed and approved by the city prior to issuance of site permits. Clean Water Services (CWS) has provided comments in a letter to the City of Tigard, dated April 8, 2015. Prior to any work on the site and plat recording a Clean Water Services Storm Water Connection Permit Authorization must be obtained as detailed in the letter. The applicant shall obtain a (CWS) Stormwater Connection Permit Authorization prior to issuance of the City of Tigard PFI permit. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 27 of 41 erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. A Report of Geotechnical Engineering Services for Roshak Ridge was prepared by GeoDesign, dated January 28, 2013. Recommendations for site preparation, construction and inspection have been provided in the report. The recommendations in the January 28, 2013 report prepared by GeoDesign shall be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The site is over 5 acres in size, therefore an NPDES 1200-C permit is required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $12,200.00 (244 lots and/or tracts X $50/address = $12,200.00). ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 28 of 41 The developer will also be required to provide signage at the entrance of each shared flag lot driveway or unnamed private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). Prior to commencing onsite improvements, a Washington County Facilities Permit is required for this project to cover all infrastructure work and any other work in the public rights-of-way of Roy Rogers Road and Bull Mountain ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 29 of 41 Road. The applicant shall comply with the recommended conditions by Washington County LUT, dated April 13, 2015. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant's City of Tigard Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. The applicant shall incorporate off the recommendations outlined in the Kittelson Traffic Impact Study, dated March 9, 2015, including, but not limited to installing a signal at Bull Mountain Road/Roy Rogers, monitor traffic signal timing at Scholls Ferry Road/Roy Rogers Road, construct a roundabout at River Terrace Boulevard/Bull Mountain Road, construct half- street improvements along the frontage of Bull Mountain Road, including an eastbound left-turn lane at proposed Darwin Avenue intersection, and maintain adequate intersection sight distance. The applicant's Washington County Facilities Permit construction drawings shall show the construction of a signal at the intersection of Bull Mountain and Roy Rogers Roads. The applicant's Washington County Facilities Permit construction drawings shall indicate that full half-street improvements, meeting county and city ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 30 of 41 standards, shall be constructed along the Roy Rogers Road frontage, with a ROW dedication providing 49 feet from centerline, 5 foot planter strip, 8 foot sidewalk, which can meander in a pedestrian easement over the required 10 foot landscape tract. The drawings will provide for ROW dedication, show improvements in plan view and will provide the approved x-section. Construction level drawings will be deferred to a development agreement that will allow for the development of a Washington County-City of Tigard MSTIP project. The applicant's Washington County Facilities Permit construction drawings shall indicate that full half-street improvements, meeting county and city standards shall be constructed along the Bull Mountain Road frontage, including a left turn for eastbound traffic on Bull Mountain Road at SW Darwin Avenue. Right-of-way dedication providing 37 feet from centerline is required. The applicant's Washington County Facilities Permit construction drawings shall indicate dedication of adequate corner radius at the intersection of Bull Mountain and Roy Rogers Road. The design section for River Terrace Boulevard shall be 7 inches of asphalt paving over 10 inches of aggregate base. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) alleys shall meet the City's public street standard for a local residential street. The applicant's plans shall be revised to show indicate where the narrow section of River Terrace Boulevard will be constructed. The applicant shall provide a future profile of River Terrace Boulevard for 300 feet beyond their north property line with the City of Tigard PFI permit application. The applicant shall submit revised plans for River Terrace Boulevard incorporating the River Terrace Boulevard Design Guidelines including, but not limited to, trails, curb extensions, landscaping and pedestrian crossings. The applicant shall revise their plans to indicate a 3 foot soft path along the entire length of their north property line and obtain approvals from CWS and any other approval agencies. The applicant shall provide an additional pedestrian connection on the east side of River Terrace Boulevard, connecting to Shellharbour Terrace, ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 31 of 41 between Bull Mountain Road and Townsville Street in order to meet the 330 foot spacing standard. Sanitary sewer and storm drainage details shall be provided to the City for review and approval as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. The applicant shall provide written approval from CWS to extend sanitary sewer mains to the adjacent undeveloped properties to the south which allows the rerouting of sewer from the south pump station zone to the north pump station zone. The applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. Prior to construction, the applicant's design engineer shall submit documentation, for review and approval by CWS and for review by the City (Kim McMillan) for, of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. The applicant can show they meet this condition by running the TRUST model for detention. The applicant shall be required to resubmit calculations for the combined water quality and detention facility using the TRUST model to meet the continuous flow duration requirements and ensure the amount of area set aside for the pond within the development is adequate. The calculations and any subsequent revisions to site layout shall be submitted with the applicant's City of Tigard PFI Permit application. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard Design Guidelines prior to issuance of site permits. This submittal shall include a maintenance plan, in accordance with the CWS Design and Construction Standards and the City of Tigard Design Guidelines, for the facility and must be reviewed and approved by the city prior to issuance of the site permit. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 32 of 41 Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and Washington County Facilities Plans and shall be reviewed and approved by the City and Washington County, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system cost will be assessed prior to approval of the City of Tigard's PFI permit. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant shall incorporate the recommendations from the submitted geotechnical report by GeoDesign, dated January 28, 2013, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix J of the Oregon Structural Specialty Code (OSSC). A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. The applicant shall obtain a 1200-C General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 33 of 41 Prior to construction, the applicant will have to provide sufficient information to show that public utility connections (water, sewer and storm sewer) can be made to adjacent properties. The applicant shall have all approvals from the Corps/DSL, CWS and the City of Tigard prior to relocating or modifying the drainage course. The applicant will be required to provide written approval from Clean Water Services to redirect flow from the south basin (Polygon South) to the north basin before the City of Tigard and Washington County will review and approve the public sanitary sewer lines in Bull Mountain Road, Roy Rogers Road, and within the Roshak development.. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 18-inch water distribution line from Scholls Ferry Road along the frontage of Roy Rogers Road to the south side of Bull Mountain Road. The applicant's engineer shall also provide an engineer's estimate for the 18-inch line. For the portion of line along the project frontage, the estimate must clearly show the difference in cost to upsize this line from 12-inch to 18-inch. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 16-inch water distribution line from Roy Rogers Road along the frontage of Bull Mountain Road to the east side of the frontage. The applicant's engineer shall also provide an engineer's estimate for the 16-inch line. For the portion of line along the project frontage, the estimate must clearly show the difference in cost to upsize this line from 12- inch to 16-inch. Prior to construction, the applicant's engineer shall submit construction plans that show they will install an 16-inch water distribution line from east end of the Bull Mountain frontage for a distance of approximately 230 lineal feet to the east to SW 164th Avenue. The applicant's engineer shall also provide an engineer's estimate for the 16-inch line. Prior to construction, the applicant's engineer shall submit construction plans that show they will install a 16-inch water distribution line in River Terrace Boulevard for the full length of their development. The applicant's engineer shall provide an engineer's estimate that clearly shows the difference in cost to upsize this line from 12-inch to 16-inch. The applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 34 of 41 Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $12,200.00. (STAFF CONTACT: Karleen Aichele, Engineering, 503-718-2467). The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). Prior to final plat approval, the applicant's engineer shall provide post- construction intersection sight distance certification for the intersections at Roy Rogers Road/Bull Mountain Road, River Terrace Boulevard/Bull Mountain Road and Darwin Avenue/Bull Mountain Road. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s) and alleys. The street lights required for private streets and alleys shall be maintained and paid for by the HOA and metered separately from the public street light system. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s) and alleys. The applicant shall submit a copy of the CC&R's to the Engineering Department (Karleen Aichele) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Karleen Aichele) prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 35 of 41 ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at 503-718-2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for all public streets shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one mylar of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 503-718-2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. The City requires submittal and approval of, a construction access and parking plan for the home building phase. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 36 of 41 Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed, and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) paper, 2) an electronic copy, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall bond for construction of the improvements along their Roy Rogers frontage in accordance with a development agreement with the City of Tigard if an MSTIP project is not approved and funded prior to issuance of building permits. Release of 50% of the building permits will be allowed with the bonds in place. The construction of the Roy Rogers improvements must be underway, by the applicant or through an MSTIP project, before release of the remaining 50% of the building permits. The applicant shall provide intersection sight distance certification meeting Washington County standards. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street.The pump station must be fully operational and the sewer main connected to the Roshak development prior to issuance of building permits. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 37 of 41 Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 38 of 41 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 39 of 41 temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS: PDR2015-00002 Polygon at Roshak Ridge April 15, 2015 Page 40 of 41 Exhibit 4 ' City of Tigard TIGARD Memorandum To: River Terrace Development Applicants From: Lori Faha,P.E. —City Engineer Re: River Terrace Stormwater Management Standards Official Interim Guidance Date: April 13,2015 The City of Tigard is working to complete the Public Improvement Design Standards for stormwater management in River Terrace.The complete standards will be available in May. This memorandum offers official guidance to assist River Terrace development applicants by providing key portions of the draft standards necessary to meet requirements of the development review approval process. The guidance is applicable to the regional facilities that are required in large portions of River Terrace. See "Facility Type"below,for a roadmap to applicable standards. Please note: at this time we are anticipating that the storage volume required for regional stormwater facilities will be 150%to 200%larger than estimated in the River Terrace Stormwater Master Plan. This memorandum provides guidance on the following aspects of analysis and regional facility design: • Facility Type • Water Quantity Standard • Water Quality Design Criteria • Additional Design Standards and Considerations • Submittals Facility Type The River Terrace StormvaterMaster Plan designates three different strategy areas for stormwater management. Attachment A shows a map of the strategy areas.Table 1 guides applicants in selecting the desired strategies for water quality and water quantity control and provides a roadmap to finding the correct public improvement standards for each facility type. Table 1:Stormwater Strategies and Design Documents Required Stormwater Strategies for River Terrace Strategy Water Quality Water Quantity Area A Combined Regional Water Quality Treatment and Water Quantity Detention Facilities Street,Site,and Neighborhood Scale B Regional Water Quantity Detention Facilities Low Impact Development Approaches Street,Site,and Neighborhood Scale Downstream Conveyance Improvements (High- Low Impact Development Approaches Flow Bypass/Stream Restoration) Where to Find Design Standards Facility Type Design Standard Document • Official Interim Guidance Memo Combined Regional Water Quality Treatment and Water Quantity Detention Facilities • Public Improvement Design Standards for River Terrace: Stormwater (available in May) • Official Interim Guidance Memo Regional Water Quantity Detention Facilities • Public Improvement Design Standards for River Terrace: Stormwater (available in May) Street,Site,and Neighborhood Scale Low Impact • Clean Water Services Design and Construction Development Approaches Standards Downstream Conveyance Improvements (High-Flow • To Be Determined Bypass/Stream Restoration) Water Quantity The water quantity design standards below must be met for regional detention. Sitting Standard Stormwater discharges shall maintain the duration of high flows at their pre-development levels for all flows greater than one-half of the 2-year peak flow to the 10-year peak flow and maintain the 25-year peak flow rate to the pre-development 25-year peak flow rate. 2 IPagc Pre-Development Land Use Definition Pre-development refers to the conditions in River Terrace before development,as presented in Attachment B.A shapefile for use with Geographic Information Systems is available upon request;please contact Karleen Aichele at 503-718-2467. Required Analysis Compliance with the sizing standard must be demonstrated using a continuous simulation model.The City has worked with Clean Water Services to create the Tualatin River Urban Stormwater Tool(T.R.U.S.T.) software to aid in the design of water quantity facilities and demonstrate compliance with the water quantity flow duration standard.The software is free to download and use for projects within River Terrace or other areas approved by Clean Water Services. The software and a user manual are available for download at: http://www.clearcreeksolutions.info/ftp/public/downloads/TRUST/trust.msi Other Criteria Detention facilities must meet other hydraulic and water quantity facility design criteria (e.g. side slopes) in the current Clean Water Services Design and Construction Standards,except as modified below. Water Quality Water quality elements of regional facilities must be above-ground vegetated types,and designs should follow the current Clean Water Services Design and Construction Standards.The requirement for pre-treatment will be in effect. Some minor changes to design requirements for Extended Dry Basins are expected and will be detailed in the final standards. Additional Design Standards and Considerations The River Terrace Stormwater Master Plan envisions regional facilities that offer community benefits in addition to stormwater management. The following requirements support the design of multi-functional facilities. • Regional stormwater facilities shall require an approved landscape plan and be designed to be natural appearing. • Vehicular access shall be provided for maintenance of stormwater structures,including inlets,outlets, control structures,walls,and forebays. • Facilities shall be located in a tract dedicated to the City. • Public access and viewpoints shall be provided. • Walls are limited to 50%of the facility.The City Engineer may approve an exception on the condition that the applicant provides an additional community amenity element. • Fences are discouraged unless required for safety and/or to meet building code requirements.The standards will include screening requirements for fences. If fences are needed solely to provide separation and demarcation between mowed and unmowed (natural) areas,split rail or similar fencing may be used.Site design should take into consideration how proposed grading,side slopes, walls,and fences could impact the facility's function as a community amenity. 3I >> AgC • Active public recreation elements shall not be incorporated into water quality portions of the facility, nor into detention areas that are expected to be frequently inundated. • Regional stormwater facilities shall include educational signage describing the facility purpose and shall include dog waste bag dispensers. The City is developing specific standards that will include a suite of options for development of multiple benefit facilities. In addition to the above standards,to meet the Community Amenity Standard, a regional facility must be located and designed to be an aesthetic feature of the neighborhood and must include one or more amenity features from at least one category in Table 2.More details will be available in the final standards;all are subject to City Engineer approval. Table 2:Community Amenity Standard Examples Choose from one of the following Examples of Community Amenities Categories • Sport court Recreation • Trail • Open play space • Bird habitat Habitat • Amphibian habitat • Nature viewing platform Education • Additional educational signage The City recommends that applicants use a registered landscape architect to design the community amenity features as well as required plantings. Submittal Requirements In addition to any existing applicable submittal requirements,applicants must submit the following analyses and designs at preliminary land use.Applicants who have submitted preliminary land use applications as of the date of this memorandum may submit the following requirements with the Public Facilities Improvements Permit(PFI) application. (Note: the City recommends that prior to final land use approval, the applicant schedule a pre-design meeting with City staff for the proposed stormwater quality/quantity facilities.) • T.R.U.S.T.model output • Narrative discussion of concepts for meeting the community amenity objective 4 1 Page • Complete design details for regional facilities,including: o Side slopes o Walls o Bottom dimensions o Ponding and storage elevations o Water quality elements,as appropriate o Inlets,outlets,overflows, discharge points,and conveyances 5IPage f arh meat A --:- --,.....,... . 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( h 43 — tr. i_. , t: 't e',`�• / - i, BEDgp -} , - - _ F: `WE:EB Predeveloped land use is taken from 2002 aerial photography(shown) River Terrace Legend Boundary and Creeks 2002 Predev Land Use Ln"\ Predeveloped Land Use L River Terrace study Area � Forest-126 Acres E /V 1 600 —Existing Drainageway 1111111Pasture-238 Acres imp . Feetn Lawn-111 AcresEr -I iii wA Wetland-23 Acres F a 1111 Impervious-21 Acres '. "”– Exhibit 5 RIVER TERRACE FACILITIES DEFERRAL AGREEMENT WHEREAS, ("Applicant") has submitted a land use application for a development in River Terrace, case file number , and incorporated herein by reference ("Application"); and WHEREAS, Tigard Development Code ("TDC") 18.660.030 Provision of Adequate Public Facilities requires an applicant to comply with the City of Tigard's approval standards, defer compliance, or obtain an exception to the standards; and WHEREAS, Applicant has determined that it is in its best interest to defer compliance with the applicable approval standards in TDC 18.660.030 by demonstrating that the Application will likely meet the approval standards prior to filing an application for final plat or detailed development plan approval, or prior to expiration of the condition of approval; and WHEREAS, in consideration for approval of the request to defer compliance with applicable approval standards in the Application, Developer assumes sole and exclusive risk for any and all actions taken pursuant to or in furtherance of the approval. NOW THEREFORE BE IT AGREED: 1. Applicant acknowledges that it is responsible for demonstrating compliance with TDC Section 18.660.030 in order to obtain final plat approval and that any and all action taken or expense incurred by Applicant prior to obtaining such approval is at Applicant's sole and exclusive risk. The determination by the City of Tigard that Applicant has demonstrated that it is likely that approval standards will be met is preliminary and in no way constitutes an assurance, guarantee, or representation that may be relied on by Applicant. 2. Applicant hereby waives, holds harmless, and releases the City of Tigard, its officers, employees, and agents from any and all claims for damages, including attorney fees, in any way arising from a denial of the Application for failure to demonstrate compliance with the approval standards in Tigard Development Code 18.660.030.B, without regard to fault. 3. This Deferral Agreement shall be binding on the successors and assigns of the parties and may be enforced as provided by law. DEVELOPER CITY City of Tigard By: By: Its: Its: Date: Date: NARRATIVE Ft COMPLIANCE REPORT POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT/SUBDIVISION TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 PROJECT DESCRIPTION 4 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 5 18.390 DECISION-MAKING PROCEDURES 28 18.430 SUBDIVISIONS 32 18.510 RESIDENTIAL ZONING DISTRICTS 36 18.660 RIVER TERRACE PLAN DISTRICT 39 18.705 ACCESS, EGRESS Et CIRCULATION 72 18.715 DENSITY COMPUTATIONS 78 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 79 18.730 EXCEPTION TO DEVELOPMENT STANDARDS 79 18.745 LANDSCAPING AND SCREENING 79 18.765 OFF-STREET PARKING Et LOADING REQUIREMENTS 84 18.765 SENSITIVE LANDS 87 18.785 TEMPORARY USES 93 18.790 URBAN FORESTRY PLAN 94 18.795 VISUAL CLEARANCE AREAS 95 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 97 III. CONCLUSION 122 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS (TITLE REPORT) B COPY OF NEIGHBORHOOD MEETING MATERIALS C PRELIMINARY PLANS D SUBDIVISION NAME APPROVAL E CWS SERVICE PROVIDER LETTER F URBAN FORESTRY PLAN SUPPLEMENTAL REPORT G TRAFFIC STUDY Et SIGHT DISTANCE CERTIFICATION H PRELIMINARY STORM REPORT Et MEMO FOR SENSITIVE LANDS - DRAINAGE WAY I COPY OF PRE-APPLICATION MEETING NOTES J CONCEPTUAL ELEVATIONS K DRAFT CCEtR'S L WETLAND DELINEATION Et DSL CONCURRENCE LETTER M GEOTECHNICAL REPORT N RIVER TERRACE COMMUNITY ELEMENTS BOOK Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 1 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Polygon Northwest Company 109 E 13th Street Vancouver, WA 98660 (360) 695-7700 Contact: Fred Gast Applicant's Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Jim Lange, PE Property Owners: Tax Lot 100 Mary Ann Newell Trust, Mary Ann Newell &t Jeffry M. Newell Trustees Jeffry M. Newell Trust, Mary Ann Newell &t Jeffry M. Newell Trustees 16658 SW Jordan Way Tigard, OR 97224 Tax Lot 101 Kevin A. Roshak 16515 SW Bull Mountain Road Tigard, OR 97224 Tax Lot 102 Michael A. Roshak 15960 SW Roshak Road Tigard, OR 97223 Tax Lot 103 Mark &t Claire Roshak 7515 SW 189th Aloha, OR 97007 Tax Lot 104 Roshak Family II, LLC 14205 SW High Tor Tigard, OR 97224 Tax Lot 105 Victor A. Roshak 16035 SW Roshak Road Tigard, OR 97224 Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 2 Tax Lot 106 Roshak Joint Trust, Dennis Et Susan Roshak, Trustees 14205 High Tor Tigard, OR 97224 Subdivision Name: Polygon at Roshak Ridge Site Location: Northeast corner of SW Roy Rogers Road and SW Bull Mountain Road Map and Tax Lots: Tax Lots 100-106 on Map 2S107 Size: 40.00 AC City Land Use Classification: R-4.5, R-7, R-12 River Terrace Plan District Neighborhood Meeting Date: January 21, 2015 Pre-Application Meeting Date: February 26, 2015 Request: 244-lot Residential Planned Development Conceptual Plan Review and Detailed Plan Review Subdivision Preliminary Plat Temporary Use Permit for Model Home/Sales Complex Adjustment request for rear lot lines abutting River Terrace Blvd due to topographic constraints Et access limitations Sensitive Lands Permit (Drainage way) Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 3 PROJECT DESCRIPTION The Applicant requests approval of a 244-unit single-family residential Planned Development/Subdivision on a site 40.0 acres in size. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned Development. The subject site consists of Tax Lots 100, 101, 102, 103, 104, 105 Et 106 on Tax Map 25107, located in the northeast corner of SW Roy Rogers Road and SW Bull Mountain Road, within the River Terrace Community Plan area. The site includes three zones: R- 4.5, R-7, and R-12. The site is currently in agricultural use with a single family residence. The site abuts unincorporated Washington County residential development to the east, and rural agricultural land to the north, west and south that is also within the River Terrace Plan District. The proposed development includes 166 detached single-family homes and 78 attached single-family row houses, a 2.24-acre neighborhood park, a community building and pool, an open space tract for enhancement of an on-site drainageway and smaller open space tracts with pedestrian connections. The proposed development includes a network of local residential streets, private alleys and private streets, a section of proposed collector street River Terrace Boulevard and associated trail through the center of the site. The project proposes relocation of an existing partly intermittent stream flowing east to west through the site to facilitate the remediation of contaminated soils on the site and to correct the incising of the channel and erosion that has occurred over time. The surface 12- to 24-inches of contaminated soils will be stripped across the site, buried in a central location, and capped. The stream will be relocated along the northern property boundary within an open space tract to provide a meandering shallow stream channel, as well as a visual buffer between different residential densities. One internal collector road crossing of the stream is proposed. The Applicant has submitted permit applications to Division of State Lands and the Army Corps of Engineers for the proposed impacts and will provide copies of the permits when issued. This application includes a request for a Sensitive Lands Permit. Preliminary Plans illustrating the proposed development are provided as Exhibit C. The proposed lots meet the minimum lot size and minimum setback requirements of the corresponding zoning districts, as further described in Table A, within Section II of this report. As shown on the Circulation Plan (see Exhibit C-9), the project proposes the use of local residential skinny street options, private alleys and private streets, as well as a portion of a north-south collector street through the center of the site. Additional right- of-way dedication and frontage improvements will be provided along existing arterial street Roy Rogers Road and collector street Bull Mountain Road. The project proposes establishment of the roundabout at Bull Mountain Road/River Terrace Boulevard and the traffic signal at Bull Mountain Road/Roy Rogers Road as identified in the River Terrace Community Plan/TSP Amendment. This application also includes a request for a Temporary Use Permit for six model homes, a separate sales office in a modular building (temporary) and a parking lot (also temporary) within the planned development, as described in section 18.785 of this report. A separate application for right-of-way vacation will be filed to vacate the Roshak Road right-of-way along the north boundary of the site. There are no physical improvements Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 4 existing within this right-of-way or plans for the right-of-way to be used as a street right- of-way. A neighborhood meeting was held on January 21, 2015 regarding the preliminary plans. A copy of the letter, mailing labels, affidavit of posting and mailing, and meeting notes is provided as Exhibit B. The preliminary plans in Exhibit C include plans associated with the Urban Forestry Plan Supplemental Report, provided as Exhibit F. The Urban Forestry Supplemental Report and associated plans demonstrate the project's compliance with the applicable street tree and urban canopy cover standards. Section II of this report and the attached exhibits demonstrate compliance with the applicable sections of the City of Tigard Community Development Code, as applicable to this request. II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.350 Planned Developments 18.350.010 Purpose A. The purposes of the planned development overlay zone are: 1. To provide a means for property development that is consistent with Tigard's Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the city; and 2. To provide such added benefits as increased natural areas or open space in the city, alternative building designs, walkable communities, preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code; and 3. To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilities) which will retain their character and city benefits, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; and 4. To preserve to the greatest extent possible the existing landscape features and amenities (trees, water resources, ravines, etc.) through the use of a planning procedure (site design and analysis, presentation of alternatives, conceptual review, then detailed review) that can relate the type and design of a development to a particular site; and 5. To consider an amount of development on a site, within the limits of density requirements, which will balance the interests of the owner, developer, neighbors, and the city; and 6. To provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and materials. (Ord. 06-16) 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 5 as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. B. Elements of approval process. There are three elements to the planned development approval process, as follows: 1. The approval of the planned development concept plan; 2. The approval of the detailed development plan; and 3. The approval of the planned development overlay zone. C. Decision-making process. 1. The concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The detailed development plan shall be reviewed by a means of a Type III-PC procedure, as governed by Section 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. 4. Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval. All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. 5. In the case of an existing planned development overlay zone, once construction of the detailed plan has been completed, subsequent applications conforming to the detailed plan shall be reviewed under the provisions required in the chapter which apply to the particular land use application. 6. If the application involves subdivision of land, the applicant may also apply for preliminary plat approval and the applications shall be heard concurrently with the detailed plan. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. (Ord. 06- 16) Response: The applicant has submitted both the concept plan and detailed development plan for concurrent review, to be processed by means of a type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 6 18.350.050. The applicant also requests a Planned Development (PD) overlay zone change for the subject property. The following sections address compliance with the requirements of this chapter. As the application involves subdivision of land, the applicant is also applying for preliminary plat approval, to be heard concurrently with the detailed plan. Preliminary Plans depicting the PD Concept Plan, PD Detailed Plan and Subdivision Preliminary Plat are included in Exhibit C. Upon approval of this application, a final plat will be prepared in accordance with any relevant conditions of approval. 18.350.030 Administrative Provisions A. Time limit on filing of detailed development plan. The concept plan approval expires after 1-1/2 years unless an application for detailed development plan and, if applicable, a preliminary plat approval or request for extension is filed. Action on the detailed development plan shall be taken by the Planning Commission by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria in Section 18.350.070. B. Zoning map designation. The planned development overlay zone application shall be concurrently approved if the detailed development plan is approved by the Planning Commission. The zoning map shall be amended to indicate the approved planned development designation for the subject development site. The approval of the planned development overlay zone shall not expire. C. Extension. The director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: 1. No changes have been made on the original concept development plan as approved by the commission; 2. The applicant can show intent of applying for detailed development plan or preliminary plat review within the one-year extension period; and 3. There have been no changes to the applicable comprehensive plan policies and ordinance provisions on which the approval was based. D. Phased development. 1. The commission shall approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. 2. The criteria for approving a phased detail development plan proposal are that: a. The public facilities shall be constructed in conjunction with or prior to each phase; and b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable city or district standard. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 7 E. Substantial modifications to concept plan. If the Planning Commission finds that the detailed development plan or preliminary plat does not substantially conform to the concept plan, a new concept plan shall be required. F. Noncompliance. Noncompliance with an approved detailed development plan shall be a violation of this chapter. G. Issuance of occupancy permits. The development shall be completed in accordance with the approved detailed development plan including landscaping and recreation areas before any occupancy permits are issued. However, when the director determines that immediate execution of any feature of an approved detailed development plan is impractical due to climatic conditions, unavailability of materials, or other temporary conditions, the director shall, as a precondition of the issuance of a required permit, require the posting of a performance bond or other surety to secure execution of the feature at a time certain not to exceed one year. (Ord. 06- 16) Response: This application includes concurrent requests for the PD Concept Plan, PD Detailed Plan and Subdivision Preliminary Plat. Phased development standards do not apply to this request as the proposed planned development will be constructed in one phase. The applicant understands that the development shall be completed in accordance with the approved detailed development plan including landscaping and recreation areas before any occupancy permits are issued. 18.350.040 Concept Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050 and the additional information required by subsection B of this section. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include: a. A description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant; Response: The applicant has submitted an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050 and the additional information required by subsection B of this section. The applicant's planning objective is to build a residential development that would implement the River Terrace Community Plan goals and standards in addition to the Tigard Community Development Code standards. Preliminary Plans including the proposed concept plan are provided in Exhibit C-5.1-5.3. The proposed planned development includes 166 detached single-family homes and 78 attached single-family row houses, local residential streets, relocation and enhancement of an existing drainage way in an open space tract, a 2.24- acre neighborhood park, a community building and pool, and a section of proposed collector street River Terrace Boulevard and associated trail through the center of the site. The proposed development has been designed to comply with the density standards of the R-4.5, R-7, and R-12 zones. The project design recognizes existing adjacent Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 8 development patterns, natural resources and topography on the site, and implements the River Terrace Community Plan designated features for the site. The site abuts unincorporated Washington County residential development to the east, and rural agricultural land to the north, west and south that is also within the River Terrace Plan District. The River Terrace Community Plans show densities increasing towards Roy Rogers Road on the west side of the site and north of the site toward commercially zoned areas. The applicant has chosen to use the PD option to mix densities across zone lines for the most efficient development pattern and to achieve the minimum density, while providing a transition between lower and higher densities and amenities for future residents. As shown on the Opportunities and Constraints Map (see Exhibit C-5.1), the chosen development pattern reduces impact to existing low- density residential development to the east by positioning lower density patterns towards the east and transitioning towards higher density towards the west. The PD option allows the applicant to meet the planning objective of enhancing the drainage way on the site, as well as providing new open space areas throughout the site including a neighborhood park with a trail corridor through the center of the site. The applicant chose to relocate the existing, partly intermittent, stream flowing east to west through the site to facilitate the remediation of contaminated soils on the site and to correct the incising of the channel and erosion that has occurred over time. The surface 12- to 24-inches of contaminated soils will be stripped across the site, buried in a central location, and capped. As shown on the Concept Plan Map (see Exhibit C-5.2), the stream will be relocated along the northern property boundary within an open space tract. A meandering shallow stream channel will be provided to slow the water flow and minimize erosion. Additionally the open space tract provides a visual buffer between this project and the more intense uses to the north (higher densities and commercial uses). The open space tract will be landscaped to serve as an open space amenity for future residents. Road crossing impacts on the drainage way are limited to one, River Terrace Boulevard, which must cross the drainage way pursuant to the River Terrace Community Plan. The street system shown on the Conceptual Plan Map (see Exhibit C-5.2), achieves the planning objective of providing adequate building sites for single-family residential dwellings within the designated density range and provides convenient access, circulation, control and safety of street traffic. The project proposes local residential streets, private alleys, private streets, and a segment of River Terrace Boulevard. The alleys and private streets are utilized on the west side of the project in order to achieve the higher density of the R-12 zone along Roy Rogers Road and to provide pedestrian friendly street frontages where garages are located along the alley or private street. The PD option enables use of alleys and private streets to achieve these objectives. b. An explanation of the architectural style, and what innovative site planning principles are utilized including any innovations in building techniques that will be employed; Response: Innovative site planning principals and building techniques include the proposed relocation and enhancement of the drainage way corridor which also provides a natural buffer to the north, the density transitions across the site, the use of alleys and private streets to enhance the pedestrian streetscape along public streets and the use of split level home plans and terraced blocks to address grade differentials across the site. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 9 Architectural style of the proposed development is shown in the attached conceptual elevations in Exhibit J. The architectural style has been designed to be consistent with the applicable standards of the River Terrace Plan District. As described above, the site planning involves the relocation of the existing drainage way to facilitate the remediation of contaminated soils and to correct the incising of the channel and erosion that has occurred over time. The relocation and enhancement of the drainage way provides the additional benefit of acting as a buffer between different residential densities and serving as an open space amenity for future residents. The PD option allows mixing of densities across zone lines, which allows for the density transitions described above. The PD option also allows the use of alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking in the portion of the project that has higher densities. As shown on the attached Opportunities and Constraints Map (see Exhibit C-5.1), the site slopes northwest, west, and southwest from a knoll (high point) in the southeast quadrant of the site. Grades do not exceed 20%; grades range from 12-17%in the eastern half of the site to 3-14% in the western half of the site. The site is proposed to be graded so that blocks step down from east to west and some homes will be designed to be split level to minimize impacts to the site's natural topography and to optimize provision of views for existing residents and future residents from east to west. c. An explanation of how the proposal relates to the purposes of the planned development chapter as expressed in Section 18.350.010; and Response: As identified in Section 18.350.010.A, the purposes of the planned development option is to include such added benefits as increased natural areas or open space in the city, alternative building designs, walkable communities, and preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code. As shown on the Concept Plan Map (see Exhibit C-5.2), the applicant proposes use of the PD option to mix densities across zone lines for the most efficient development pattern and to achieve the minimum density required while providing a transition between lower and higher densities and amenities for future residents. The proposed development pattern respects the characteristics of existing low-density residential neighborhoods to the east by positioning lower density patterns towards the east and transitioning towards higher density towards the west. Additionally, use of the PD option allows the proposed development to be designed in a way that enhances the existing drainage way on the site by relocating it in a landscaped open space tract, which will benefit the future residents of this project and the surrounding area. The PD option also allows the use of alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on- street parking in the portion of the project that has higher densities. The existing landscape and trees are preserved to the greatest extent possible. Most of the trees along the east property line will be preserved, as shown on the Concept Plan Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 10 Map (see Exhibit C-5.2). To address the site's topography described above, the site is proposed to be graded so that blocks step down from east to west and some homes will be designed to be split level to minimize impacts to the site's natural topography and to optimize provision of views for existing residents and future residents from east to west. This approach to grading provides a means to better relate the built environment to the natural environment. As shown on the Concept Plan Map (see Exhibit C-5.2), the proposed development includes parks, trails and recreational features that provide for walkable communities and contribute to the larger community. Additional right-of-way dedication and frontage improvements including bike lanes and sidewalks will be provided along existing arterial street Roy Rogers Road and collector street Bull Mountain. The proposed development includes a 2.24-acre linear park with recreational facilities including a community center, pool, play areas, basketball court, and a shelter with picnic tables. The development also incorporates a section of River Terrace Boulevard and includes a multi-use trail corridor through the center of the site. This proposal has significant advantages over a standard subdivision through the provision of more parks and open spaces, design features to provide for walkable communities, preservation and enhancement of significant natural resources, and transitioning of densities across the site, all of which contribute to the larger community. d. An explanation of how the proposal utilized the "Planning Commissioner's Toolbox. Response The applicant's site analysis, which reflects guidance from the "Planning Commissioner's Toolbox", is shown in the Opportunities and Constraints Plan (see Exhibit C-5.1). The site analysis shows that the site is currently in agricultural use with a single family residence, has steeper slopes towards the east side of the site, and contains few existing trees, most of which are located along the eastern site boundary. The site abuts unincorporated Washington County low-density residential development to the east, and rural agricultural land to the north, west and south that is also within the River Terrace Plan District. Land to the north is designated as higher- density/commercial area. The site is not within a flood zone, but contains an existing drainage way that is proposed to be relocated to the northern edge of the site. Opportunities on the site include designation of a neighborhood park and River Terrace Boulevard trail corridor on the site as part of the River Terrace Community Plan. The site is located adjacent to both collector street Bull Mountain Road and arterial street Roy Rogers Road. In accordance with the guidance of the "Planning Commissioner's Toolbox", the proposed plan reflects the maximization of opportunities through the mixing of density in a way that reduces impact on adjacent development, relocation of the drainage way to preserve the natural resources while providing an buffer to future adjacent higher- density development and providing landscaped open space area for the enjoyment of future residents, and the addition of a neighborhood park with various recreational facilities and a multi-use trail corridor through the site. The proposed plan incorporates the site topography and natural resources into the design in ways that enhance the project. Trees along the eastern site boundary will be preserved. The project plan utilizes a grid street system consistent with the guidance in the "Planning Commissioner's Toolbox" for which the length, width and shape of blocks have been designed to provide adequate building sites for single-family residential dwellings Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 11 and convenient access, circulation, control and safety of street traffic. As shown on the Concept Plan Map (see Exhibit C-5.2), the project proposes the addition of local residential streets and a segment of a north-south collector street through the center of the site. Additional right-of-way dedication and frontage improvements will be provided along existing arterial street Roy Rogers Road and collector street Bull Mountain. Proposed architecture is shown on the attached conceptual elevations in Exhibit J. The proposed architecture is consistent with the River Terrace Community Plan District and is illustrated with the Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J. The plan submittal requirements in the "Planning Commissioner's Toolbox" allow for the proposal of concurrent concept plan and detailed plan approval. The applicant is applying for concurrent concept plan and detailed plan approval. Criteria for concept plan and detailed plan approval are discussed in later sections of this report. 2. A general development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. Response: The proposed development will be developed in one phase. Site construction is expected to be initiated in summer 2015 and completed in winter 2015. Home construction is expected to be initiated in spring 2016 and is expected to be completed within 2-3 years. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. In the case where a residential subdivision is proposed, the statement shall include the applicant's intentions whether the applicant will build the homes, or sell the lots to other builders. Response: The applicant will build homes on all lots and intends to sell all lots in the planned development. The applicant will not lease any of the lots created under the proposed residential subdivision. B. Additional information. In addition to the general information described in subsection A of this section, the concept plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the director: 1. Existing site conditions; Response: The existing site conditions are shown on the Opportunities and Constraints Plan (see Exhibit C-5.1). 2. A site concept including the types of proposed land uses and structures, including housing types, and their general arrangement on the site; Response: The site concept including the types of proposed land uses and their general arrangement on the site is shown on the Concept Plan Map in Exhibit C-5.2. The concept plan proposes single-family detached and attached residential housing, as well as parks and open space uses. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 12 3. A grading concept; Response: The site topography is shown on the Opportunities and Constraints Plan (see Exhibit C-5.1), which includes contours showing existing site grade and general site elevations. As shown on the attached Opportunities and Constraints Map (see Exhibit C- 5.1), the site slopes northwest, west, and southwest from a knoll (high point) in the southeast quadrant of the site. Grades do not exceed 20%; grades range from 12-17% in the eastern half of the site to 3-14% in the western half of the site. The site is proposed to be graded so that blocks step down from east to west and some homes will be designed to be split level to minimize impacts to the site's natural topography and to optimize provision of views for existing residents and future residents from east to west. 4. A landscape concept indicating a percentage range for the amount of proposed open space and landscaping, and general location and types of proposed open space(s); Response: A landscape concept that shows the general location and types of proposed open space is included in the Concept Plan Map (see Exhibit C-5.2). The targeted amounts of proposed open spaces is identified as 17% of the site. 5. An urban forestry plan consistent with Chapter 18.790; Response: An urban forestry plan consistent with Chapter 18.790 is provided and described in detail in proceeding sections of this report. The Concept Plan Map (see Exhibit C-5.2) designates an area for tree preservation along the eastern site boundary, and identifies that the 40% tree canopy standard will be met through street tree plantings and tree plantings in parks/open spaces (see typical street section on Exhibit C-5.2). 6. Parking concept; Response: As shown on the street section included in the attached Concept Plan Map (see Exhibit C-5.2), parking standards will be met through on-street parking, as well as garage and driveway parking. 7. A sign concept; Response: Polygon has developed the River Terrace Community Elements Book for use within their projects in the River Terrace Community plan Area (see Exhibit N), which shows the proposed sign concept that will be applied to the proposed development. 8. A streets and utility concept; and Response: The streets and utilities concepts are shown on the attached Concept Plan Map (see Exhibit C-5.2). As noted in the typical street section, utilities will be placed in the streets. The location of storm facilities are shown on the Concept Plan Map. 9. Structure setback and development standards concept, including the proposed residential density target if applicable. Response: The structure setback and development standards concept, including the proposed residential density target, are shown with the Concept Plan Map (see Exhibit C-5.2), Typical Lot Plan (see Exhibit C-12), and Table included below. The Concept plan Map shows the location of residential uses and ranges of lot sizes. The Typical Lot Plan Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 13 and Table A shows setbacks. As further discussed in proceeding sections of this report, the proposed 244 units falls within the density range of 234-293 calculated according to the standards of Section 18.715. Table A: Proposed Building Dimensions (See Typical Lot Plan on Sheet 12 in Exhibit C) R-4.5 R-7 R-12 PD Proposal Front Building 20' 15' 15' 12' Front Garage 20' 20' 20' 20' Alley Garage 3-5', >16' - - 3-5', _>16' Row Home Garage - - - 18.5' Rear Building (SFD) 15' 15' 15' 15' Rear Building (RH) - - - 10' Rear Building From Alley - - - 0 Front Porch 17' 17' 17' 8' Side 5' 5' 5' 0 if attached, 3' detached Street Side 15' 10' 10' 8' minimum (3' alley side) Lot Coverage - 80% max 80% 80% if detached max 85% if attached Row Home Balcony At Street - - - 3' overhang of sidewalk C. Allowable uses. 1. In residential zones. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density bonus provisions of 18.350.070.A.3.c. The following uses are allowed with planned development approval: a. All uses allowed outright in the underlying zoning district; Response: As shown on the Concept Plan Map (see Exhibit C-5.2), the proposed development will include detached and attached single-family residential units in the R-4.5, R-7 and R-12 zones in accordance with the density provisions of the underlying zone. The development will include detached units in all three zones. Detached single- family residential housing is an allowed use in the underlying R-4.5, R-7 and R-12 zones. The proposed development will include attached single-family residential units in the R-12 zone, where attached residential units are an allowed use. b. Single-family detached and attached residential units; Response: As shown on the Concept Plan Map (see Exhibit C-5.2), the proposed development will include detached and attached single-family residential units in the R-4.5, R-7 and R-12 zones in accordance with the density provisions of the underlying zone. The development will include detached units in all three zones. Detached single- family residential housing is an allowed use in the underlying R-4.5, R-7 and R-12 zones. The proposed development will include attached single-family residential units in the R-12 zone, where attached residential units are an allowed use. g. Community building; Response: The proposed development will include a community building. Community buildings are allowed with planned development approval. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 14 i. Outdoor recreation facility, golf course, golf driving range, swimming pool, tennis court, or similar use; and Response: The proposed development will include a swimming pool. Swimming pools are allowed with planned development approval. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. Response: The Concept Plan Map in Exhibit C-5.2 shows specific designations for areas of open space. Open space areas include a neighborhood park designated for active recreational use, open space areas throughout the site designated for passive recreational use, and an open space tract designated for the preservation of an existing drainage way to be enhanced and relocated to the northern edge of the site. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management. Response: The Opportunities and Constraints Plan in Exhibit C-5.1 shows trees and existing natural resources and identifies methods for their preservation. The site has been designed to preserve existing trees where it is feasible. The site contains few trees, most of which are concentrated along the eastern site boundary. Most of the trees along the eastern site boundary will be preserved using tree protection fencing during construction and minimizing grading near the preserved trees. The concept plan includes an open space tract designated for the preservation of an existing drainage way to be enhanced and relocated to the northern edge of the site. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. Response: The site abuts unincorporated Washington County residential development to the east, and rural agricultural land to the north, west and south that is also within the River Terrace Plan District. The attached Opportunities and Constraints Map (see Exhibit C-5.1) shows existing development on adjacent properties. The applicant proposes to position lower density along the east and transition higher density towards the west in order to reduce impacts to existing low-density residential development to the east. The concept plan includes an open space tract on the northern edge of the site to provide a buffer between property designated for higher density/commercial north of the site and development on the site. The street layout included in the concept plan is designed to conform to the existing street system, including existing collector street Bull Mountain Road and arterial street Roy Rogers Road abutting the site, and inclusion of proposed collector street River Terrace Boulevard. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 15 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. Response: The proposed development includes methods for promoting walkability such as a multi-use trail along River Terrace Boulevard which provides linkages to future amenities within the River Terrace Community Plan area, pedestrian connection tracts throughout the site which provide shorter pedestrian routes than vehicular routes, and sidewalk improvements along all street frontages. The proposed development also includes alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking in the portion of the project that has higher densities. The pedestrian paths and transportation system are shown in the attached Concept Plan Map (see Exhibit C-5.2). 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. Response: The Concept Plan Map (see Exhibit C-5.2) shows locations of proposed uses, housing types, densities, and general lot size ranges. The concept plan proposes 244 residential units, including 166 single-family detached homes and 78 single-family attached row houses. At a gross density of 6 units per acre, the concept plan places lower density towards the east and transitions higher density towards the west in order to reduce impacts to existing low-density residential development to the east. The development also includes a community building and swimming pool next to the proposed neighborhood park in the center of the site. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. (Ord. 12-09 §1; Ord. 06-16) Response: Purposes of the site's zones as stated in section 18.510 of the Tigard Development Code are: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 16 feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. R-12: medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. The concept plan provides development consistent with the general purpose of the R4.5, R-7 and R-12 zones in which it is located. The concept plan places lower density towards the east, where the lower density zone is located, and transitions higher density towards the west, as the zoning transitions towards higher density towards the west. According to the density calculations shown in section 18.715 of this report, the density range specified for the site according to the site's zoning is 234-293 units. At 244 units, the concept plan is consistent with overall densities of the zones in which it is located. The concept plan includes protection of natural features to the maximum extent possible. Most of the trees on the site will be preserved along the eastern edge of the site using tree protection fencing during construction and minimizing grading near the preserved trees. An existing drainage way on the site will be protected in an open space tract. In addition to providing a 2.24 acre active recreational use park and open space throughout the site, the proposed development will also include a 38 foot wide multi- modal trail/landscape corridor through the site along River Terrace Boulevard. The proposed development also includes alleys and private streets, which provide garages at the rear of homes so that public street frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages, but provides ample opportunities for on-street parking in the portion of the project that has higher densities. These features enhance the development project and would not otherwise be available with the project as a standard development. 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type Ill-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. Response: With this report the applicant has submitted an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. B. Additional information. In addition to the general information described in subsection A of this section, the detailed development plan, data, and narrative shall include the following information: 1. Contour intervals of one foot, unless otherwise approved by the director, and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed. Response: The attached Preliminary Grading Plan in Exhibit C-7.1 includes contour intervals of one foot and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 17 2. A specific development schedule indicating the approximate dates of construction activity, including demolition, tree protection installation, tree removal, ground breaking, grading, public improvements, building construction, and landscaping for each phase. Response: The proposed development will be developed in one phase. Site construction is expected to be initiated in summer 2015 and completed in winter 2015. Site construction will include demolition, tree protection installation, tree removal, ground breaking, grading, and public improvements. Home construction is expected to be initiated in spring 2016 and is expected to be completed within 2-3 years. Landscaping on residential lots will follow home construction. 3. A copy of all existing and/or proposed restrictions or covenants. Response: A copy of sample CCEtRs that Polygon has used in similar developments is attached in Exhibit K. C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Response: No lots on the perimeter of the project will be less than 80% of the minimum size required in the base zone, as shown on the Preliminary Plat sheets in Exhibit C-6.1 and 6.2. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: Site coverage for the proposed development is included in the Table A below and shown on the attached Typical Lot Plan (see Exhibit C-12) and is proposed to be modified as noted below. No lots are proposed with site coverage greater than 80%. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 18 Table A: Proposed Building Dimensions (See Also, Typical Lot Plan on Sheet 12 in Exhibit C) R-4.5 R-7 R-12 PD Proposal Front Building 20' 15' 15' 12' Front Garage 20' 20' 20' 20' Alley Garage 3-5', >16' - - 3-5', >_16' Row Home Garage - - - 18.5' Rear Building (SFD) 15' 15' 15' 15' Rear Building (RH) - - - 10' Rear Building From Alley - - - 0 Front Porch 17' 17' 17' 8' Side 5' 5' 5' 0 if attached, 3' detached Street Side 15' 10' 10' 8' minimum (3' alley side) Lot Coverage - 80% max 80% 80% if detached max 85% if attached Row Home Balcony At Street - - - 3' overhang of sidewalk 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: The proposed development does not include any increases in the building height above the maximum allowed in the base zone. Building height is shown on the attached Conceptual Elevations in Exhibit J. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Response: Setbacks for structures within the proposed development are included in the Table A above and shown on the Typical Lot Plan (see Exhibit C-12). Setbacks for structures on the perimeter of the project will meet the requirements of the base zones. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 19 single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. Response: All structures in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for attached single family homes is proposed to be 18.5' for garages that are rear loaded from a street. The garage setback for rear loaded garages from an alley will be 3-5 feet when no driveway parking is provided or at least 16 feet when driveway parking is allowed from a private alley, as shown on the Table A above and on the Typical Lot Plan (see Exhibit C-12). c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: Proposed setbacks and requested modification from the base zone setbacks are shown on the Table A above and on the Typical Lot Plan (see Exhibit C-12) and in the Table on page 17 of this report. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09 §1; Ord. 06-16) Response: The attached preliminary plans in Exhibit C and this narrative report show compliance with the base R-4.5, R-7 and R-12 zone provisions, with the modifications listed in Table A. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 20 Response: The detailed plan is consistent with the concept plan, as the detailed plan has been submitted for concurrent review with the concept plan. No changes are reflected in the detailed plan. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; Response: Compliance with the land division provisions and 18.430, Subdivisions are addressed in subsequent chapters of this report. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Response: Compliance with the standards of Chapter 18.350.070.C.1-8 is addressed in subsequent sections of this report. The applicant's proposal is not seeking modification to the application of any of the standards listed in the section. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The streets, buildings and other amenities in the proposed development have been designed so as to preserve the existing trees, topography and natural drainage to the greatest degree possible. An existing drainage way on the site will be enhanced and protected within an open space tract on the northern edge of the site. Most of the trees on the site will be preserved along the eastern edge of the site using tree protection fencing during construction and grading will be minimized near the trees. As described in the Urban Forestry Plan Supplemental Report, the 40%tree canopy standard will be met through tree preservation, street tree planting, and tree plantings in parks and open spaces. Grading on the site will be limited in order to preserve existing topography, as shown on the Grading Plan in Exhibit C-7. As shown on the attached Opportunities and Constraints Map (see Exhibit C-5.1), the site slopes northwest, west, and southwest from a knoll (high point) in the southeast quadrant of the site. Grades do not exceed 20%; grades range from 12-17% in the eastern half of the site to 3-14% in the western half of the site. The site is proposed to be graded so that blocks step down from east to west and some homes will be designed to be split level to minimize impacts to Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 21 the site's natural topography and to optimize provision of views for existing residents and future residents from east to west. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: Proposed structures located on the site are not in areas subject to ground slumping and sliding, as further described in the geotechnical report in Exhibit M. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The basic site analysis information from the concept plan is shown on the Constraints and Opportunities Map in Exhibit C-5.1. A sun exposure diagram is included in the Opportunities and Constraints Map. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 22 iii. Whether the screening needs to be year-round. Response: Compliance with buffering standards is addressed in section 18.745 of this report. No specific buffering standards apply to this site, as no adjoining site has a differing use that would require buffering. The subject site is surrounded by single- family residential and agricultural uses. Screening standards do not apply as the site contains no adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: This standard does not apply as no nonresidential structures are proposed that would abut an existing residential development. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Response: Single-family attached units (row homes) are proposed with this project and will include offsets at a minimum of every 30 feet along the vertical face of the structures. Recesses, or extensions, and/or offsets will be provided on the row homes (see attached Conceptual Elevations in Exhibit J). The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (see Exhibit J) based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 23 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Response: Section 18.660.070.C/D of the River Terrace Plan District code states that the private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development and the shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: Compliance with the access and circulation standards are addressed in subsequent sections of this report. No adjustments are requested. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 24 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. Response: As demonstrated in the attached Open Space Planting Plan in Exhibit C- L2.01, a minimum of 20% of the site will be landscaped in either improved open space tracts (26.6%) or on individual lots (each lot will have a minimum 20% area landscaped, 18.5AC of lots x 20% = 3.7 AC = 9.3% of 40.0 total site area). 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: This standard does not apply as the proposed development site does not abut and is not within a quarter mile of a public transit route. 10.Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: Compliance with parking standards are addressed in subsequent sections of this report. The proposed development will meet the specific parking standards of the River Terrace Plan District, as described in section 18.660.100 of this report. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 25 11.Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for stormwater conveyance is proposed and no adjustment is requested. 12.Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: This section does not apply as the subject site is not within or adjacent to the 100-year floodplain. 13.Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed development is located within the River Terrace Plan District. As identified in section 18.350.070.E, the shared open space facilities standards of this section do not apply to developments within the River Terrace Plan District. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 26 14.Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) Response: Dedication of proposed parks, playgrounds or other public uses will be completed at the time of final plat submittal. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 27 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure 1. Preapplication conference. A preapplication conference is required for all Type III actions. The requirements and procedures for a preapplication conference are described in 18.390.080.C. Response: A pre-application conference was held on February 26, 2015 to meet the requirements of this subsection. Notes from the pre-application conference are included in Exhibit I. 2. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Content. Type III applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application and check is provided in Exhibit A. Pre-addressed and pre-stamped envelopes will be provided when mailing labels are available upon application completeness. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 28 dedication requirement is not roughly proportional to the projected impacts of the development. Response: The below statements address the effect of the development on public facilities, including transportation, drainage, sewer, water, parks, and noise impacts. Transportation A traffic analysis prepared by Kittelson Et Associates was prepared for the proposed development (see Exhibit G). The River Terrace Community Plan "Proposed Transportation System" map shows existing arterial street SW Roy Rogers Road along the western edge of the site and existing collector street SW Bull Mountain Road along the southern edge of the site. The proposed development includes frontage improvements along arterial street SW Roy Rogers Road and collector street SW Bull Mountain Road on the side abutting the site. The proposed development also includes a portion of proposed collector street River Terrace Boulevard and associated multi-modal trail/landscape corridor through the center of the site, as part of the future planned street plan shown on the River Terrace Community Plan "Proposed Transportation System" map. Additionally, the River Terrace Community Plan "Proposed Transportation System" map shows a future planned neighborhood collector street approximately 500 feet north of the site, as shown on the attached Future Street Plan in Exhibit C As shown in the Circulation Plan in Exhibit C, the proposed development includes the addition of local residential streets and alleys. The proposed street system includes two connections to existing collector street SW Bull Mountain Road to the south, one connection to existing arterial street SW Roy Rogers Road to the west, and one connection to adjacent property to the north for future development connection. East of the site is an existing residential development. No connections are provided from the east side of the site as adjacent existing development to the north provides no streets that could be extended onto the subject site. Compliance with City street section standards are demonstrated in the diagrams in section 18.810.030.E. The skinny street option identified in figure 18.810.4B of Tigard's development code is proposed for use as identified on the attached Circulation Plan in Exhibit C-9. Storm Drainage Et Water Quality The Preliminary Storm Report (see Exhibit H) details the storm drainage and water quality system for the proposed development. Map 9: Stormwater System Improvements of the River Terrace Community Plan shows recommended stormwater system improvements for the subject site including subbasins and a regional water quality and quantity facility. The Composite Utility Plan (see Exhibit C) shows the proposed storm drainage system, including storm drain lines to accommodate all on site stormwater. Runoff from the adjacent development, east of this site, will be routed to a new water quality facility located in the northeast corner via a conveyance ditch. This swale will treat the runoff from adjacent properties prior to releasing it into a creek that will convey the runoff to the existing culverts crossing Roy Rodgers Road. The runoff from the onsite development will be conveyed to a new water quality swale and detention pond, located at the northwest corner of the site, through a series of underground pipes. These facilities will provide water quality and quantity treatment per the jurisdictional requirements. Preliminary sizing calculations are described in the Preliminary Storm Report (see Exhibit H). Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 29 Sanitary As shown on Map 13: Sewer System Improvements of the River Terrace Community Plan, a trunk line is proposed within SW Roy Rogers Road and the subject site drains to the proposed River Terrace North Subbasin. Proposed sanitary lines will be placed along residential streets throughout the site. A sanitary main extension will be installed along SW Roy Rogers Road to be connected to a proposed pump station and sewer trunk line north of the project to ensure adequate sanitary capacity and access are provided to the site. Water The Composite Utility Plan (see Exhibit C-8) shows the proposed water system, including locations of existing and proposed water lines. As shown on the Composite Utility Plan (see Exhibit C-8) and Map 12:Water System Improvements of the River Terrace Community Plan, an existing water main is available within SW Roy Rogers Road to serve the site. The subject site is within the 410 and 550 pressure zones, as shown on Map 12 of the River Terrace Community Plan. Water lines will be placed along residential streets throughout the site to create a looped system. A 12-inch water main will be installed along River Terrace Boulevard and extend east along Bull Mountain to connect to the existing 12-inch main servicing the 550 pressure zone. Another 12-inch water main will be installed on the west end of Bull Mountain and extend north along Roy Rogers Road. This water main will connect to an off-site water main extension that will be continue north along Roy Rogers Road and connect to the existing 18" water main along Scholls Ferry Road. This main will service the 410 pressure zone. A pressure reducing vault will be installed on Bull Mountain Road where these two pressure zones intersect. This vault will regulate the system pressures allowing for a looped system to ensure adequate water service capacity and access to the site. Parks In the River Terrace Community Plan maps, parks are conceptually located within service areas to show where community and neighborhood parks are envisioned to achieve the goal of having an equitable distribution of parks in the area. Two future community parks approximately 6 acres in size each and approximately six additional 1- acre neighborhood parks are planned within the River Terrace Community Plan area. The proposed development will provide one of the above mentioned neighborhood parks with the addition of the park in the center of the site. The proposed park will meet the size and facilities that the City designates for neighborhood parks. Additionally, the proposed development is located within the service area for the future community park north of the site, as shown on the River Terrace Community Plan "Proposed Community Parks" map. The proposed development also incorporates a 38 foot wide multi-modal trail/landscape corridor, which will be extended to the edges of the site for continuation off site, as part of the future planned River Terrace Boulevard included on the River Terrace Community Plan map "Figure 6: Walking and Biking Network." The parks and open space areas proposed within the site and the aforementioned future park areas will provide access to parks and open space for the future residents of the proposed subdivision. Noise According to the Environmental Protection Agency's 1978 publication, "Protective Noise Levels-Condensed Version of EPA Levels Document," residential areas that are more Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 30 rural or surrounded by wood areas are considered to general lower levels of noise (35- 40 decibels) in comparison with more urban areas on major roads, highways, or adjacent to construction (60-90 decibels). Noise originates from a number of sources, including industrial, transportation, and construction sources. Noise levels in suburban residential areas fall somewhere between rural and urban areas.* The project area can be characterized as a suburban area. It has a zoning designation of R-4.5, R-7, and R-12, intended for single-family residential dwellings. The subject area is adjacent to other single-family residential areas, one arterial street and one collector street. The proposed subdivision includes 244 residential dwellings and local neighborhood streets. Given that the proposed subdivision is consistent with R-4.5, R-7, and R-12 Districts and surrounding areas and no major roads are proposed, the project will not generate any noise exceeding sound levels already present within the area. Planned street trees and residential privacy fencing will contribute to reduction in any noise created by the future residential dwellings. *United States Environmental Protection Agency. (1978). Protective Noise Levels Condensed Version of EPA Levels Document. (EPA 550/9-79-100). C. Notice of hearing. 1. Mailed notice. Notice of a Type II administrative appeal hearing or Type III hearing shall be given by the director in the following manner: a. At least 20 days prior to the hearing date, notice shall be sent by mail to: i. The applicant and all owners or contract purchasers of record of the site which is the subject of the application; ii. All property owners of record within 500 feet of the site; iii. Any affected governmental agency which has entered into an intergovernmental agreement with the city which includes provision for such notice, or who is otherwise entitled to such notice; iv. Any city-recognized neighborhood group whose boundaries include the site; v. Any person who has submitted a written request, and who has paid a fee established by the City Council; and vi. In actions involving appeals, the appellant and all parties to the appeal. b. The director shall cause an affidavit of mailing of notice to be prepared and made a part of the file, which demonstrates the date that the required notice was mailed to the necessary parties. c. At least 10 business days prior to the hearing, notice of the hearing shall be given in a newspaper of general circulation in the city. An affidavit of publication concerning such notice shall be made part of the administrative record. d. At least 10 business days prior to the hearing, notice of the hearing shall be posted on the site by the applicant, pursuant to paragraph Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 31 2 of this subsection C. An affidavit of posting concerning such notice shall be prepared by the applicant and shall be submitted and made part of the administrative record. Response: Pre-addressed and pre-stamped envelopes will be provided when mailing labels are available upon application completeness for the use of the director in providing notice of the Type III hearing. The applicant will post a notice of the hearing on the site at least 10 business days prior to the hearing, pursuant to paragraph 2 of this subsection C. The applicant will prepare an affidavit of posting concerning such notice and will submit the affidavit as part of the administrative record. 18.430 SUBDIVISIONS 18.430.020 General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the approval authority before the final plat can be submitted for approval consideration; and 2. The final plat shall reflect all conditions of approval of the preliminary plat. Response: As the applicant requests approval of a planned development subdivision, the conditions of this section apply. The preliminary subdivision plat is provided in Exhibit C-6. Upon approval of this application, a final plat will be prepared in compliance with any relevant conditions of approval. B. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. Response: This preliminary subdivision plat has been prepared in accordance with ORS Chapter 92. C. Future re-division. When subdividing tracts into large lots, the approval authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. Response: No large lots intended for future land division are proposed. This standard is not applicable. D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. Response: The proposed development is a planned development. Minimum lot size standards do not apply to planned developments. Therefore, this section is not applicable. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 32 E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Response: This application includes a request for a temporary use permit for model homes and a temporary sales office, as described in section 18.785 of this report. A site plan showing the proposed model homes/sales office is included in Exhibit L. F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Response: The Composite Utility Plan (see Exhibit C-8) shows the proposed storm drainage system, which has been designed to provide adequate storm drainage capacity to serve the subdivision. No floodway or drainage hazard areas are present within the site. G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100-year floodplain outside the zero-foot rise floodway, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: No 100-year floodplain areas are located within or adjacent to the subject site. H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: The attached Composite Utility Plan (see Exhibit C-8) show the proposed public utilities and facilities designed to adequately serve the site. I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Response: No floodway or drainage hazard areas are present within the site. The Preliminary Utility Plan (see Exhibit C) shows the proposed storm drainage system, which has been designed to provide adequate storm drainage capacity to serve the subdivision. Preliminary sizing calculations and sotrmwater facility details are provided in the attached Preliminary Storm Report (see Exhibit H). J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). Response: The subject site does not include flood areas. This standard is not applicable. 18.430.030 Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. An Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 33 application for subdivision may also be reviewed concurrently with an application for a planned development, as governed by Chapter 18.350. B. Review of final plat. Review of a final plat for subdivision shall be processed by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.070. Response: The preliminary subdivision plat is provided in Exhibit C-6. This subdivision application is submitted per the requirements of a Type II procedure, to be reviewed concurrently with the planned development application. Compliance with Section 18.430.040 is address below. The final plat will be submitted upon approval of the preliminary plat, in accordance with the approved preliminary plat, any relevant conditions of approval and the standards in this chapter. C. Approval period. Preliminary plat approval by the approval authority shall be effective for a period of 1-1/2 years from the date of approval. The preliminary plat shall lapse if: 1. A final plat has not been submitted within a 1-1/2 year period; or 2. The final plat does not conform to the preliminary plat as approved or approved with conditions. D. Extension. 1. The director shall, upon written request by the applicant and payment of the required fee, grant one extension of the approval period not to exceed one year; provided that: a. No changes are made on the original preliminary plat plan as approved; b. The applicant has expressed written intent of submitting a final plat within the one-year extension period; c. There have been no changes to the applicable ordinance provisions on which the approval was based; and d. An extension of time will not preclude the development of abutting properties. 2. Approval periods for subdivisions lapsing between July 1, 2008 and December 31, 2010 shall be automatically extended through December 31, 2011. No further extensions will be granted. Response: The applicant understands that the preliminary plat approval shall be effective for 1-1/2 years from the date of approval. The applicant will request an extension according to the standards of this section if it becomes necessary. E. Phased development. 1. The approval authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; 2. The criteria for approving a phased site development review proposal are: Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 34 a. The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: i. For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable city or district standard; and ii. The phased development shall not result in requiring the city or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. 3. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. Response: Phased development standards do not apply to this request as the proposed subdivision will be constructed in one phase. 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Response: Compliance with the applicable standards of Title 18, including Chapter 18.510 Residential Zoning Districts, is addressed in the subsequent sections of this narrative. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Response: The subdivision name, Polygon at Roshak Ridge, has been approved. A copy of the subdivision plat name approved by Washington County is provided as Exhibit D. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and Response: The Future Street Plan (see Exhibit C-14) demonstrate that streets internal to the proposed subdivision are laid out to conform with existing subdivision and partition plats and with the existing road pattern. 4. An explanation has been provided for all common improvements. Response: An explanation of public improvements is provided above in the response to Section 18.390.B.e Impact Study. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 35 B. Conditions of approval. The approval authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the city for the purpose of controlling access to adjoining undeveloped properties. Response: The Applicant recognizes that the approval authority may attach conditions as may be necessary to carry out the comprehensive plan and other applicable ordinances. 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in subsection A of this section, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the director. Response: Compliance with Chapter 18.390 is addressed in this report, above. This application includes information required for a Type II and Type III-PC procedure. 18.430.060 Adjustments Authorized Adjustments to the subdivision regulations prescribed by this title may be authorized by the director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020.C.1. Response: The subdivision application will be reviewed under the standards of a planned development, which provides alternatives to some of the strict standards of subdivisions. No adjustments to the standards of this Chapter are proposed or needed, separate from the alternative planned development minimum lot dimensional and setback standards. 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts D. R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. E. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. F. R-12: medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 36 square feet. A wide range of civic and institutional uses are also permitted conditionally. 18.510.030 Uses B. Use table. A list of permitted, restricted, conditional and prohibited uses in residential zones is presented in Table 18.510.1. TABLE 18.510.1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 RESIDENTIAL Household.Living P P P P P P P P Group Living RIX RVC R'/C R'IC RTIC RTIC R1/C R1/C Transitional Housing N N N N N C C C Horne Occupation R' R2 R2 R R2 R' R2 R HOUSING TYPES Single Units, Attached N N N RE R°IC P P P Single Units, Detached P P P P P P P P Accessory Units R3 R' R3 R3 R3 R3 R3 R3 Duplexes N N C C P P P P Multifamily Units N N N N N P P P Manufactured Units P P P P P P P P Mobile Horne Parks/Subdivisions N N C C P P P P Response: As shown on the Preliminary Plat (see Exhibit C-6), the proposed subdivision consists of 244 residential units, to include 166 residential lots of varying size in the R- 4.5, R-7 and R-12 zones for single-family detached houses and 78 multi-family attached units in the R-12 zone. All uses proposed are permitted per table 18.510.1. The proposed planned development includes a community building and outdoor swimming pool. Lots size standards are addressed previously in this report in section 18.350. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by 18.715.020.0 and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in 18.370.020.C.2. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 37 Response: The portion of the project site within the R-4.5 district is approximately 8.27 acres in size. The minimum lot size is 7,500 square feet within the R-4.5 district. The portion of the project site within the R-7 district is approximately 10.99 acres in size. The minimum lot size is 5,000 square feet within the R-7 district. The portion of the project site within the R-12 district is approximately 20.74 acres in size. The minimum lot size is 3,050 square feet within the R-12 district. The Density Calculation Maps Et Tables in Exhibit C-4 and the following table show the density calculations for the proposed development, performed in accordance with Chapter 18.715. The proposed subdivision includes 244 single-family dwellings. The proposed unit count is within the permitted density range of 234-293 units. No adjustments or density transfers are requested. Table B: Density Calculation R-4.5 Zane R-7 Zane R-12 zone Total Tctal Project Area 8.27 10.99 20.74 40.00 Less Public ROW/Private Streets f `.of Gross Area) 1.6 5 2.20 4.15 8.00 Less Public Parks a Public Trails • 1.92 0.48 2.40 Less Resource- Drainage Wap 8 1.05 2.07 3.12 'Vegetated Cerridix- Net Development Area 5.57 6.87 14.04 26.48 Tctal Maximum Uni=ts 32 201 293 Total Minimum Units(8O% 25 48 160 234 Proposred Lots 244 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. Response: Compliance with the standards of the underlying R-4.5, R-7 and R-12 zoning districts, and other applicable standards of Title 18 is addressed previously in this narrative. The proposal will be reviewed under the standards of a planned development, which provides alternatives to some of the strict standards of subdivisions. No adjustments to the standards of this Chapter are proposed or needed separate from the alternative planned development minimum lot size and setback standards. B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 38 TABLE 18.51 0.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size -Detached unit 30,000 sq.ft. 20.000 sy.fi. 10,000 sy.ft. 7.500 stilt. 5.404 sq.ft. -Duplexes 10.004 sq.ft. 10,000 sq.ft. -Attached unit 1 1] 5.404 sq.ft. Average Minirnurn Lot width -Detached unit lots 100 ft. 100 ft. 65 ft_ 50 ft. 50 ft. -Duplex Tots 90 rt_ 90 it 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - 511%[21 Minimum Setbacks -Front yard 30 ft. 30 It. 20 foo 20 ft. 15 ft. -Side facing street on corner&through lots 20 ft. 20 It. 20 ft. 15 ft. 10 It. -Side yard S fl_ 5 ft. 5 fl 5 ti 5 ft_ -Rear yard 25 ft. 25 It. 15 ft 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft_ -Distance between property line and front of garage 20 ft_ 20 ft. 20 it 2011. 20 ft_ Maximum Ile ight 30 ft_ 30 ft. 30 ft 30 Il. 35 ft. Minimum Landscape Rei uirernent - - - - 2f1pn. R-I 2 R-25 R-10 STANDARD '41F DU" SF DU" MF DU* SF DU"" \IF DU" SF DIJ Minimum Lot Sine -Detached unit 3.050 sy_ft_per 3.050 sq_ft_per 1,480 sq.ft_ 3.050 sq.ft.per None None -Attached unit unit unit unit None -Duplexes 1.480 sq.It. None -Boarding.lodging.rooming 6,100 sq.ft. 6.100 sq.Ill.or house 3.450 sq.ft.per unit A%craue Lor Width. None None Name None None None Minimum Setbacks -Front yard 20 fi. 15 It. 20 ft 15 ft. 20 fL 15 ft. -Side facing strut on corner&thttwgh lots 201 fr. 10 ft_ to ft. Io ft. 20 fU 10 ft_ -Side yard 101 fr. 5 ft_[I] 14 ft. 5 ft.[1] IO fL 5 ft_[1] -Rear yard 20 fr. 15 ft. 20 ft. 15 ft. 20 ft_ 15 ft. -Side or rear yard abutting more restrictive zoning district 30 f7_ 30 ft_ 30 ft. 30 ft. 35 fU 35 ft_ -Distance between property line and uarag{e entrance 201 ft. 20 ft. 20 f3. 20 It 20 ft. 20 Ii. Maximum height 35 ft. 35 ft_ 45 ft 45 rt. 60 ft._ till It.. Maximum Lot Coverage(2j SO".. 80% 801% iO'li 80% k0"n Minimum Landscape Requitement 201% 20% 2&' ,0".rn 20% lona [I]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. Multiple-family dwclline unit rt Single-family&Nulling unit Response: Compliance with specific development standards for the proposed planned development is shown in the table in section 350.060.0 of this report, which identifies the standards proposed to be modified through the planned development. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.020 Applicability This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.660.A, which is located at the end of this chapter. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the Tigard Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 39 Community Development Code (TCDC). Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter shall govern in the event of a conflict. Response: The proposed development is located within the River Terrace Plan District boundary as shown on Map 18.660.A. Therefore, the regulations of this chapter apply to the proposed development. 18.660.030 Provision of Adequate Public Facilities A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure Master Plans, in light of the desire of property owners to commence preliminary development prior to full implementation of these plans and with the understanding that no development rights vest and no development approvals can be granted until the infrastructure systems are in place or assured. B. Approval Standard. Land use applications for Subdivisions, Partitions, Planned Developments, Site Development Reviews, and Conditional Uses may be approved when the applicable standards in Subsection 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. Response: The applicant is requesting deferral of the requirement to demonstrate compliance with the transportation, sewer and stormwater approval standards of this section, as identified in subsection C. The applicant will establish a Development Agreement with the City to establish alternative schedules for meeting compliance with the criteria in this section. C. Deferral of Compliance. 1. The applicant may request to defer demonstrating compliance with one or more of the standards in Subsections 18.660.030.6 and E as provided for below: a. Preliminary Plat: Deferral of compliance to Final Plat approval. b. Planned Development Concept Plan (without a land division proposal): Deferral of compliance to Detailed Development Plan approval. c. All other development applications: A condition of development approval requiring demonstration of compliance no later than 180 days after approval or prior to Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 40 submission of applications for building or public facility improvement 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 Plat or Detailed Development Plan approval, or prior to expiration of the condition of approval described in Subsection C.1.c above. 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 18.660.030.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. Response: The applicant is requesting deferral of the requirement to demonstrate compliance with the approval standards of subsection B, as identified in this section. The applicant will establish a Development Agreement with the City to establish alternative schedules for meeting compliance with the criteria in subsection C. D. Exception. Response: The applicant is not requesting an exception to one or more of the standards in subsection B. therefore, this section does not apply. E. Additional Standards. 1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including but not limited to pump stations and trunk lines, shall be located and designed to serve the proposed development and not unduly or unnecessarily restrict the ability of any other property to develop in accordance with the applicable River Terrace infrastructure Master Plan. Infrastructure improvements shall be evaluated for conformance with this standard during the land use review process. The city shall take into account the topography, size, and shape of the development site; the impact of the improvement on the development site; and, the reasonableness of available options during its review. The applicant shall not be required to reduce Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 41 otherwise permitted density or obtain a variance to demonstrate compliance, but this standard may be considered in reviewing a Variance application. 2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are located, wherever possible, within existing or future rights-of-way. Easements and rights-of-way shall extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way shall be evaluated for conformance with this standard during the land use review process. Dedications of easements and rights-of-way shall be required as a condition of land use approval, except where the approval is for a future phase of a Planned Development or land division approval. 3. Development in water pressure zone 550 shall either provide or demonstrate that there is sufficient water capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another water pressure zone that has sufficient capacity, to the satisfaction of the City Engineer and Tualatin Valley Fire and Rescue during the land use review process. 4. Development in the north and south sewer sub-basins shall demonstrate, where applicable, that there is sufficient pump station capacity and associated force mains to serve the proposed development, or that it can be served by other system improvements, to the satisfaction of the City Engineer and Clean Water Services during the land use review process. 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 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. Response: The applicant is not proposing water transmission or sewer trunk lines, or interim stormwater management facilities. The proposed development is located and Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 42 designed so as not to 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. The applicant is not requesting a variance that would necessitate consideration of this standard. 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. Response: The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. 18.660.040 Approval Criteria A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Sections 18.420.050 and 18.430.040, the following approval criteria shall apply to all Partition and Subdivision Preliminary Plat applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design and construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington County, where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. 2. The preliminary plat 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. 3. Where future re-division is proposed pursuant to Subsections 18.420.020.D or 1 8.430.020.C, a plan for future phases shall show the location of lot lines, rights-of-way, easements, and other details of Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 43 layout that demonstrates that future division may readily occur without violating applicable zoning district requirements and development standards of the TCDC. Response: As demonstrated on the Circulation Plan (See Exhibit C-9), the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. The River Terrace Transportation System Plan Addendum Figure 3 shows SW Roy Rogers Road as an arterial street, SW Bull Mountain Road as a collector street, and proposed River Terrace Boulevard as a collector street. Frontage improvements will be in accordance with the arterial and collector street standards, as discussed in later sections of this report. In conformance with the River Terrace Transportation System Plan Addendum Figure 6, the proposed development will incorporate a section of River Terrace Boulevard and associated trail system through the center of the site. No additional streets, street extensions, and intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Map 14 - Transportation Improvements does not identify connections to existing or future streets around the edges of the subject site, other than River Terrace Boulevard. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. With the provision of the above mentioned future street connections, 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. No phased development is proposed as part of the proposed development. 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 Review applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington County, where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. Response: As demonstrated on the Circulation Plan (See Exhibit C-9), the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. In conformance with the River Terrace Transportation System Plan Addendum Figure 6, the proposed planned development will incorporate a section of River Terrace Boulevard and associated trail system through the center of the Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 44 site. No additional streets, street extensions, and intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Map 14 - Transportation Improvements does not identify connections to existing or future streets around the edges of the subject site, other than River Terrace Boulevard. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. The development conforms to approved plats of subdivisions and maps of partitions of abutting properties, as to width and general direction, where applicable. 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. Response: The applicant understands that 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. 18.660.050 Community Commercial Development Standards [PLACEHOLDER] Response: The proposed development is not in the Community Commercial zone. This section does not apply. 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 development standards in this section shall apply to the types of development listed below on lots abutting the River Terrace Boulevard right- of-way (ROW). The general location of the River Terrace Boulevard ROW is shown on Map 18.660.B, which is located at the end of this chapter. The Public Works Director, in consultation with the Community Development Director, shall approve the final ROW alignment. 1. All residential single-family attached, single-family detached, and duplex development. 2. All multifamily residential development. 3. All development subject to conditional use approval. Response: The proposed residential planned development property abuts the River Terrace Boulevard right-of-way as shown on Map 18.660.B. Therefore, this section applies. B. Building Placement and Design. 1. The following standards shall apply to all single-family, duplex, and multifamily residential development that is located on the side of the Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 45 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 18.660.070.1. ii. 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 18.660.070.1.1, 2, 4, and 5 for the facade that faces the River Terrace Boulevard ROW. Response: Lots located on the side of the River Terrace Boulevard ROW opposite the trail corridor will abut the River Terrace Boulevard ROW with their front or side lot lines, with the exception of lots 223-233, as shown on the Preliminary Plat in Exhibit C-6. The applicant is seeking an adjustment in accordance with Subsection 18.660.060.D for lots 223-233. Lots with front lot lines abutting the River Terrace Boulevard ROW will meet all of the building design standards in Subsection 18.660.070.G, as shown on the Conceptual Elevations in Exhibit J and described below. Lots with side lot lines abutting the River Terrace Boulevard ROW will 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 facade that faces the River Terrace Boulevard ROW, as shown on the Conceptual Elevations in Exhibit J and described below. Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (see Exhibit J) to show conceptual elevations representative of the product type that Polygon builds in order to demonstrate that the housing types that Polygon is likely to build in the proposed development will meet these standards. 2. The following standards shall apply to all single-family, duplex, and multifamily residential development that is located on the side of the River Terrace Boulevard ROW with the trail corridor, except as approved through the adjustment process in 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 18.660.070.1. 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 Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 46 Subsections 18.660.070.1.1, 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. Response: The proposed development will consist of single-family units. Lots located on the side of the River Terrace Boulevard ROW with the trail corridor will abut the River Terrace Boulevard ROW with their side or rear lot lines. Lots with side or rear lot lines abutting the River Terrace Boulevard ROW will 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 facade that faces the River Terrace Boulevard ROW, as shown on the Conceptual Elevations in Exhibit J and described below. The development will provide at least one walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, as demonstrated on the Preliminary Plat in Exhibit C-6. Based on the standards provided in the section, the project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (see Exhibit J) to show conceptual elevations representative of the product type that Polygon builds in order to demonstrate that the housing types that Polygon is likely to build in the proposed development will meet these standards. 3. The following standards shall apply to all development subject to conditional use approval that is located on either side of the River Terrace Boulevard ROW, except as approved through the adjustment process in accordance with Subsection 18.660.060.D. a. Any building that is located within 40 feet of the River Terrace Boulevard ROW shall meet all of the building design standards in Subsection 18.660.070.1 for the entire elevation that faces the River Terrace Boulevard ROW, including those portions of the building façade that may be further than 40 feet from the ROW, or as otherwise determined by the approval authority through the conditional use review process. b. Any landscape element or structure, including an accessory structure or fence, that is located in a yard abutting the River Terrace Boulevard ROW shall be located and designed to support and reinforce a positive pedestrian streetscape experience. c. Conditional use development located on the side of the River Terrace Boulevard ROW with the trail corridor shall provide at least one walkway connection between the development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length, or as otherwise determined by the approval authority through the conditional use review process. d. Conditional use development shall not include parking lots within 40 feet of the River Terrace Boulevard ROW. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 47 Response: The proposed development does not have conditional uses. This section does not apply. 4. Direct individual access to River Terrace Boulevard from single-family and duplex development sites is not permitted along the River Terrace Boulevard ROW, except as approved through the adjustment process in accordance with Subsection 18.660.060.D. Direct access to River Terrace Boulevard from multifamily residential, conditional use, and commercial development sites are allowed where no other practicable alternatives exist. If direct access is permitted by the city through the site development or conditional use review process, the applicant shall be required to mitigate for any safety or traffic management impacts identified by the City Engineer. This may include, but is not limited to, the construction of an on-site vehicle turnaround to eliminate the need for any vehicle turning or backing movements in the public right-of-way. Response: The proposed development does not include direct individual access to River Terrace Boulevard from single-family and duplex development sites. All lots abutting River Terrace Boulevard will take access from local residential streets. 5. Fences, walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over 3 feet in height are not permitted in any front, side, or rear yard that lies between any single-family, duplex, or multifamily residential development site and the River Terrace Boulevard ROW, except as allowed below or as approved through the adjustment process in accordance with Subsection 18.660.060.D. Unstained wood, unfaced concrete masonry units (CMU), and chain link fencing are not permitted, except as required for wetlands or other sensitive areas. a. Fences or walls that are an integral part of an entry, such as on a porch or stoop, are allowed subject to the underlying base zone's setback standards. b. Single-family and duplex development sites with side lot lines abutting the River Terrace Boulevard ROW may have a fence, wall, or hedge up to 6 feet in height and 25 feet in length along the side lot line for the purpose of enclosing a rear yard. Additionally, a fence, wall, or hedge up to 6 feet in height may be of any length along the rear lot line and in the side yard abutting the River Terrace Boulevard ROW for the purpose of enclosing the same rear yard. See Figure 18.660.1 below for an illustration of this fence allowance. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 48 Figure 13.660.: Fence Allowance for Side Lot Lines Abutting River Terrace Boulevard • Fcncc up to 6 in height i • Ul X: 5' length restriction Y. Na length restriction Dear Yard u1 c 0 I c I T I 1 IProperty Line RIVER TERRACE BLVD Response: No Fences, walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over 3 feet in height will be placed in any front, side, or rear yard that lies between the applicable residential development identified in Section A above and the River Terrace Boulevard ROW, except as allowed in paragraph b of this section. C. Density Bonus. In order to help offset the land and development costs associated with the construction of River Terrace Boulevard, residential development sites abutting River Terrace Boulevard ROW that are not proposing a Planned Development may choose to propose smaller and narrower lots along River Terrace Boulevard in 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 18.715.020.6 and C. This density bonus shall only apply to those proposed residential lots within a subdivision that will have a front, side, or rear lot line abutting the River Terrace Boulevard ROW. All other proposed lots within the subdivision shall be subject to the minimum lot size and width standards of the underlying base zone. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 49 Table 13.660.1 Reduced Minimum Lot Size and Width for Residential Lots with Lot Lines Abutting River Terrace Boulevard ROW Minimum Lot Size Minimum Lot Width R-44.5 Single-family detached lots 4.500 sf 40 ft Duplex lots 7,400 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-f milt'attached lots Minimum lot area per dwelling unit for multi-family developments Response: The applicant is not requesting a density bonus under the provisions of this section. D. Adjustments. Adjustments shall be processed through a Type II procedure, as governed by Section 18.390.040. The applicable approval authority may grant an adjustment to a standard(s) in this section if all of the following approval criteria can be met. 1. The standard(s) cannot be met due to: a. Topography or other natural constraints associated with the specific development site; or b. Public safety concerns or other legitimate considerations associated with the specific use. 2. The proposed design provides safe and convenient vehicle and pedestrian connections to River Terrace Boulevard 3. If fences or walls, including retaining walls, over 3 feet in height are proposed, they are constructed of high-quality materials including, but not limited to, brick, stone, or wrought iron. Unstained wood, unfaced concrete masonry units (CMU), and chain link are not permitted, except as required for wetlands or other sensitive areas. Response: The applicant is seeking an adjustment for the standards of Subsection 18.660.060.6 for lots 223-233, as the rear lot line will face River Terrace Boulevard on the side opposite the trail corridor. Lots 223-233 have not been positioned with their front lot lines facing River Terrace Boulevard because driveways are located on the front lot line and standards restrict vehicular access and driveways to River Terrace Boulevard, as it is a collector street. The design of streets within the site are restricted by topographical constraints in the southern portion of the site, existing natural resources, and the location of arterial and collector streets bordering the site. The proposed design provides safe and convenient pedestrian connections to the pedestrian facilities within the River Terrace Boulevard ROW. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 50 18.660.070 Planned Developments The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way, including tracts for vehicle access, to 20% of gross site acreage for the purpose of calculating net development area and density as described in Subsections 18.715.020.A.3 and 4. Response: The proposed development will utilize the 20% deduction of land dedicated for public or private rights-of-way for the purpose of calculating net development area and density. As shown on the Density Calculation Maps Et Tables (see Exhibit C-4), the proposed development meets minimum and maximum densities using the standards described in Subsections 18.715.020.A.3 and 4. B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in Subsection 18.350.060.0 shall not apply. The following specific development standards shall apply in their place. 1. Lot dimensions. The minimum lot area and lot width standards of the underlying base zone shall not apply to any lots, including those lots abutting right-of-way, with the following exception: a. Lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the minimum lot area and lot width standards of the underlying base zone. 2. Building height. The maximum building height standard of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, with the following exception: a. Buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall be set back 1 additional foot for every 2 feet of height above the maximum height allowed on the side of the lot abutting the perimeter. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of- way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 51 proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right- of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to 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 buildings on lots not included 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 Subsections B.1 - 3 above. Response: The proposed development contains lots on the eastern perimeter of the River Terrace Plan District that abut existing residential development. These lots meet the minimum lot area and lot width standards of the underlying base zone, as shown on the Preliminary Plat in Exhibit C-6. Lots on the eastern boundary will meet the setback standard of the underlying R-4.5 base zone, as shown on the plans in Exhibit C. Setbacks are further addressed in section 18.350.060.0 of this report and proposed modifications are shown in Table A and on the Typical Lot Plans in Exhibit C-12. All lots will meet all requirements of the Uniform Building and Fire Code. All lots provide a minimum garage or carport setback of 20 feet where vehicle access is taken from a public right-of-way, except as specifically shown in Table A and on the Typical Lot Plans in Exhibit C-12. C. Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5 shall only apply to multifamily development. Response: The proposed development consists of single-family development. Therefore, the private outdoor area requirements of 18.350.070.D.5 do not apply. D. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor recreation and open space requirements of 18.350.070.D.6 shall only apply to multifamily development. Response: The proposed development consists of single-family development. Therefore, the shared outdoor recreation and open space requirements of 18.350.070.D.6 do not apply. E. Shared open space facilities. The shared open space facility requirements of Subsection 18.350.070.D.13 shall not apply. In lieu of these requirements, the following open space requirements and development enhancements shall apply. These requirements are intended to provide the community with added benefits that are consistent with the overall development vision for Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 52 River Terrace as described in the River Terrace Community Plan and River Terrace Park System Master Plan Addendum. 1. The development shall provide parks, trails, and/or open space that: a. Meets a need for neighborhood 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. Response: The proposed development will provide parks, trails, and/or open space that 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. The park in the center of the site will fulfill the need for one of the neighborhood parks identified in the River Terrace Park System Master Plan Addendum, to be dedicated to the public. The site also incorporates a section of River Terrace Boulevard and the associated trail corridor, to be dedicated to the public. 2. The development shall include at least three (3) of the following development enhancements: a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement shall be maintained by a homeowner association. b. Nature trails along or through natural resource areas or open spaces. Trails through protected natural resource areas must obtain all necessary approvals and meet all applicable development standards. Trails shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails in a public access easement shall be maintained by a homeowner association. c. Trails, paths, or sidewalks that provide direct access to a public park or recreation area that is no further than one-quarter mile from the development site. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement shall be maintained by a homeowner association. d. Intersection treatments that are acceptable to the City Engineer and that elevate the pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other similar treatments. e. High-quality architectural features on attached and detached single-family dwelling units and duplexes that meet the building design standards in Subsection 18.660.070.1. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 53 Response: The proposed development will include a and e of the development enhancements identified in this section. As shown on the Preliminary Plat in Exhibit C- 6, the development includes a public multi-use trail corridor associated with the proposed River Terrace Boulevard through the center of the site, which will facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations surrounding the site. The development also includes pedestrian connections and trails throughout the site, to be located within public access easements and maintained by a homeowner association. The pedestrian connections along the east side of River Terrace Boulevard cannot meet ADA standards due to the steeper topography in this area. The Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J demonstrate the proposed high-quality architectural features on attached and detached single-family dwelling units that meet the building design standards in Subsection 18.660.070.1. These exhibits are representative of the product type that Polygon typically builds. They demonstrate that the product type Polygon is likely to build in the proposed development can comply with the standards of Subsection 18.660.070.1. Architectural features are further described in Subsection 18.660.070.1. 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 right-of-way that is not part of a stormwater management facility. b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative and solid barrier component outside of the public right-of-way. 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. Response: The applicant is providing c in lieu of one of the enhancements listed in Section E.2 above. The proposed development will include park facilities in the neighborhood park abutting the River Terrace Trail corridor, thus contributing to meeting the city's level of service standards in the River Terrace Park System Master Plan Addendum for both neighborhood parks and trails. These facilities, as shown in the Park Planting Plan (see Exhibit C-L4.01), will include a community building and pool for use by the HOA residents, a tot lot play area, a youth play area, a shelter with picnic tables, bike racks, an overlook with benches, an open play lawn, a basketball half court, and pedestrian trails and pathways. Additionally, the multi-use River Terrace Trail Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 54 corridor will run through the site and provide a pathway for both pedestrians and bicycles. 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 18.810.080.6 shall not apply. Response: Open space in the proposed development will comply with the standards of Subsection 18.350.070.D.14, as detailed in that section of this report. G. Street Design Standards. The standards of Chapter 18.810 shall apply in addition to the specific provisions for public skinny streets, private streets, and private alleys in Subsections 18.660.080.D and E. Response: As shown on the Circulation Plan in Exhibit C-9, streets in the proposed development meet the standards of Chapter 18.810 in addition to the specific provisions for public skinny streets, private streets, and private alleys in Subsections 18.660.080.D and E. H. Phased Development. The provision for phased development allowed by Subsection 18.350.030.D.1 is modified as follows to clarify the total time period allowed for developing a site in phases: Any additional required land use approvals shall be obtained, e.g. partition or subdivision, and a complete building permit application(s) for the final proposed phase of development shall be submitted to the city within seven years of the Detailed Development Plan approval in order to be issued under the original approval. Response: The proposed development will be constructed in one phase. Phased development is not proposed. I. Design Standards for Single-Family Dwelling Units and Duplexes. The following design standards apply only when the applicant chooses to provide them under Subsection 18.660.070.E.2.e or where otherwise specified in this chapter. These standards apply to attached and detached single-family dwelling units and duplexes. They are intended to promote architectural detail, human- scale design, street visibility, and privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. The graphics provided are intended to illustrate how development could comply with these standards and should not be interpreted as requiring a specific architectural style. An architectural feature may be used to comply with more than one standard. Response: The design standards of this section apply to all attached and detached single-family dwelling units within the proposed development, as required according to section 18.660.060.6 and 18.660.070.E.2.e. The Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J shows compliance with individual standards for each product type. These exhibits are representative of the product type that Polygon typically builds. They demonstrate that the product type Polygon is likely to build in the proposed development can comply with the standards of Subsection 18.660.070.1. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 55 1. Articulation. All buildings shall incorporate design elements that break up all street-facing facades into smaller planes as follows. See Figure 18.660.2 for an illustration of articulation. Figure 18.660.2: Building Articulation a • „7:. ,,,,, Dormer ,i - 4' ail € 111Id 1 Bafcony '� -, Porch F, Ma —Recessed la cede 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. 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 facade 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. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 56 Response: Compliance with the articulation standards of this section is demonstrated in the Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J, as applicable. The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix (see Exhibit J) based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. Housing types 5017A, 5017D, 3B, and 5D have 30 - 60 feet of street frontage. Housing type 5017A, 3B, and 5D will have front porches at least 5 feet deep and 6-foot wide vertical wall offsets of at least 2 feet. Housing type 5017D will have 6-foot wide vertical wall offsets of at least 2 feet. All other housing types will have less than 30 feet of street frontage, so this standard does not apply. No buildings on lots with over 60 feet of street frontage are proposed. 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 below 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. Figure 18.660.3: Eyes on the Street Street-lacing windows and main entrance door '� p of garage door ZI I window area i , a 1 k 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 Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 57 count toward meeting this standard provided that the windows are transparent and allow views from the building to the street. Glass blocks and privacy windows in bathrooms do not count toward meeting this standard. ii. Garage Door Windows. Half of the window area in the door(s) of an attached garage may count toward meeting this standard. b. Entrance Doors. Door area is considered the portion of the door that moves. Door frames do not count toward this standard. Entrance doors used to meet this standard must be parallel to the street or at an angle that is no more than 45 degrees from the street. Response: Compliance with the eyes on the street standards of this section is shown in the Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J, as applicable. The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. Housing type 5017A will have windows or entrance doors on 19.1% of the street facing façade, housing type 5017D will have windows or entrance doors on 23.8% of the street facing façade, housing type 2D will have windows or entrance doors on 28.0% of the street facing façade, housing type 3B will have windows or entrance doors on 17.7% of the street facing façade, housing type 4A will have windows or entrance doors on 23.5% of the street facing façade, housing type 5D will have windows or entrance doors on 18.8% of the street facing façade, and housing types 7B and 8A will have windows or entrance doors on 31.6% of the street facing façade. 3. Entrances. At least one entrance must meet both of the following standards. See Figure 18.660.4 below for an illustration of 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 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. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 58 Figure 18.660.4: Entrances ! k I 9 I I 1 I GARAGE DWELLING I I GARAGE DWELLING I Uhltt Ae. I I UNf" '! _ _ _ __ a_ . I h }r 7fl.II"i I _ Man 1 t J'910-inc5 I I • k u t I Ilir Porch a I — i i � � a Longest i I I _ Poraii entr, -' street-faring wwail(♦ I r I � ol:dwellingunit I I Front lot line I I Front rot line STREET STREET Response: Compliance with the main entrance standards of this section is demonstrated in the Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J, as applicable. The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. All housing types shown on the Design Standards Compliance Matrix in Exhibit J will have at least one entrance that is set back no further than 8 feet beyond the longest street- facing wall of the building and is parallel to the street, at an angle that is no more than 45 degrees from the street. 4. Detailed Design. All buildings shall include at least five (5) of the following elements on all street-facing facades. 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. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 59 Figure 18.660.5: Detailed Design Elements J� Roof line offsets Roof eaves tr, Window trim li fi_ =1111 - ETE, I Covered porch Recessed entry • c. Wall offset: A minimum offset of 16 inches from one exterior wall surface to the other. d. Dormer: A minimum width of 4 feet that is integrated into the roof form. e. Roof eave: A minimum projection of 12 inches from the intersection of the roof and the building walls. f. Roof offset: A minimum offset of 2 feet from the top surface of one roof to the top surface of the other. g. Roof shingles: Tile or wood shingle roofing material. h. Roof design: Gable roof, hip roof, or gambrel roof design. i. Roof pitch: One roof pitch of at least 500 square feet in area that is sloped to face the southern sky and has its eave line oriented within 30 degrees of the true north/south axis. j. Horizontal lap siding: A minimum width of 3 to 7 inch laps in the visible portion once installed. The siding material must be wood, fiber-cement, or vinyl to meet this standard. k. Accent siding: Brick, cedar shingles, stucco, or other accent material that covers a minimum of 40% of the street-facing facade. I. 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- Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 60 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 facade width, as measured between the inside of the garage door frame. Response: Individual elements for each housing type are identified in the Design Standards Compliance Matrix in Exhibit J. Compliance with the detailed design standards of this section is demonstrated in the Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J, as applicable. The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. Housing types 5017A and 3B will include 9 elements, housing type 5017D will include 8 elements, housing types 2D and 5D will include 6 elements, housing type 4A will include 5 elements, and housing type 7B, 8A and row homes and will include 7 elements. This information demonstrates that Polygon's product can comply with this standard. 5. Garages and Carports. These standards are intended to prevent garages from obscuring or dominating the street-facing facade of residential buildings. See Figure 18.660.6 below for an illustration of garage door width. a. Garage Setback: A garage or carport shall be no closer to the front or side lot line than the longest street-facing wall of the building that encloses living area, except as follows: i. A garage or carport may extend up to 5 feet in front of the longest street-facing wall if there is a covered front porch and the garage or carport does not extend beyond the front of the porch. ii. A garage or carport may extend up to 5 feet in front of the longest street-facing wall where the garage is part of a 2-story building and there is a window on the second story above the garage that faces the street with a minimum area of 12 square feet. b. Garage Door Width: The width of a garage door is the width of the opening as measured from inside the garage door frame. i. A dwelling is allowed one 12-foot-wide garage door, regardless of the total width of the street-facing facade. ii. A dwelling may have a garage door wider than 12 feet provided that it does not exceed 40% of the total width Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 61 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. Figure 18.660.6:Garage Door Width . . . . . . . . :Property Line — _ �._ _ —, _ � � � � t Building X: 12' allowed outright. More than 12'allowed when X no more than 40%(or 50%in some circumstances)of Y. Y: Street-facing facade. Garage (x measured between the inside ' of the garage door X —1 frame) N y STREET Response: Compliance with the garages and carports standards of this section is demonstrated in the Conceptual Elevations and Design Standards Compliance Matrix in Exhibit J, as applicable. The project architect has prepared the Conceptual Elevations and Design Standards Compliance Matrix based on the standards provided in this section to show conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the housing types Polygon is likely to build in the proposed development will meet the applicable standards. Housing types 2D, 4A, 7B, 8A, and D (row houses) are alley loaded houses. Each of the housing types listed in the Design Standards Compliance Matrix is either alley loaded or has a garage that is no closer to the front or side lot line than the longest street-facing wall of the building that encloses living area. Additionally, each of the housing types is either alley loaded or has a garage with a door that does not exceed 40% of the total width of the street-facing facade on which the garage door is located, or has a garage with a door that is up to 50% of the total width of the street-facing facade and includes at least seven detailed design elements from Subsection 18.660.070.G.4 on the street- facing facade on which the garage door is located. Individual elements for each housing type are identified in the Design Standards Compliance Matrix in Exhibit J. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 62 18.660.080 Street Design A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as shown in Figure 18.660.7 below. The general location of River Terrace Boulevard is shown on Map 18.660.B, which is located at the end of this chapter. Figure 13.660.7:River Terrace Boulevard Cross-Section F a, 14'M ian/ $, ' Q 11'—*Ium.laoe': :._l- 5.5" 1;,=;. 12'1'r3il 13`"" R}W 110' 3 Lane 11071/W WW lneludes 0.5'cart, "Interspersed with 6'landscape drip exte0Si6ns ...lrrc1udes 2`+~learance from travel lames and 0-5'curb on both sides •'•'26'rrainirraum width c f lendseeping unequally distributed ern bah sides oaf the tra+l 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. 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). Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 63 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: See Subsection 18.660.060.8.4. Response: The section of River Terrace Boulevard within the proposed development site will meet the Design Standards of this section, as demonstrated on street section F on the Circulation Plan in Exhibit C-9. The proposed section of River Terrace Boulevard will have a 110' right-of-way, and includes the specific sidewalks, landscape strips, bike facilities, on-street parking, travel lanes, trail corridor, street lighting and vehicle access standards specified above. B. Collector within Community Commercial Zone. Response: The proposed development is not within the Community Commercial Zone. Therefore, this section does not apply. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 64 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 18.660.6 at the end of this chapter. [PLACEHOLDER FOR ROY ROGERS ROAD AND SCHOLLS FERRY ROAD CROSS SECTIONS] Response: The proposed development does abut Roy Rogers Road, an arterial street in the River Terrace Plan District. The improvements proposed where the site abuts Roy Rogers Road are shown as street section E on the Circulation Plan in Exhibit C-9. D. Public Skinny Streets and Private Streets. Development sites that have public street frontage on an Arterial Street upon which they cannot take vehicle access shall take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.810.6.B. Private street standards are established by the City Engineer pursuant to Subsection 18.810.030.T: 1. The skinny street option in Figure 18.810.6.6 may be used: a. Regardless of the expected number of vehicles per day; and b. When the applicant can demonstrate that the development fronting the proposed skinny street meets the on-street parking standards in Section 18.660.100; and c. When the proposed skinny street is located in a Planned Development. 2. A private street option may be used: a. When the applicant can demonstrate that a public street option is appropriate for the development being proposed and/or is not practicable due to topography or other natural constraints associated with the specific development site; and b. When the applicant can demonstrate that the proposed private street design provides safe and convenient vehicle and pedestrian connections to the public street network; and c. When the applicant can demonstrate that the development fronting the proposed private street meets the on-street parking standards in Section 18.660.100; and d. When the proposed private street is located in a Planned Development; and e. When the proposed private street will be managed by a homeowner association into perpetuity. For each private street there shall be a legal recorded document that includes the following at a minimum: 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. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 65 3. Private streets that are proposed in locations others than those described in Subsection D.2 above shall meet all of the standards in Subsection 18.810.030.T. 4. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from Subsection 18.370.020.C.9. Response: The proposed planned development has public street frontage on an Arterial Street upon which it cannot take vehicle access. Access will be taken from a private street that provides safe and convenient vehicle and pedestrian connections to the public street network. Proposed private streets are shown as street sections G1, G2, G4 and G5 on the Circulation Plan in Exhibit C-9. The private streets will be managed by the HOA and will include a legal recorded document with a legal description, ownership, use rights and a maintenance agreement. Use of a public street option is not appropriate for row homes (attached single-family) and is not practical given the topographic constraints associated with the site. Public Street standards would result in loss of units and compromise the project's ability to provide for a compact urban development plan as anticipated in the River Terrace Community Plan. Private streets will meet on-street parking requirements as shown on the Parking Plan in Exhibit C-10. E. Private Alleys. Development sites that have public street frontage on a Local Street, Neighborhood Route, or Collector Street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in Subsection 18.810.030.R. Adjustments to any of these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from Subsection 18.370.020.C.9: 1. The proposed alley is located in a tract for private access purposes; and 2. The proposed alley is 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. Response: The proposed planned development will provide vehicle access for some lots through alleys located in tracts for private access purposes and that are a minimum width of 20 feet and will be managed by a homeowner association into perpetuity. Proposed private alleys are shown as street section G3 on the Circulation Plan in Exhibit 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. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 66 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. 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. Response: The street system of the proposed planned development has been designed so as to minimize the number of streets crossing River Terrace Boulevard trail. Two streets will cross River Terrace Boulevard on this site. No public or private school site are located on this site. The perimeter of blocks formed by streets in the proposed development will 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. Two pedestrian/bike connections are provided to the River Terrace Boulevard. Topographical constraints in the southern area of the site limits the ability to provide more pedestrian/bike connections. 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. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 67 Response: The proposed development will provide more than the required number of on-street parking spaces, as shown on the attached Parking Plan (See Exhibit C-10). The development includes 115 detached single-family units with 4 off-street parking spaces, which requires 1 on-street parking space for every 2 of these units, totaling 58 required on-street parking spaces. The development also includes 51 detached single-family units with 3 off-street parking spaces, which require 1 on-street parking space for every 2 of these units, totaling 26 required on-street parking spaces. The development also includes 78 attached single-family units with 2 off-street parking spaces, which requires 1 on-street parking space per unit, totaling 78 required on-street parking spaces. Thus, a total of 126 on-street parking spaces are required. A total of 325 on-street parking spaces are provided as shown on the attached Parking Plan (see Exhibit C-10) which greatly exceeds the required total of 162 on-street parking spaces. The development is providing 240 on-street parking spaces for the detached single- family units, which greatly exceeds the 84 spaces required. The development provides 85 on-street parking spaces for the attached single-family units, which exceeds the 78 spaces required. C. Dimensional Standards. Parking spaces shall be at least 20 feet in length. Parking spaces may not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. Response: Parking spaces within the proposed development will be at least 20 feet in length and will not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard, as demonstrated on the attached Parking Plan (See Exhibit C-10). D. Location Standards. Required on-street parking spaces shall be provided within the development site and along the affected lot's street frontage by parallel parking, except as provided below. 1. All or some of the on-street parking spaces required in Subsection B.1 - 3 above may be provided on a street frontage not associated with the affected lot provided that the required parking space(s) is located on the same block and within 200 feet of the affected lot. 2. All or some of the on-street parking spaces required in Subsection B.1 - 3 above may be provided in parking courts that are interspersed throughout the development when the following standards are met: a. A parking court shall contain no more than 8 parking spaces. b. A parking court shall be located within 200 feet of the affected lots. c. Parking courts within the same block and on the same side of the street shall be separated by at least 200 feet of street frontage. d. A parking court shall be paved and comply with all applicable grading and drainage standards in the TCDC. e. A parking court shall have a landscape strip around its perimeter that is at least 5 feet wide and contains living ground cover and trees spaced every 15 - 40 feet on center. The ground cover shall include Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 68 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 association into perpetuity. For each parking court there shall be a legal recorded document that includes, at a minimum, the following: i. A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. j. No portion of a parking court, including landscaped areas, shall be used to satisfy any requirement for open space or recreation. Additionally, no paved portion of a parking court shall be used as a development's stormwater management facility where it would interfere with the use of the court for parking. k. A parking court shall be used solely for the parking of operable passenger vehicles. E. Adjustments. Adjustments to these standards shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Subsection 18.370.020.C.6.a. Response: Parking spaces within the proposed development will meet the location standards of this section, as demonstrated on the attached Parking Plan (See Exhibit C- 10). 1. All on-street parking spaces required in Subsection B.1 - 3 above are either provided on a street frontage associated with the affected lot or on the same block and within 200 feet of the affected lot. The development does not propose the use of parking courts and no adjustments are requested. 18.660.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed by the applicant in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in accordance with Subsection 18.785.030, meet the approval criteria in Subsection 18.785.040.C, and comply with the provisions in this section. If the applicant does not propose a temporary sales office or model home in conjunction Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 69 with a preliminary plat application for a subdivision, one or both may be proposed at a later date in accordance with Chapter 18.785. A. Temporary Sales Office 1. No more than one temporary sales office, not including a sales office in a model home, per subdivision may be approved for placement on a lot intended for a dwelling unit as shown on the preliminary plat. 2. Conditions of approval for a temporary sales office shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. 3. Any improvements to the property shall be designed and constructed so as to not preclude future use of the property as zoned. Response: The applicant proposes one temporary sales office with the proposed development, as shown on the Model Home Site Plan in Exhibit C-11.1. The temporary sales office will not in one of the model homes. The property used for the temporary sales office will not be permanently approved for any purpose or so as to preclude construction of a dwelling. B. Model Homes 1. The number of model homes shall be limited to: a. Three, or one for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a Planned Development application. b. One, or one for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is not proposed in conjunction with a Planned Development application. 2. Conditions of approval for a model home shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 70 curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering and/or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, façade design, and access. Nothing in this section shall be construed as recognizing the lot on which the model home is located as a final approved lot for any purpose. Nor shall the model home approval be the basis for a variance, exception, vested right or nonconforming use. 5. No model home may be occupied except during established business hours and in no event shall be used as an overnight accommodation. 6. One model home may be used as a temporary sales office in lieu of a temporary sales office approved in accordance with either Subsection 18.660.110.A or Subsection 17.785.020.C. Response: The applicant proposes six model homes with the proposed development, as shown on the Model Home Site Plan in Exhibit C-11.1. The above code section allows for one model home for every 6 acres of land proposed for subdivision (40.0 acres site area / 6 = 6.7). No model home will be occupied except during established business hours. A parking lot will be added to serve the model homes and sales office. Each model home will be sited and constructed on a separate preliminary lot intended for a dwelling unit as shown in the Model Home Site Plan in Exhibit C-11.1and in conformance with all standards applicable to a dwelling unit, including but not limited to: setbacks, lot coverage, height, design and access. The applicant is not proposing use of a model home as a temporary sales office in lieu of a temporary sales office approved under the section below. A temporary sales office is proposed within a separate modular building. C. Owner Authorization and Performance Bond. The temporary use application for the sales office and/or model home(s) shall include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to Subsection D.2 below. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. Response: As shown on the Model Home Site Plan in Exhibit C-11.1, the applicant is not proposing use of one of the model homes as a temporary sales office in lieu of a Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 71 temporary sales office approved under this section. A temporary sales office is proposed within a separate modular building. The property used for the temporary sales office will not be permanently approved for any purpose or so as to preclude construction of a dwelling. D. Removal of Model Home or Temporary Sales Office 1. If final plat approval is not obtained prior to the lapse of the preliminary plat approval, each model home or temporary sales office shall be removed and the property restored and made safe by the applicant or owner. This shall occur no later than 60 days after the lapse of the preliminary plat approval in accordance with Section 18.430.030, including any approved extension. 2. A model home or temporary sales office not removed in accordance with Subsection D.1 above shall be declared a nuisance. The city shall enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s) in accordance with the owner authorization and performance bond required in Subsection C above. Response: Each model home and the temporary sales office will be removed, and the site restored and made safe, no later than 60 days after lapse of the preliminary plat as provided for in Section 18.430.030, including any approved extension. In the case that a model home or temporary sales office is not removed in accordance with paragraph 1 above, the applicant authorizes the City to enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s). The applicant will post a performance bond in favor of the city in an amount designated in the approval as a reasonable estimate of the cost of such sufficient to abate the nuisance, to be released upon final plat approval. 18.705 ACCESS, EGRESS Et CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 72 D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Response: A 244-unit subdivision for single-family detached and attached residential dwellings is proposed with this application. The attached Circulation Plan in Exhibit C- 9 and Parking Plan in Exhibit C-10 show the proposed access, egress, and circulation from and within the site as well as on-street parking. Compliance with Chapter 18.430 is addressed in preceding sections of this report. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the city. Response: The Applicant understands that the provisions and maintenance of access and egress, as stipulated by this title, are continuing requirements for the use of the residential lots proposed with this application. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. Response: The Circulation Plan in Exhibit C-9 demonstrates proposed access, egress, and circulation in compliance with the applicable standards. The preliminary plans provided in Exhibit C have been printed to scale. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the city Response: Residential lots will take access from existing or proposed public/private streets. Each residential lot will have access and egress through the provision of a driveway. No common driveways are proposed. No deeds, leases, or contracts are needed as no joint access is proposed. D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. Response: Driveways will connect directly with public streets and will be maintained at the required standards. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 73 E. Curb cuts. Curb cuts shall be in accordance with 18.810.030.N. Response: Compliance with Section 18.810.030.N is addressed in subsequent sections of this report. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Response: The proposed subdivision consists of detached single-family residential lots and single-family attached units. There will be no vehicular access to the front of the attached units. Each of the attached units in the proposed development will have its own parking space in an attached garage at the rear entrance of the unit. Access to the unit from the parking space will be provided through the attached garage. The development will not include a shared vehicular parking area. All attached units will have pedestrian access from the front entrance of the unit to the sidewalk along SW Roy Rogers Road or SW Mackay Terrace, which will provide access to adjacent streets and common open space and recreation facilities. Additionally, a sidewalk will be provided along both sides of the SW Cairns Terrace, the private street located at the rear of the Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 74 attached units. Through the sidewalk system along adjacent public and private streets, each residence is connected to vehicular parking areas, parks and open spaces and recreation facilities. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the commission for review when, in the opinion of the director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single- family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the city, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the city engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. Response: This application does not include any requests for building permits. The Applicant understands that the director may refer future building permit applications to the commission for review when it is determined that the access proposed is inadequate or hazardous. As shown on the Circulation Plan (see Exhibit C), no direct, individual vehicular access to arterial or collector streets from residential lots is proposed. All units adjacent to an arterial or collector street will take vehicular access to residential streets interior to the proposed development. H. Access Management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 75 the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: A traffic analysis prepared by Kittelson Et Associates is provided in Exhibit G, which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, and the City of Tigard. The proposed development includes a section of arterial street SW Roy Rogers Road along the west boundary of the site, a section of collector street SW Bull Mountain Road along the south boundary of the site, and the addition of a section of proposed collector street River Terrace Boulevard through the center of the site. As shown on the attached Parking Plan (see Exhibit C-10), no driveways are placed on arterial or collector streets. No lots in the proposed development will include direct access to arterial or collector streets. On lots where the driveway setback from the arterial or collector street is less than 150 feet, driveways are positioned in the lots as far away from the collector street as possible. Additionally, the queuing side of the street for SW Sunshine Coast Lane, SW Townsville Lane, SW Rockhampton Lane and SW Darwin Avenue have sufficient area for at least one car to queue and not interfere with driveways. As demonstrated on the Preliminary Plat (see Exhibit C-6)The proposed development includes two streets along collector street SW Bull Mountain Road which meet the minimum spacing standard of 200 feet, and two streets along collector street River Terrace Boulevard which meet the minimum spacing standard of 200 feet. All local streets in the proposed development will meet the minimum spacing standard of 125 feet, as shown on the Preliminary Plat (see Exhibit C-6). I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(SIX OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Minimum Pavement Unit/Lots Driveways Required Width Width l or 2 l 15' 10' 3-6 l 20' 20' Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 76 TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTIFAMILY RESIDENTIAL USE Dwelling Units Minimum Number of Minimum Access Minimum Pavement Sidev alks, Driveways Required Required Etc. -2 1 15' 10' 19 1 ' 24'if two-way, 15'if one-way: curbs and 5'walkway required 1 30' 24'if two-way _'i] '? r 30' 15'if one-way: curbs and 5' walkway required {}_1 0 ? * ' 24'curbs and 5'walkway required Response: A driveway will be provided for each of the proposed residential lots that has a minimum access width of 15 feet and a minimum paved width of 10 feet. 2. Vehicular access to multifamily structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. Response: The proposed subdivision does not include multifamily structures. This standard does not apply. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Response: The proposed subdivision does include private alleys. Proposed private alleys meet the provisions of the Uniform Fire Code. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is five percent. Response: As described above, the proposed subdivision does not include any dead ends 150 feet or greater in length. This standard is not applicable. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 77 Response: The proposed subdivision does not include any driveways in excess of 200 feet in length where two vehicles traveling opposite drives meet. 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Response: No driveways are located on arterial or collector streets. This standard is not applicable. 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or "Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% (0.8). (Ord. 12-09 §1; Ord. 09-13) Response: The portion of the project site within the R-4.5 district is approximately 8.27 acres in size. The minimum lot size is 7,500 square feet within the R-4.5 district. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 78 The portion of the project site within the R-7 district is approximately 10.99 acres in size. The minimum lot size is 5,000 square feet within the R-7 district. The portion of the project site within the R-12 district is approximately 20.74 acres in size. The minimum lot size is 3,050 square feet within the R-12 district. The Density Calculation Maps &t Tables in Exhibit C-4 and the following table show the density calculations for the proposed development, performed in accordance with Chapter 18.715. The proposed subdivision includes 244 single-family dwellings. The proposed unit count is within the permitted density range of 234-293 units. No adjustments or density transfers are requested. Table B: Density Calculation R-4.5 Zone R-7 Zone R-12 Zone Total Total Project Ansa 8.27 10.99 20.74 40.00 Less Pubic ROW/Private Streets (2175=.of GrocsArea) 1.65 2.20 4.15 8.00 Less Pubic Parks a Public Trails 0 1.92 0.4S 7.40+ Less Resource- Drainage Way a1.05 0 2.07 3.12 Vegetated Corridor Net Development Area 5.57 6.87 14.04 26.48 Total Ftapdmurn Units 32 60 201 293 Total Minimum Units I130%} 26 48 160 234 Proposed Lots 244 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS Response: The proposed subdivision will comply with the applicable state and federal regulations pertaining to noise, odor, and discharge of matter into the atmosphere, ground, sewer, or stream(s). Necessary permits will be obtained prior to issuance of building permits. 18.730 EXCEPTION TO DEVELOPMENT STANDARDS Response: Compliance with specific development standards for the proposed planned development is shown in the table in section 350.060.0 of this report. 18.745 LANDSCAPING AND SCREENING 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development that requires a Type I conditional use minor modification, a Type I site development review minor modification, any Type II land use review or any Type III land use review unless otherwise specified in any of the sections below. B. When urban forestry plan requirements concurrently apply. When the provisions of Chapter 18.790, Urban Forestry Plan, concurrently apply, any trees required by this chapter shall be included in the urban forestry plan and subject to all of the requirements in Chapter 18.790. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 79 C. Site plan requirements. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. Response: The proposed subdivision is subject to a Type III land use review procedure. Therefore, this chapter applies. The attached preliminary plans in Exhibit C depict plan information for an Urban Forestry Plan, including existing trees, proposed tree removal, and proposed street trees. Additionally, an Urban Forestry Plan Supplemental Report is attached as Exhibit F. Compliance with Chapter 18.790 is addressed in the subsequent sections of this report. 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. Response: Maintenance of landscaping will be coordinated by the Homeowner's Association, to be provided according to applicable industry standards. The subject site is surrounded by rural agricultural land and other single-family residential development. Therefore, buffering and screening is not required. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1- 2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. Response: The attached landscaping plans (see Exhibit C-L1.01-L4.01) show proposed landscaping. Landscaping will be installed according to industry standards. Plants will comply with the applicable standards of this title and with the American Standards for Nursery Stock. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. Response: Landscaping required by this chapter will be completed prior to occupancy permits. If it is not possible to complete landscaping prior to occupancy permits, arrangements with the City, such as a surety bond or bank letter, will be made. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 80 2. The plants to remain shall be noted on the landscape plans (i.e., plants to remain can be shown as protected with fencing); and 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. Response: The site predominantly consists of existing grass area and trees. Proposed tree removal and preservation is depicted on the Tree Preservation Plan in Exhibit C- 13, which has been prepared in accordance with Chapter 18.790 and the Urban Forestry Manual. The Urban Forestry Plan and Supplemental Report identify existing plants to remain during the construction process and describes methods to be provided by the developer for their protection. E. Ongoing tree-related rules and regulations. Any trees used to meet the requirements of this chapter shall be subject to all applicable tree-related rules and regulations in other chapters and titles of the Tigard Municipal Code and Tigard Development Code. Response: Street trees, as shown on the attached landscape plans in Exhibit C-L1.01- L4.01, will comply with the applicable tree rules and regulations in the Tigard Municipal Code and Tigard Development Code. 18.745.040 Street Tree Standards A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown design review (Type II and III), minor land partition (Type II), planned development (Type III), site development review (Type II) and subdivision (Type II and Ill) permits. Response: Street trees are required as the proposed subdivision is submitted as a Type III process. The proposed street trees are depicted on the attached landscape plans in Exhibit C-L1.01-L4.01. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. Response: The attached landscape plans in Exhibit C-L1.01-L4.01 demonstrate compliance with the required number of street trees based on linear feet of street frontage divided by 40 feet. C. Street trees required by this section shall be planted according to the street tree planting standards in the Urban Forestry Manual. Response: Proposed street trees will be planted in accordance with the street tree planting standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the street tree soil volume standards in the Urban Forestry Manual. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 81 Response: Adequate soil volumes will be provided to street trees in accordance with the Urban Forestry Manual, as shown on the attached landscape plans in Exhibit C-L1.01- L4.01. E. Street trees required by this section shall be planted within the right-of-way whenever practicable according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted no more than six feet from the right-of-way according to the street tree planting standards in the Urban Forestry Manual when planting within the right-of-way is not practicable. Response: The attached landscape plans in Exhibit C-L1.01-L4.01 illustrate the proposed location of street trees. Street trees will be located in planter strips in public/private street right-of-way. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the street tree planting and soil volume standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the tree preservation and removal site plan (per 18.790.030.A.2), tree canopy cover site plan (per 18.790.030.A.3) and supplemental report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. Response: The Preliminary Tree Preservation Plan (see Exhibit C-13) shows existing trees, tree preservation, and proposed tree removal. Tree removal is proposed in areas impacted by grading and infrastructure improvements associated with the development. It is not feasible to retain many of the existing trees to meet street tree standards as existing trees conflict with necessary street and utility improvements. Existing trees are retained within open space areas that are not impacted by grading or infrastructure improvements. G. In cases where it is not practicable to provide the minimum number of required street trees, the director may allow the applicant to remit payment into the urban forestry fund for tree planting and early establishment in an amount equivalent to the city's cost to plant and maintain a street tree for three years (per the street tree planting standards in the Urban Forestry Manual) for each tree below the minimum required. Response: The attached landscape plans in Exhibit C-L1.01-L4.01 illustrate proposed street trees, which are provided in compliance with required standards. Since the number of street trees proposed either meets or exceeds the required minimum for each street, payment into the urban forestry fund is not required. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 82 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. Response: The subject property abuts properties to the north and south within the Tigard River Terrace area that have a zoning designation of either R-4.5, R-7 or R-12. The R-4.5, R-7, and R-12 zones permit single family residential units. Adjacent properties to the east and west are designated by Washington County as either agricultural use or low-density residential. Lots along the eastern border of the site will be the largest sized lots in the subdivision to be more consistent with the existing development to the east. Lots along the northern border of the site will be separated from future development to the north by an open space tract. Lots along the southern and western border of the site will be separated from future development by collector street SW Bull Mountain Road and arterial street SW Roy Rogers Road respectively. The subject site is surrounded by rural agricultural land and single-family residential properties. Therefore, buffering and screening is not required. 18.745.060 Revegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping and screening requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Response: The attached Landscape Plans (see Exhibit C-L1.01-L4.01) show proposed landscaping. Landscaping is provided along street planters and in the park and open space tracts. Landscaping for residential lots will be addressed with future building permits. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 83 1. Such storage shall be located consistent with an approved urban forestry plan per Chapter 18.790 or outside the tree canopy driplines of trees intended to be preserved in cases when there is no approved urban forestry plan; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. Response: Topsoil removal from the surface in preparation for grading and construction will be conducted in accordance with these standards. Compliance with these standards will be further addressed through construction documents. C. Methods of revegetation. Acceptable methods of re-vegetation include hydro- mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: 1. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; 2. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; 3. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and 4. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Response: As noted above, the attached Landscape Plans (see Exhibit C-L1.01-L4.01) shows plantings for street trees/planter strips and park and open space tracts, to be landscaped in accordance with the standards of this section. Areas on lots outside of homes and driveway improvements will be planted following home construction. 18.765 OFF-STREET PARKING Et LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: 1. On the date of adoption of this title, the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement; 2. If the minimum vehicle parking spaces required for the enlargement added to the existing on-site space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in Section 18.765.070, the applicant may Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 84 reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. C. Change of use. When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply: 1. If the parking requirements for each use are the same, no additional vehicle parking shall be required; 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; 3. Where the change results in a decrease in intensity of use, the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. F. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading pace; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title. 3. Required vehicle parking shall: i. Be available for the parking of operable passenger vehicles of residents, patron and employees only; ii. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and iii. Not be rented, leased or assigned to any other person or organization. Response: This is an application for a 244-unit planned development/subdivision for single-family residential homes and single-family attached units. No enlargement of existing structure(s) or change in uses is proposed. Site development review is not applicable per Section 18.360.20.A.1. At the time of home construction, off-street parking will be provided within the driveway/garage of each dwelling unit in accordance with Section 18.765.020, as shown on the Parking Plan (see Exhibit C-10). Parking within driveways and garages will be Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 85 available for the residents of future homes. The Applicant understands that off-street vehicle parking in compliance with this section will be the continuing obligation of property owner(s). Compliance with off-street parking requirements will be further addressed at the time of building permits. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. Response: A Parking Plan is provided in Exhibit C-10 that shows proposed parking, access, egress, and circulation. As previously described, off-street parking will be provided within the driveways and garages of future residential dwellings. On-street parking will be provided as depicted on the Parking Plan (see Exhibit C-10). B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). Response: As previously described, off-street parking will be provided within the driveways and garages of future residential dwellings, meeting this standard. TABLE 18.765.2 MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS MA2UMISMm MINIM[RNAs) ZONE A I ZONE B I BICYCLE" RESIDENTIAL I lousehold Lining Single Units,Attached See Multifamily(M) none(MI none 4M) none Single Units.Detached I.01DU none(MI none(Mt none Accessory Units I.0/DU none none none Duplexes none Multifamily.Units DUo500 sq ft:1.O/DU(M) none none 1.012 DUs except elderly.which 1 bedroom:1.25/DU(M) is 1.0120 DUs 2 bedroom:1.5/DU(751) 3 bedroom:1.75/DU I X111'1 Response: No bicycle parking is required for single-family attached or detached dwellings. As shown on the Circulation Plan in Exhibit C-10, with the provision of parking in driveways and garages, more than one off-street parking space will be provided per dwelling unit thus meeting the parking standard in table 18.765.2. The development includes 166 detached single-family units requiring 1 off-street space per unit, for a total 166 required of-street parking spaces. The development includes 42 attached single-family 3 bedroom units requiring 1.75 off-street space per unit, for a total 74 required of-street parking spaces. The development includes 36 attached single-family 2 bedroom units requiring 1.5 off-street space per unit, for a total 54 required of-street parking spaces. This comes to a total of 128 required off-street parking spaces for all attached units, and a total of 294 required off-street parking spaces for the project. The development includes 115 front-loaded detached single-family units each with a 2 car garage and 2 additional off-street parking spaces in the driveway, for a total of 460 off-street parking spaces. The development also includes 51 alley-loaded detached Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 86 single-family units, each with a 2 car garage, for a total of 102 off-street parking spaces. This comes to a total of 562 off-street parking spaces provided for all detached units, which greatly exceeds the 166 required off-street parking spaces. The development includes 42 attached single-family units with a 2 car garage, for a total of 84 off-street parking spaces. The development also includes 36 attached single-family units with a 1 car garage and 1 driveway space, for a total of 72 off-street parking spaces. This comes to a total of 156 off-street parking spaces provided for all attached units, which exceeds the 128 required off-street parking spaces. The project provides a total of 718 off-street parking spaces, which greatly exceeds the required 294 off-street parking spaces for the project. This is summarized in the table on the Circulation Plan in Exhibit C-10. 18.765 SENSITIVE LANDS 18.765.020 Purpose G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 1. The 100-year floodplain or 1996 flood inundation line, whichever is greater; 2. Natural drainageways; 3. Wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard "Wetland and Stream Corridors Map"; 4. Steep slopes of 25% or greater and unstable ground; and 5. Significant fish and wildlife habitat areas designated on the City of Tigard "Significant Habitat Areas Map." (Ord. 06-20, Ord. 05-01) Response: The proposed development site is not within the 100-year floodplain or 1996 flood inundation line, does not contain steep slopes of 25% or greater and unstable ground, and does not include significant habitat areas. As shown on the Existing Conditions and Demolition Plan in Exhibit C-2, the site contains a natural drainageway flowing east to west through the northern portion of the site and wetlands which are only within wetland areas that meet the jurisdictional requirements of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." A copy of the Wetland Delineation Report and Concurrence Letter issued by the Department of State Lands is included as Exhibit L. A Service Provider Letter has been issued for the site by CWS and a copy is included as Exhibit E. An application is currently in review with the U.S. Army Corps of Engineers/Division of State Lands for the site's wetlands and waters of the state. The applicant is requesting a sensitive lands permit from the City for the drainageway on the site. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 87 18.775.020 Applicability of Uses - Permitted, Prohibited, and Nonconforming A. CWS stormwater connection permit. All proposed development must obtain a stormwater connection permit from CWS pursuant to its design and construction standards. As used in this chapter, the meaning of the word "development" shall be as defined in the CWS "Design and Construction Standards": All human-induced changes to improved or unimproved real property, including: 1. Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land division; 3. Drilling; 4. Site alterations resulting from surface mining or dredging; 5. Grading; 6. Construction of earthen berms; 7. Paving; 8. Excavation; or 9. Clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal permit. 10.The following activities are not included in the definition of development: a. Farming activities when conducted in accordance with accepted farming practices as defined in ORS 30.930 and under a Senate Bill 1010 water quality management plan; b. Construction, reconstruction, or modification of a single-family residence on an existing lot of record within a subdivision that was approved by the city or county after September 9, 1995 (from ORS 92.040(2)); and c. Any development activity for which land use approvals have been issued pursuant to a land use application submitted to the city or county on or before February 4, 2000, and deemed complete on or before March 15, 2000. Response: The proposed development includes land division and grading, so a CWS stormwater connection permit is required. A CWS stormwater connection permit will be obtained during construction plan review and permitting. D. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map," do not require a sensitive lands permit. The city shall require that all necessary permits from other agencies are obtained. All other applicable city Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 88 requirements must be satisfied, including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. Response: A Wetland Delineation Report and a Concurrence Letter has been obtained from the Department of State Lands and is included as Exhibit L. The site contains wetlands which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map," thus a sensitive lands permit is not required for the wetlands. COE/DSL review of the proposed development is still in process, but will be provided to the City when complete. A Service Provider Letter has been issued for the site by CWS and a copy is included as Exhibit E. The proposed development site is not within the 100-year floodplain or 1996 flood inundation line, does not contain steep slopes of 25% or greater and unstable ground, and does not include significant habitat areas. This application includes a request for a sensitive lands permit for the drainage way on the site, which is addressed in the following sections of this report. F. Sensitive lands permits issued by the director. a. The director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25% or greater or unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." b. Sensitive lands permits shall be required for the areas in paragraph 1 of this subsection F when any of the following circumstances apply: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50%of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d. Accessory structures which are greater than 528 square feet in size, outside floodway areas. Response: A sensitive lands permit is required for the proposed relocation of the drainage way, which will involve more than 50 cubic yards of material. The sensitive lands review requested with this application is subject to the Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070, but is submitted concurrent with the Type III Planned Development. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 89 18.775.030 Administrative Provisions A. Interagency coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. As governed by CWS "Design and Construction Standards," the necessary permits for all "development," as defined in Section 18.775.020.A, shall include a CWS service provider letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the agency to issue a stormwater connection permit. Response: The applicant has obtained a CWS service provider letter for the proposed development (see Exhibit E) and has submitted a fill permit application to DSL/COE that is being reviewed by the appropriate agencies. The applicant acknowledges that the appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. Copies of all necessary permits will be submitted to the City. B. Alteration or relocation of water course. 1. The director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration; 2. The director shall require that maintenance is provided within the altered or relocated portion of a watercourse so that the flood- carrying capacity is not diminished. Response: The applicant acknowledges that the director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration. Maintenance will be provided within the altered or relocated portion of a watercourse so that the flood- carrying capacity is not diminished, as is addressed in Exhibit H. 18.775.070 Sensitive Land Permits A. Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in 18.775.020.F and G. The approval criteria for various kinds of sensitive areas, e.g., floodplain, are presented in subsections B through E of this section. D. Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 90 Response: The applicant is requesting a Type II sensitive lands permit for the drainageway on the proposed development site. This narrative and compliance report demonstrates compliance with all of the applicable requirements of this title. 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; Response: Relocating the existing drainage channel will improve water quality by providing for the treatment of currently untreated stormwater runoff. Presently, a portion of the runoff from the east outfalls to a water quality swale, while the remaining runoff flows, untreated, directly into the channel. With the proposed relocation a new water quality swale will be constructed to treat all of the flows from the east prior to releasing the runoff into the drainage channel. Additionally, pesticides used in past farming practices on the subject property have contaminated the site's surface soil. Current conditions may result in these contaminants leaving the site through surface water runoff and contaminating surrounding properties. In the full impact scenario the contaminated surface soil will be stripped, buried and capped in order to correct the contamination, thus significantly reducing impacts on human health and ecological receptors. Aquatic and terrestrial habitat will be improved with the drainage channel relocation by eliminating current drainage channel entrenchment. The relocated drainage channel will be constructed to be less deep than in its current state and will meander, slowing down the flow of the water. Additionally, the drainage channel vegetated corridor will be enhanced with the proposed relocation, as the past farming practices mostly eliminated the vegetated corridor, leaving it in a degraded condition. The proposed relocation would further minimize disruption to the drainage channel by limiting the number of roads crossing the drainage channel to one. With the proposed relocation to the northern boundary of the site, the drainage channel would only be crossed by the required collector street "River Terrace Boulevard" that would run north- south through the center of the site. This collector street is a mandatory addition, as it incorporates the future River Terrace Trail and is one of the River Terrace Community Plan's proposed signature streets. Additional road crossings would require culverts at each point where a road crosses the drainage channel, consequently shading and disconnecting the riparian habitat areas, lowering the overall quality of habitat and disrupting the corridor. Therefore, limiting the number of roads crossing the drainage channel minimizes proposed development impact on habitat values, wildlife and water quality. Furthermore, the proposed development includes the provision of a tract of open space along the northern edge of the site to integrate the enhanced drainage channel into the design of a usable park and open space area. Therefore, the extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use. 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; Response: Relocating the existing drainage channel will improve water quality by providing for the treatment of currently untreated stormwater runoff. Presently, a portion of the runoff from the east outfalls to a water quality swale, while the remaining Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 91 runoff flows, untreated, directly into the channel. With the proposed relocation a new water quality swale will be constructed to treat all of the flows from the east prior to releasing the runoff into the drainage channel. Aquatic and terrestrial habitat will be improved with the drainage channel relocation by eliminating current drainage channel entrenchment. The relocated drainage channel will be constructed to be less deep than in its current state and will meander, slowing down the flow of the water. Additionally, the drainage channel vegetated corridor will be enhanced with the proposed relocation, as the past farming practices mostly eliminated the vegetated corridor, leaving it in a degraded condition. The proposed relocation would further minimize disruption to the drainage channel by limiting the number of roads crossing the drainage channel to one. With the proposed relocation to the northern boundary of the site, the drainage channel would only be crossed by the required collector street "River Terrace Boulevard" that would run north- south through the center of the site. This collector street is a mandatory addition, as it incorporates the future River Terrace Trail and is one of the River Terrace Community Plan's proposed signature streets. Additional road crossings would require culverts at each point where a road crosses the drainage channel, consequently shading and disconnecting the riparian habitat areas, lowering the overall quality of habitat and disrupting the corridor. Therefore, limiting the number of roads crossing the drainage channel minimizes proposed development impact on habitat values, wildlife and water quality. Furthermore, the proposed development includes the provision of a tract of open space along the northern edge of the site to integrate the enhanced drainage channel into the design of a usable park and open space area. Therefore, the proposed drainage way relocation will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. 4. The water flow capacity of the drainageway is not decreased; Response: The water flow capacity of the drainageway will not be decreased as a result of the proposed drainage way relocation, as documented in the Preliminary Storm Report Memo attached in Exhibit H. 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; Response: Where natural vegetation is removed due to the drainage way relocation, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening, as shown on the Landscape Plans in Exhibit C-L1.01-L.4.01. 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; Response: The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan, as documented in the Preliminary Storm Report Memo attached in Exhibit H. 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 92 Response: The applicant has obtained a CWS service provider letter for the proposed development (see Exhibit E) and has submitted a fill permit application to DSL/COE that is being reviewed by the appropriate agencies. Copies of all necessary permits will be submitted to the City when issued. 8. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The subject site is not within or adjacent to the 100-year floodplain. This subsection is not applicable. 18.775.080 Application Submission Requirements All applications for uses and activities identified in 18.775.020.A through G shall be made on forms provided by the director and must include the following information in graphic, tabular and/or narrative form. The specific information on each of the following is available from the director: A. A CWS stormwater connection permit; B. A site plan; C. A grading plan; D. An urban forestry plan per Chapter 18.790 (for 18.775.020.F and G); and E. A landscaping plan. (Ord. 12-09 §1) Response: This sensitive lands review application is provided on forms provided by the director and includes the information specified in this subsection in graphic, tabular and/or narrative form, as discussed in previous sections of this report. The applicant has obtained a CWS service provider letter for the proposed development (see Exhibit E) and will obtain a CWS stormwater connection permit prior to construction. A Site Plan is included in Exhibit C-11, a grading plan is included in Exhibit 7.1, an urban forestry plan supplemental report is provided in Exhibit F, and a landscaping plan including urban forestry plan information is included in Exhibit C-L1.01-L.4.01. 18.785 TEMPORARY USES 18.785.020 Types of Temporary Uses C. Temporary sales office/model home. This type of use includes a temporary sales office or offices either in a housing unit or in another temporary building for the purpose of facilitating the sale of real property in any subdivision or tract of land within this city. Related to this is the use of one unit in a subdivision as a "model home" for purposes of showing perspective buyers. Response: The proposed development will include model homes and a temporary sales office within the River Terrace Plan District, as described in the Model Homes and Temporary Sales Office section of the River Terrace Plan District code section included Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 93 in this report. Any such approval of proposed sales office/model homes within the River Terrace Plan District shall be in lieu of approval of a model home or temporary sales office under Section 18.785.020 C. The proposed model homes/sales office is shown on the preliminary plans in Exhibit C. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual Response: The preliminary plans in Exhibit C include plans associated with the Urban Forestry Plan Supplemental Report (see Exhibit F), which has been prepared by a landscape architect/certified arborist in accordance with the Urban Forestry Manual. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. C. Tree canopy fee use. Tree canopy fees provided to the city shall be deposited into the urban forestry fund and used as approved by council through a resolution. Response: The Urban Forestry Plan Supplemental Report (see Exhibit F) demonstrates that the project will comply with the required tree canopy cover through the proposed street tree planting. Thus, a tree canopy fee is not required. 18.790.050 Flexible Standards for Tree Planting and Preservation Response: The Urban Forestry Plan Supplemental Report (see Exhibit F) and the associated landscape plan sheets (see Exhibit C-L1.01-L4.01) demonstrates compliance with the minimum mature tree canopy requirements for the overall site and per each residential lot. Additionally, the proposed residential lots comply with the standards of Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 94 their respective zone, as addressed in preceding sections of this report. Therefore, use of flexible standards for tree planting and preservation is not needed. 18.790.060 Urban Forestry Plan Implementation A. General provisions. An urban forestry plan shall be in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each resulting lot or tract separately until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Prior and subsequent permitting decisions regarding the planting, maintenance, removal and replacement of trees when not associated with one of the land use review types in 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard Municipal Code. B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on any site with an effective urban forestry plan. The inspection requirements in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan. C. Tree establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030.A.3) and supplemental report (per 18.790.030.A.4) of a previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in the Urban Forestry Manual. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per 18.790.030.A.3) and supplemental report (per 18.790.030.A.4) of a previously approved urban forestry plan. Response: The Urban Forestry Plan Supplemental Report is attached as Exhibit F and associated landscape plans are included in the preliminary plan set in Exhibit C-L1.01- L4.01. The Applicant understands that the Urban Forestry Plan shall remain in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. The Applicant understands that implementation of the approved Urban Forestry Plan shall be inspected, that trees shall be planted, and that spatial and species specific data shall be collection in accordance with these standards. 18.795 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 95 B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Response: The attached Site Plan in Exhibit C-11 show provision of clear vision areas using hatched areas at each intersection, as applicable. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single-family and two-family residence, and 30 feet back from the property line on all other types of uses. Response: The attached Site Plan in Exhibit C-11 show provision of clear vision areas using hatched areas at each intersection, as applicable. The site abuts existing arterial street SW Roy Rogers Road to the west collector street SW Bull Mountain Road to the south. Proposed north-south collector street River Terrace Boulevard will run through the center of the site. The paved width of local residential streets proposed within the site is shown within the street sections in the attached Circulation Plan in Exhibit C-9. Sight distance certification is provided as part of the Traffic Study in Exhibit G, which demonstrates the provision of adequate site distance where River Terrace Boulevard and SW Darwin Avenue intersect with SW Bull Mountain Road. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 96 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 97 this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in paragraph E.1 of this section. An adjustment to the standards may not be granted if the adjustment would risk public safety. Response: The subject site fronts arterial street Roy Rogers Road to the west and collector street Bull Mountain Road to the south and includes proposed north-south collector street River Terrace Boulevard through the site. The proposed street system, as shown on the Circulation Plan (see Exhibit C-9), has been designed to meet the standards of this chapter. This system includes the addition of local residential streets, addition of collector street River Terrace Boulevard, and connections to existing collector and arterial streets. Frontage improvements and additional ROW is provided along Roy Rogers Road and Bull Mountain Road as needed. The applicant is providing street improvements where required, so a future improvements guarantee is not necessary. No adjustments to the standards to this chapter are requested. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. c. The street is located within the downtown mixed use central business district and has been identified on Figures 5-14A through 5-141 of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 98 proposed dedication shall be made a condition of subdivision and major partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. Response: Creation of ROW will be addressed with the final plat. Proposed local streets have been designed in compliance with the standard local residential street section with on-street parking on both sides and a right-of-way width per street sections on the attached Circulation Plan (see Exhibit C-9). Collector and arterial streets have been designed in compliance with the standard street sections with a right-of-way width of 70-94 feet. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207. 2. Access shall be in accordance with 18.705.030.H and I. Response: Any access easements proposed with the final plat will be in accordance with the Uniform Fire Code and Sections 18.705.030.H and I. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in accordance with subsection N of this section; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 99 served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. Response: The proposed street system is shown on the Circulation Plan (see Exhibit C- 9). This system includes local residential streets with connections to existing arterial street Roy Rogers Road to the west and collector street Bull Mountain Road to the south and includes proposed north-south collector street River Terrace Boulevard through the site. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the downtown district, street right-of-way width and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges). These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right- of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter - functional street classification. b. Anticipated traffic generation. c. On-street parking needs. d. Sidewalk and bikeway requirements. e. Requirements for placement of utilities. f. Street lighting. g. Drainage and slope impacts. h. Street tree location. i. Planting and landscape areas. j. Safety and comfort for motorists, bicyclists, and pedestrians. k. Access needs for emergency vehicles. Response: The following right-of-way and street width standards are applicable to the proposed subdivision. Arterial Street: The proposed development includes frontage on arterial street Roy Rogers Road along the western edge of the site. The street section on the Circulation Plan (see Exhibit C- 9) shows the proposed right-of-way dedication. Street improvements will include a median turn lane, two travel lanes, bike lane, planter strip and sidewalk. As shown on the Circulation Plan (see Exhibit C-9), the proposed arterial street section will comply with the City arterial street sample cross section for the site's frontage. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 100 Collector Street: The proposed development includes frontage on collector street Bull Mountain Road along the southern edge of the site and includes a section of proposed collector street River Terrace Boulevard. The street sections on the Circulation Plan (see Exhibit C-9) shows the proposed right-of-way dedication and street improvements. As shown on the Circulation Plan (see Exhibit C-9), the proposed collector street sections will comply with the City collector street sample cross section. The section of River Terrace Boulevard complies with the sample cross section in the River Terrace Community Plan, with the exception of the segment on the northern edge of the site. According to Section 18.660.080, right-of-way width of River Terrace Boulevard may be reduced to lessen impacts on protected natural resource areas. The width of River Terrace Boulevard will be reduced for the segment that crosses the natural resource corridor along the northern site boundary, as shown on street section F2 in the Circulation Plan (see Exhibit C-9). Local Residential Street: The Circulation Plan (see Exhibit C-9) shows the proposed street section for local residential streets SW Mackay Terrace and part of SW Townsville Street. As shown on the Circulation Plan (see Exhibit C-9), the proposed local residential street section will comply with the City local residential street sample cross section. The applicant requests use of the local residential skinny street option for proposed local residential streets SW Sunshine Coast Street, SW Darwin Avenue, part of SW Townsville Street, SW Campbelltown Terrace, SW Rockhampton Lane, SW Gold Coast Lane, SW Botany Bay Lane, SW Adelaide Lane, and SW Shellharbour Terrace, in accordance with the following standards. The standard for right-of-way width for a local street is 54 feet. As shown on the Preliminary Circulation Plan in Exhibit C, the applicant proposes local streets with a 50 foot right-of-way, in accordance with the City's local residential skinny street option criteria shown below. The proposed pavement width of 28 feet is permitted for the "Skinny Street Option" of a "Local" street as shown in Figure 18.810.4.B of the Street Utility Improvement Standards. a. The type of road as set forth in the comprehensive plan transportation chapter - functional street classification. The functional street classification for the proposed streets is "Local". b. Anticipated traffic generation. An analysis of the future street plan of surrounding properties (see Exhibit C-14) and data from the Traffic Analysis (see Exhibit G) anticipates <1,000 VPD on the subject local streets. c. On-street parking needs. On-street parking will be provided consistent with the city's local residential skinny street option shown in Figure 18.810.4B. Proposed on- street parking is shown on the attached Circulation Plan (see Exhibit C- 9). d. Sidewalk and bikeway requirements. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 101 The attached Circulation Plan (see Exhibit C-9) shows sidewalks provided on both sides of streets, as required. e. Requirements for placement of utilities. The proposed street widths will not compromise the ability to meet requirements for placement of utilities as demonstrated on the Preliminary Plans in Exhibit C-8. f. Street lighting. The proposed street widths will not compromise the ability to meet standards for street lighting. g. Drainage and slope impacts. The proposed street widths will not compromise the ability to meet standards for drainage and slope impacts as demonstrated on the Preliminary Plans in Exhibit C-7. h. Street tree location. The proposed street widths will not compromise the ability to meet standards for street tree location as demonstrated on the attached Landscape Plans in Exhibit C-L2.01. i. Planting and landscape areas. The proposed street widths will not compromise the ability to meet standards for planting and landscape areas as demonstrated on the attached Landscape Plans in Exhibit C-L2.01. j. Safety and comfort for motorists, bicyclists, and pedestrians. The proposed street widths will not compromise the ability to meet standards for safety and comfort of motorists, bicyclists, and pedestrians as demonstrated on the Circulation Plan in Exhibit C-9. k. Access needs for emergency vehicles. The proposed streets connect to surrounding streets and allow for emergency vehicle access throughout the site. Proposed streets comply with emergency vehicle access standards, which are assured through street widths complying with the standards set by the City. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 102 Proposed Use of Skinny Street Option Figure 18.810.4B (see below) for the following streets: SW Sunshine Coast Street, SW Darwin Avenue, part of SW Townsville Street, SW Campbelltown Terrace, SW Rockhampton Lane, SW Gold Coast Lane, SW Botany Bay Lane, SW Adelaide Lane, and SW Shellharbour Terrace 0.5i ARiUHG PARKING sL 0.50 5.5° PAVED WIDTH 5.5' PLANER PLANTER STRIP , STRIP RIGHT OF WAY City Standard Figure 18.810.4 Local Residential Streets-<1,500 vpd A. Standard (sample) B. Skinny Street Option (criteria) t` U Ojw- 5' 5.5' Q 32' 5.5' ' 5: r O i" n,wy T..wi i.n. I..i q 7 T RAV 54' On-stiee.t Parking <1500 vpd if peridng on both rifles. Criteria: block length not ro exceed 500 feet • Traffic flow plan must be submitted and approved. • Not appropriate for streets serving more than 1,000 4pd. • No parking permitted within 30 feet of an intersection_ • Appropriate adjacent to single-tamily detached development only_ Criteria: • Traffic flow plan must be submitted and approved As shown on the Future Street Plan in Exhibit C-14, traffic flows through the proposed streets in two directions. • Not appropriate for streets serving more than 1,000 vpd Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 103 Anticipated traffic generation for the proposed development is less than the 1,000 vpd limit for streets utilizing the "Skinny Street Option" as documented in the Traffic Study (see Exhibit G). • No parking permitted within 30 feet of an intersection Parking will be prohibited within 30 feet of an intersection as shown on the Parking Plan in Exhibit C-10. • Appropriate adjacent to single-family detached development only Skinny streets will be adjacent to single-family detached development only, as shown on the Circulation Plan in Exhibit C-9. Private Streets/Alleys: The proposed development includes private streets and alleys, as shown on the Circulation Plan (see Exhibit C-9). As described in section T below, the private street sections and alleys are necessary to provide access to homes that cannot be served by the proposed local residential streets. The private streets and alleys will be designed in accordance with standards established with the city engineer. Legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement, will be provided by the applicant at the time of building permit submittal. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 104 by the city engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response The attached Future Street Plan in Exhibit C-14 shows the pattern of existing and planned future streets adjacent to and around the subject site. No existing or proposed bus routes, pullouts or other transit facilities, or bicycle routes (other than the River Terrace Boulevard trail corridor which will run through the middle of the project) exist on or within 530 feet of the site. The Circulation Plan (see Exhibit C-9) depicts the circulation system and street improvements proposed with this project. Streets are extended to the boundary lines of the tract to be developed where necessary to give access or permit a satisfactory future division of adjoining land. G. Street spacing and access management. Refer to 18.705.030.H. Response: Compliance with Section 18.705.030.H is addressed in preceding sections of this report. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 105 Response: As discussed in section 18.810.040 of this report, the length, width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings and convenient access, circulation, and control and safety of street traffic. As shown on the Circulation plan in Exhibit C-9, the proposed development provides an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Existing site natural topography, existing natural resources, adjacent existing development, and the existence of a collector and arterial street were factors in the design of the proposed street alignment and connections. Except where prevented by barriers mentioned above, full street connections with spacing of no more than 530 feet between connections is provided in the proposed development. As shown on the Circulation Plan in Exhibit C-9, except as described below, the street alignment and connections in the proposed development meet the standards of this section: The proposed street sections on SW Campbelltown Terrace and SW Mackay Terrace between SW Townsville Street and SW Rockhampton Lane measures approximately 600 feet between street connections. The development's street system design was restricted by the minimum spacing allowed between streets connecting to the existing arterial and collector streets on the south and west borders of the site and the required collector street to be added through the site. Additionally, the development's street system design was restricted in order to minimize the number of roads crossing the relocated drainage way on the northern edge of the site. No connection is provided along SW Darwin Avenue to the east as existing development spans the entire eastern boundary with no existing street connections abutting the subject site that could be extended onto the site. The proposed street section on River Terrace Blvd. between SW Townsville Lane and Bull Mountain Road measures approximately 650 feet between street connections. The number of streets intersecting River Terrace Boulevard was restricted to two, as section 18.660.080 of the River Terrace Plan District standards allows for an additional exception to street connection standards where the city has identified a need to minimize the number of trail crossings. The River Terrace Community Plan Map 14 - Transportation Improvements does not identify required connections to existing future streets along the edge of the subject site. The existing development pattern to the east does not provide any street connections. A street connection is provided to SW Bull Mountain Road as shown on the attached plans and SW River Terrace Boulevard is extended to the north and south boundary of the site for future connection. North of the subject site is commercial zoning. River Terrace Boulevard and associated trail will be extended to the north boundary of the site for future connection to north. No existing or planned transit stops or other neighborhood facilities, such as schools, shopping areas and parks are located directly adjacent to the site, thus no direct street access to these neighborhood facilities is necessary other than through River Terrace Boulevard. The development includes access to collector street SW Bull Mountain Road, which provides access to arterial street SW Roy Rogers Road and SW Pacific Highway. Additionally, River Terrace Boulevard will provide circulation to the proposed street network within the River Terrace Community Plan area, providing access to future neighborhood facilities surrounding the subdivision. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 106 Finally, the attached Circulation Plan in Exhibit C-9 shows that the proposed internal street system provides direct, short travel routes and minimizes travel distances within the development. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of- way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Response: As depicted on the Circulation Plan (see Exhibit C-9), streets are laid out so as to intersect at an angle as near to a right angle as practicable. The proposed intersections will comply with these standards. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Response: Existing right-of-way adjacent to or within a tract are of less than standard width where the subject site abuts Roy Rogers Road and Bull Mountain Road. As depicted on the Circulation Plan (see Exhibit C-9), additional right-of-way of 35 feet from centerline will be provided on Bull Mountain Road and 49 feet will be provided on Roy Rogers Road. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when adjoining property developed. Response: The proposed subdivision does not include partial street improvements that would result in a pavement width less than 20 feet. L. Cul-de-sacs. Response: The proposed subdivision does not include any cul-de-sacs. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. Response: The proposed subdivision does not include an extension of an existing street. The application includes street name requests for "SW River Terrace Boulevard," "SW Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 107 Sunshine Coast Lane," "SW Townsville Lane," "SW Campbelltown Terrace," "SW Rockhampton Lane," "SW Mackay Terrace," "SW Cairns Terrace," "SW Shellharbour Terrace," "SW Gold Coast Lane," "SW Botany Bay Lane," "SW Adelaide Lane" and "SW Darwin Avenue" as depicted on the attached Preliminary Plat in Exhibit C-6. The proposed street names will not duplicate or be confused with the names of existing streets in Washington County. N. Grades and curves. 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12%on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. Response: Local streets are proposed within the subject site. The site abuts existing arterial street Roy Rogers Road to the west and collector street Bull Mountain Road to the south and is traversed by proposed north-south collector street River Terrace Boulevard. No grades on streets within the project site exceed 10 percent. Centerline radii of curves will be further detailed with construction documents. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. Response: Concrete curbs, curb cuts, ramps, and driveway approaches will be provided in accordance with this chapter and Section 15.04.080. Compliance with these standards will be addressed with construction documents. P. Streets adjacent to railroad right-of-way. Response: The subject site is not adjacent to a railroad right-of-way. This subsection is not applicable. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 108 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Response: The proposed development abuts existing arterial street Roy Rogers Road to the west and collector street Bull Mountain Road to the south and is traversed by proposed north-south collector street River Terrace Boulevard. As demonstrated on the Circulation Plan (see Exhibit C-9), residential lots will have separate residential access from local residential streets internal to the subdivision. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Response: The proposed development includes the alleys as shown on the Circulation Plan in Exhibit C-9. The proposed alleys are greater than 20 feet in width and include no intersections or sharp changes in alignment. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. Response: The Developer's registered land surveyor will provide certification to the city that survey monuments will be re-established and protected in compliance with this section. T. Private streets. 1. Design standards for private streets shall be established by the city engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Response: The proposed development includes private streets as shown on the Circulation Plan in Exhibit C-9. Legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement, will be provided by the applicant at the time of building permit submittal. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 109 U. Railroad crossings. Response: The site is not adjacent to any railroad crossings. The requirement to install or improve a railroad crossing is not applicable. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the city engineer for any development. The cost of signs shall be the responsibility of the developer. Response: The Applicant understands that the city shall install street signs and that the cost of signs will be the responsibility of the developer. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the city engineer/U.S. post office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U.S. post office prior to final approval. Response: Joint mailbox facilities will be provided in compliance with this standard. Plans for joint mailbox structures will be submitted for approval by the city engineer and US post office, prior to final plan approval. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Response: A future traffic signal at the Roy Rogers and Bull Mountain intersection is anticipated, timing of which is to be determined by findings of the traffic study. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the city's direction. Response: The proposed subdivision will include street lights in accordance with the City's regulation. Compliance with street light design standards will be addressed through construction documents. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Response: Street name signs will be installed at street intersections in accordance with this standard. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift shall also be placed no later than when 90% of the structures in the new Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 110 development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to final city acceptance of the roadway; however, no before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. Response: Street design will comply with the standards of this Chapter. Compliance with these standards will be addressed with construction drawings. BB. Traffic calming. When, in the opinion of the city engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the city engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The city engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of five years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the five- year time period will be refunded to the developer. Response: The proposed subdivision includes 244 units. The Institute of Transportation Engineers Trip General Manual (8th edition) estimates that the rate of weekday daily traffic unit is 9.57 and the rate of PM Peak Traffic is 1.01 per single family dwelling*. Based on this figure, the proposed subdivision is anticipated to result in a total rate of weekday daily traffic of 2,335 and a PM Peak Period Rate of 246. Traffic impacts are further addressed in the Traffic Analysis report (see Exhibit G). No traffic calming measures have been identified as necessary for the proposed development. *(n.d.). Retrieved May 22, 2014, from http://www.dot.state.f I.us/planning/systems/programs/sm/accman/Updated%20Trip%20Gen. xis. CC.Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 111 b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd I,000v'pd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: d. When the site is within 500 feet of an ODOT facility; and/or e. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or f. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Response: A traffic study has been prepared by Kittelson Et Associates for the proposed development and is attached (see Exhibit G). 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Response: The length, width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings and convenient access, circulation, and control and safety of street traffic. Existing site topography and existing conditions were also factors in the design of the proposed block layout. As described Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 112 below, existing block lengths and existing development in adjacent areas preclude full compliance with block perimeter standards. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre- existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (Ord. 06-20; Ord. 02-33). Response: The proposed development is located within the River Terrace plan District area, and is thus subject to the minimum block perimeter standard of 1,600 feet identified in section 18.660.080. As discussed in section 18.660.080 of this report, the length, width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings and convenient access, circulation, and control and safety of street traffic. Existing site natural topography, existing natural resources, and the existence of an arterial and collector streets within the site were factors in the design of the proposed block layout. As described below, existing block lengths and existing development in adjacent areas were factors precluding full compliance with block perimeter standards. As shown on the Preliminary Plat (see Exhibit C-6), except as described below, the perimeter of blocks formed by streets in the proposed development does not exceed 1,600 feet measured along the centerline of the streets: The perimeter of the block bounded by SW Cambelltown Terrace, SW Townsville Lane, SW River Terrace Boulevard, SW Bull Mountain Road, SW Roy Rogers Road, and SW Rockhampton Lane will measure approximately 2,200 feet, thus exceeding the 1,600 foot standard of this section. Because of the location of existing collector street to the south and proposed collector street to the east, the number of connections in this block are limited. Additionally, no street connection is added between SW Campbelltown Terrace and SW River Terrace Boulevard in order to minimize the number of streets crossing the trail associated with River Terrace Boulevard and because the neighborhood park extends through this portion of the block. The perimeter of the block bounded by SW River Terrace Boulevard, SW Townsville Lane, SW Darwin Avenue SW Gold Coast lane, SW Shellharbour Terrace, SW Adelaide Lane and SW Bull Mountain Road will measure approximately 2,500 feet, thus exceeding the 1,600 foot standard of this section. Because of the location of existing collector street to the south and proposed Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 113 collector street to the west, the number of connections in this block are limited. Additionally, no street connection was added between SW Shellharbour Terrace and SW River Terrace Boulevard in order to reduce the number of streets intersecting with River Terrace Boulevard. The perimeter of the block bounded by SW Roy Rogers Road, SW Rockhampton Lane, SW Cairns Terrace, SW Sunshine Coast Lane, SW River Terrace Boulevard and the northern boundary of the site will exceed the 1,600 foot standard of this section. Because of the location of existing arterial street, the number of connections in this block are limited. Additionally, no street connection was added between SW Shellharbour Terrace and SW River Terrace Boulevard in order to reduce the number of streets intersecting with River Terrace Boulevard. Natural resources cutting horizontally through the site prevent the provision of an additional street connection to the north boundary of the site. The perimeter of the block bounded by SW River Terrace Boulevard, SW Sunshine Coast Lane, SW Darwin Avenue, SW Bull Mountain Road, the eastern boundary of the site and the northern boundary of the site will exceed the 1,600 foot standard of this section. Natural resources cutting horizontally through the site prevent the provision of an additional street connection to the north boundary of the site. Additionally, the existing development pattern to the east does not provide for any street connection to the east. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility Easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. Response: Easements for public utilities will be provided with the final plat, as applicable to the subject site. Proposed easements are depicted on the attached Preliminary Plat (see Exhibit C-6). 18.810.60 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 114 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. Response: This application proposes single-family residential detached homes and attached residential units. No lots are proposed that contain any portion of an existing or proposed public ROW. As shown on the Preliminary Plat (see Exhibit C-6), the depth of all of the proposed lots does not exceed 2-1/2 times the average lot width. The subject site is zoned R-4.5. R-7, and R-12 and does not include any commercial or industrial uses. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. Response: As shown on the attached Preliminary Plat (see Exhibit C-6), each of the proposed lots containing a detached home fronts onto a public or private street for a width of greater than 25 feet. Each of the proposed lots containing an attached unit fronts onto a public or private street for a width of greater than 15 feet. C. Through Lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. Response: As shown on the Preliminary Plat in Exhibit C-6, the site includes through lots along SW Bull Mountain Road (Lots 181-187 and 234-244) and along River Terrace Boulevard (Lots 223-233). The attached units along the west side of the site and homes on lots 35-40 and 46-51 will be alley loaded and thus are not considered through lots. Additionally, lots along SW Roy Rogers Road on the west edge of the site will be separated from the arterial street by an open space tract running along the west edge of the site. The provision of these through lots is necessary in order to provide adequate residential density while providing access to residential lots through the provision of local residential streets. Also, the provision of through lots is necessary to provide separation of residential development from major traffic arterials and collectors abutting the site. Each of these through lots will provide a rear setback equivalent to the front yard setback where rear yards abut a street. The final plat will include an access restriction to prohibit vehicular access to the collector street for lots 181-187 and 234-244, and to prohibit vehicular access to the arterial street for lots along the west side of the site. D. Lot side lines. The side line of lots, as far as practicable, shall be at right angles to the street upon which the lots front. Response: The attached preliminary plans show that side lot lines are generally configured at right angles to front lot lines. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 115 E. Large lots. Response: The proposed subdivision will not create any large lots or parcels that will likely be further divided at some future time. This subsection is not applicable. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Response: The site includes full public street improvements and partial public street improvements. As shown on the Circulation Plan (see Exhibit C-9), the project provides sidewalk improvements on both sides of the streets within the site, with the exception of SW Campbelltown Terrace as it is adjacent to the park, and on site frontages along Roy Rogers Rd. and Bull Mountain Rd. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: The proposed subdivision includes 244 units. The Institute of Transportation Engineers Trip General Manual (8th edition) estimates that the rate of weekday daily traffic per unit is 9.57 and the rate of PM Peak Traffic is 1.01 per single family dwelling*. Based on this figure, the proposed subdivision is anticipated to result in a total rate of weekday daily traffic of 2,335.08 and a PM Peak Period Rate of 246.44. Based on this estimate, the proposed development will result in the addition of more than 1,000 vehicle trips per day. Transportation impacts are further detailed in the Traffic Study included in Exhibit G. No transit facilities or neighborhood activity centers exist within '/2 mile of the site. As shown on the Circulation Plan (see Exhibit C-9), the project provides sidewalk improvements within the site and on site frontages along Roy Rogers Road and Bull Mountain Road. *(n.d.). Retrieved May 22, 2014, from http://www.dot.state.fl.us/planning/systems/programs/sm/accman/Updated%20Trip%20Gen. xis. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 116 C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of- way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.810.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. Response: As shown on the Circulation Plan (see Exhibit C-9), a 5.5-10 foot planter is provided on one street side along site frontages on Roy Rogers Rd. and Bull Mountain Rd. and 5.5 foot planters will be provided on both street sides of local streets internal to the subject site, with the exception of SW Campbelltown Terrace, which will only have a planter strip on one side as the other side is adjacent to the proposed park. River Terrace Blvd. will have a 7.5 foot planting strip on one side and a 38 foot wide multi- modal trail/landscape corridor on the other. All streets include planter strips on at least one side of the street. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Response: The Applicant understands that maintenance of sidewalks, curbs, and planter strips will be the continuing obligation of adjacent property owner(s). E. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 117 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Response: Construction of sidewalks will comply with this section. Compliance will be further addressed at the time of construction documents. Construction of sidewalks will be included in a performance bond. The applicant understands the occupancy permits cannot be granted until the provisions of this section are satisfied. F. Council initiation of construction. In the event one or more of the following situations are found by the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks; and 4. A criteria which allowed noncompliance under this section no longer exists and a sidewalk could be constructed in conformance with city standards. (Ord. 12-13 §1; Ord. 06-20; Ord. 02-33; Ord. 99-22) Response: This subsection is not applicable as the proposed subdivision includes sidewalk improvements along local streets within the site and along site frontage on Bull Mountain Rd. and Roy Rogers Rd. 18.810.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 118 the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. (Ord. 99-22) Response: As shown on the attached Preliminary Plat (see Exhibit C-6) and Open Space Planting Plan (see Exhibit C-L2.01), the proposed development includes a park and open space tract in the center portion of the site and trails along north-south collector street River Terrace Blvd. through the center of the site. The applicant understands that the commission may require the dedication or reservation of such areas within the subdivision. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the commission or hearings officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Response: The attached Composite Utility Plan (see Exhibit C-8) shows the proposed improvements to sanitary sewer. The proposed sanitary sewer system has been designed to accommodate additional development within the area. Sanitary lines will be provided within local streets in the site and will connect to the existing sanitary sewer lines in Roy Rogers Rd. and Bull Mountain Rd. Proposed sanitary lines will be further detailed with construction documents, which will be submitted to the city engineer for review and approval. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 119 Response: The attached Composite Utility Plan (see Exhibit C-8) shows the proposed storm drainage system. The Preliminary Storm Report in Exhibit H provides sizing calculations and stormwater drainage system details. The storm water drainage system will be separate and independent from the proposed and existing sanitary sewer system. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: The subject site is traversed by a drainageway flowing east to west through the northern portion of the site. As demonstrated in the attached Preliminary Plat (see Exhibit C-6), the proposed development includes the relocation of the drainageway to the northern boundary of the site. Easements will be provided as required. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: The attached Composite Utility Plan (see Exhibit C-8) shows the proposed improvements to storm drainage. The proposed stormwater management system is further described in the attached Storm Report in Exhibit H. This system has been designed to accommodate potential runoff from the upstream drainage area. D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: The attached Composite Utility Plan (see Exhibit C-8) shows the proposed improvements to storm drainage. The proposed stormwater system has been designed to adequately accommodate onsite runoff. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 120 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. Response: The subject site abuts arterial street Roy Rogers Road to the west and collector street Bull Mountain Road to the south. The proposed development includes improvements to the east side of Roy Rogers Road where it abuts the subject site and the north side of Bull Mountain Road where it abuts the site, which will include the addition of a bike lane. Proposed north-south collector street River Terrace Boulevard will run through the site. The proposed development includes the provision of a multi- use path along the portion of River Terrace Boulevard within the site. There are no additional adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. Response: The Applicant understands the development permits for the proposed subdivision will be conditions to include the cost/construction of bikeway improvements in an amount roughly proportional to the impact of development, as applicable to the proposed development. C. Minimum width. 1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Master Plan is 10 feet. The width may be reduced to eight feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is three feet. 4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 12-13 §1; Ord. 11-04 §2; Ord. 09-09 §3; Ord. 02-33; Ord. 99-22) Response: River Terrace Boulevard will include a 12-foot wide multi-use path separated from the road for bicycle and pedestrian use. Additional right-of-way of six feet is proposed along Roy Rogers Road and Bull Mountain Road to accommodate a bike lane. Street improvements will comply with city design standards. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 121 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when the service connections are made. Response: All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities will be placed underground in the proposed development. The applicant understands that the city reserves the right to approve location of all surface mounted facilities. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, will be constructed prior to the surfacing of the streets and stubs for service connections will be long enough to avoid disturbing the street improvements when the service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Response: The attached Composite Utility Plan (see Exhibit C-8), shows proposed easements for underground utilities facilities in accordance with the standards of this section, as needed for the subject site. The provision of adequate vision clearance is demonstrated through the attached Site Distance Certification within the Traffic Analysis (see Exhibit G) and on the attached Circulation Plan (see Exhibit C-9). III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the proposed subdivision. Proposed Planned Development- Polygon at Roshak Ridge Pacific Community Design, Inc. March 9, 2015 Page 122 POLYGON AT ROSHAK RIDGE ilivNI . , TL 100 , 101 , 102 , 103 , 104 , 105 & 106 TOWNSHIP 2 SOUTH RANGE 1 WEST SEC9 9 . 7 W. M . Qa)/elt, Temace. CITY OF TIGARD WASHINGTON COUNTY, OREGON POLYGON NW COMPANY 1111 ��•.� SW SCHOLLS,E__12RY RDS I ��,,� [T] (360) 695-7700 [F] 360-693-4442 GROSS ACREAGE : 40.00 AC , .■,,. WWW.POLYGONHOMES.COM _ `;�j"10 DATE: 3/23/2015 UTILITIES & SERVICES : ::: :• ;_ REVISIONS DATE DESCRIPTION WATER: TUALATIN VALLEY WATER 1 0 ��j 1 4wa ►; ► N O. STORM: CLEAN WATER SERVICES Y ■,�w SEWER: CLEAN WATER SERVICES I o N ■■.�► POWER: PORTLAND GENERAL ELECTRIC ` �ItiI�. 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I - - - - [ 6 I I SW GOLD COAST LANE 1 COVER SHEET 1 I 3 p___- - - 2 EXISTING CONDITIONS ELEVATION DATUM: NGVD 29, ELEVATION = 180.657 I I N I I I I W 3 AERIAL PHOTOGRAPH 1 I APPLICANT: 0 4 DENSITY CALCULATION MAP & TABLES W 5. 1 OPPORTUNITIES & CONSTRAINTS PLAN POLYGON AT I I I --I j I o I - - JI 5.2 CONCEPT PLAN MAP POLYGON NORTHWEST COMPANY I 1 1 I m I� J SW BOTANY BAY LANE 5.3 SITE MAPROSHAKRIDGE 109 E. 13TH ST. ILd1 W - - 6. 1 PRELIMINARY PLAT VANCOUVER, WA 98660I I W I ill 6.27.2PRELIMINARYGRADINGSECTIONSPLAT (2) [P] 503-221 -1920 I I --I I I 7. 1 GRADING PLAN CONTACT: FRED GAST I I I I I I I 6 /I OWNERS : I I N I (_ _ - l - 7.3 GRADING SECTIONS COVER I 1 7.4 GRADING SECTIONS SHEET SW ROCKHAMPTON LANE SW ADELAIDE LANE ROSHAK FAMILY LLC LEGEND: - - /7. - I 8 COMPOSITE UTILITY PLAN 14205 SW HIGH TOR DR. PROPERTY LINES 1E3 L 9 CIRCULATION PLAN ` — 10 PARKING PLAN Q TIGARD, OR 97224 - - ROW LINES --- _ _ � _ _ _ — — 11 SITE PLAN PROJECT BOUNDARY i I SW BULL MOUNTAIN RD (C.R. NO. 262) 11 . 1 MODEL HOME/ SALES OFFICE PLAN PLANNER: I I 01 12 TYPICAL LOT PLAN 1 13 TREE PRESERVATION PLAN PACIFIC COMMUNITY DESIGN, INC I 14 FUTURE STREET PLAN 12564 SW MAIN ST. w TIGARD, OR 97223 0 [P] 503-941 -9484 LANDSCAPE ARCHITECT: ENVIRONMENTAL CONSULTANT: LANDSCAPE SHEET INDEX: CONTACT: STACY CONNERY, AICP w L1 .01 TREE CANOPY - PLANTING PLAN L2.01 OPEN SPACE - PLANTING PLAN N PACIFIC COMMUNITY DESIGN, INC FARALLON CONSULTING, LLC CIVIL ENGINEER: L1 .02 TREE CANOPY - PLANTING PLAN L3.01 MITIGATION & STORMWATER IummimIl 12564 SW MAIN ST. 4830 SW MACADAM AVE., SUITE 500 L1 .03 TREE CANOPY - PLANTING PLAN PLANTING PLAN Pacific w TIGARD, OR 97223 PORTLAND, OR 97239 L1 .04 TREE CANOPY - PLANTING PLAN L4.01 PARK - PLANTING PLAN > PACIFIC COMMUNITY DESIGN, INC [P] 503-941 -9484 12564 SW MAIN ST. [P] 503-280-4635 Community L1 .05 TREE CANOPY - LEGEND, DETAILS CONTACT: KERRY LANKFORD, RLA, CLARB CONTACT: CRAIG WARE, RG, LG & NOTES Design TIGARD, OR 97223 N [P] 503-941 -9484 L1 .06 TREE CANOPY - SOIL VOLUMES CONTACT: J ESS I E KING, PE [T] 503-941-9484 [F] 503-941-9485 SURVEYOR: GEOTECHNICAL ENGINEER: TRAFFIC ENGINEER: NATURAL RESOURCE CONSULTANT: PROJECT NO.: 395-010 TYPE: PLANNING PACIFIC COMMUNITY DESIGN, INC GEODESIGN, INC. KITTELSON & ASSOCIATES, INC SWCA ENVIRONMENTAL CONSULTANTS REVIEWED BY: JJK 1 12564 SW MAIN ST. 15575 SW SEQUOIA PARKWAY, STE 100 610 SW ALDER STREET, STE 700 434 NW SIXTH AVENUE, STE 304 I) o TIGARD, OR 97223 PORTLAND, OR 97224 PORTLAND, OR 97205 PORTLAND, OR 97209 [P] 503-941 -9484 [P] 503-968-8787 [P] 503-228-5230 [P] 503-224-0333 o SCALE ''; m m CONTACT: TRAVIS JANSEN, PLS, PE CONTACT: SHAWN DIMKE, PE, GE CONTACT: JULIA KUHN, PE CONTACTS: MIRTH WALKER, PWS, CWD 150 0 75 150 ii a 1 INCH = 150 FEET z A , / I I z .��,A—/ •-11 I LEGEND / x' '+I I I EASEMENT LINES OO EX SANITARY MANHOLE - - - - - I I TAX MAP: 2S 1 6 EXISTING RIGHT-OF-WAY 0 EX SANITARY CLEANOUT I TAX MAP: 2S 1 7 I I TAX LOT: 3300 EXISTING CENTERLINE © EX STORM MANHOLE TAX LOT: 3100 ' ,1 \ / EXISTING CULVERTS (3) \ I ' I 1 I 1 1 1 1EXISTING PROPERTY I N / I 1 I 1 I I I I _ _ EXISTING BOUNDARY LINEI ❑ EX CURB INLET °' .p:. r=�_�� J -i I I \v/ � I I \ \ 11 ��' � EXISTING SIDEWALK EX STORM CLEANOUT i.... �- '' EX FIRE HYDRANTfçct)e)t, _ _ p O O N 1 \ \ M � \ 1 1 - EX 2-FOOT CONTOURS ® EX WATER VALVE Fre/ / / ,0 / / I / N I I I I N I I I I I 1 1 1 M 1 I 1 1 �, 1 \ \ M - -324- - - 0 EX WATER METER TAX MAP: 2S 1 7 1a. r / N / j I I I I I I I I \ 1 \ I \ \ I I 1 1 EXISTING FENCE 1 — -320- EX 10 FOOT CONTOURS TAX LOT: 500 " - ...........-....1 ' ,j I / I I I I I I \ I \ \ \ \ \ \ \ \ \ \ \ \ 1 1 TO BE REMOVED \ ac .\l \ xss EX BLOW OFF/ f ®- ��, I / I I I \ \ \ \ \ \ \\ \ \ \\ \ \ \ \ \ \ \ SII TAX MAP: 2S 1 8 EX SANITARY SEWER o EX AIR RELEASE VALVE / I I \ \ \ \ \ \ \ \ VIII/III TAX LOT: 2200 XSD EX STORM DRAIN H / 1� / \ \ \ \ TAX MAP: 2S 1 7 \ \ \ EXISTING STORM \ I 1 1 xW EX WATER LINE EX GAS VALVE 1 �� t / 1 I \ \ \ \ \ \ \ I 11 © EX CABLE RISER \ \, TAX LOT: 100 \ \ \ DRAIN OUTLET \I I I XG EX GAS LINE O EX TELEPHONE RISER / I�, � - I I \ TOSBEINRELOCATED \\ \\ \ \ \ , \ \ \ \ \ \\ I I 111 XE EX BURIED POWER LINE ' 'Y / �� \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 11 II EX LIGHT POLE I / / \ \ \ 1. EXISTING WATER I I I XOH EX OVERHEAD POWER LINE i. I ,/ // _ 1 \I \ \ \ \ \ \ \\ \ \ \ \ 1 \ \ \\ QUALITY SWALE \\ I( XCOM EX CABLE TV LINE X EXISTING FENCE TAX MAP: 2S 1 7 I I / �Z / � \ 1 \ \ \ \ \ \ \\ PSC' \ \\ TO REMAIN \\ I TAX MAP: 2S 1 8 XT EX TELEPHONE LINE EX TREES POLYGON NW COMPANY TAX LOT: 501 L I/ EXISTING CULVERT / -.‘N. I /��, I p. \ \ 1 \ \ \ \ \ \ \ \\ \ \ I \ \ \ '\ \II II TAX LOT: 2300 [T] (360) 695-171700 [F] 360-693-4442 { cXi` // / ��\I \ I �� \ A �1 /� WWW.POLYGONHOM> S.COM / ' �� e / I / I DATE: 3/5/2015 I / �� ' 1C> // /; � I AAI i.�.I�� .A144,_ 1:4, / / 7N / / / — � A 4 .1 , _ter � _ ��I�� REVISIONS W// N `.I( o/ / / / / / ' / ZA, �� \ \ v A NO. DATE DESCRIPTION / / / / TAX MAP: 2S 1 8 �� I `� / TAX MAP: 2S 1 7 / / // / / // / // / // - - TAX LOT: 103 / 4 TAX LOT: 2400 , \ / / VEGETATED / / / / / / / / / / / / .I ' \ 1 / / / / CORRIDOR / / / / // / / / / / / / f ,`�- -� I \ / / / / / / / / / / / / / / / / / / , . - - 11) 1 M I / / �o / / / / / / / / / / / / / / �-- // / II / / / / ti / / / / / / / / / / / / / / / / / 7 / / / v / / / / / // - / I ''TAX MAP: 2S 1 8 I `� I I / / / / / // // / o/ // // // // / // // // // / /////// / / / i/ // /// / // 3� j TAX LOT: 2500 .7 v ,' I 1 / /I / / / // / // / // / / // // / // / // // / // /7 / // 7 / // // ,/ // //j//�% �� — f TAX MAP: 2S 1 7 I 0 / / / / / / // / // / / / / "�° // // / / / //// // / / // // // /7 // // 'THE WOODS.. TAX LOT: 400 I OI ( / / / / / / / / / / / / / / / // / / II 2 I xI I / / / / / / / / // / / / / // / /� // / 7 7 / / / / // / / I 3 I / / / / / / / / / / / // / / / / / / //// //cryo // // / / / 7 / / /// / / TAX MAP: 2S 1 8 I / / / / / / / / / / / / / / // // / / / / / / // , / / // //// / / //�/ i TAX LOT: 2600 I �, I I / / / / / l / / / / / / / // // / / //// / // / // // �°i / / //// ��/ //i� � ISI / i I / / / / / / / / / / / / / '� / / / ,..../,„_/ II.It I ' / / I I / / / / / / / / / / / / /:///// ,/ ,/ / / / / / // �/ /�i� /�/ / I I // / / / / TAX MAP: 2S 1 7 //,/ / TAX MAP: 2S 1 7 /// TAX MAP: 2S 1 7 / TAX MAP: 2S 1 7 / TAX MAP: 2S 1 7, / / / I 0 1 / TAX LOT: 104 ! I TAX LOT: 102 ( / / i TAX LOT: 105 / / / // / TAX LOT: 106 / / 7 '0 / / TAX LOT: 101 ,'/ ry \ / I I , I / / / / / i //'/ / / / / / / / , ,- / / // / / /�/ �,---___ 7_,..7TAX MAP: 2S 1 8 �� / I I � I I I I / I / / / // //. ////// ////// ,/ // j// '///�/////7 //�/ °/7'7�� / TAX LOT: 2700 I I I I I I I / / / / / / / / / / / °y5 / / / t I I I / / / / / / / // / / / / / / //// // / // / / / /77 / / �/FI / I I I I I / / / / / / / / / , / / / / / / /I 1 1 / I / / / / / / / �/ / // /// / / / / / / / / /// // / ° //// �� ✓ / II / 1 / / / / / / / / / / TAX MAP: 2S 1 7 I ( Ar 1 I 2 / / / / l-) // // / // // / / /'6 // / / // / / / / / �C / / / / TAXMAP: 2S18 TAX LOT: 200 1 / �\� 1 / / �� / / / / / �/\� / / / / // / / / / // / / / / // // V // / / / /, TAXLOT: 2800/ RGI II / RG / / / / / / / Cd1; / / , / // �/// / / / // / / / � / / ,��o ///�( I / l l / / I I / / / / / / / / / // /2/::::717r/// , // / / / rI � 441111 / / ! !/ / / POLYGON AT '� 1 / l I I , I l / l I1 l / / 11 / / l / / / / / / // / // ///////, -,,,, ,, ,-...- ., / r ,/ ,/,/ , ,/,- -;- 1 / / / / / ,� I =1 / I I o I , I I I I ,/ ,/ / / / / l l/ l / / / / / / , ,/�// / , , , / , , / ,/ /// / , ' / "THE WOODS" ROSHAK RIDGE TAX MAP: 2S 1 7 I / 1 co I l / / / / / // // / // / // // / / / VI TAX LOT: 302 I / I 1 / l l / /////////7/1////// /0////i/ l l / o / / / / / l l l / I `- ` - �1 / 1 , I 1 / / 1 1 I l l 1 l I l l N l l I I I I / / t / / / ,�° // / l / / II 1 •,...'.•• /\ \\ I I I 1 1 I i / / / l / / / l 1 I l / Ml l / / / l / l / / I / / , / / / ' / (/ / ( / \II I � \ \ I I I / / 1 1 / 1 / III , / Il 11l 1 , / / / I I I / / l l / / / I \ �_1 1 L(--? \ 1 1 1 I 1 1 1I l / l / l I l I / I I j l I l l I / / EXISTING STRUCTURE \ \�` — !1 TAX MAP: 2S 1 8 EXISTING I I I I I I I / / I I I I I I I II / I I I I I 1 I I I I I I I I I I I I \ TO BE REMOVED \ TAX LOT: 2900 �'I M 1 1 1x 1 I 1 / I 1 / I l l I / 1 1 I IIII I I 1 I I I I I I l l \ \ \ \ \ \ ` ` �/:.r/./. CONDITIONS Li ,�0 1 EXISTING DITCH INLET I / I / / / / / l / / I / I I I I I I I I I I I I I I I I I \ \ \ \ \ \ \ `� \ 1 / TO BE REMOVED 1 I I / I / 1 1 I I I I I \ \ \ o —✓ AND TAX MAP: 2S 1 7 cc I AND REPLACED I l I Il I I l / , / I ' IIIIIIIIII \ \ \ \\ \ \ \ \ EXISTING CONCRETE \ - - _ ��TAX LOT: 303 I I I / / l l I I 1 , III I I I \ \ \ \ \ TO BE REMOVEDr DEMOLITION r I IITAX MAP: 2S 1 7 / / , / I / I I TAX MAP: 2S 1 7 \ \ \ \ \ \\ ' \TAXMAP: 2S 1 7 I 4 TAX MAP: 2S 1 7� / 7 ' o \ x \ IIIITAX LOT: 102 / / / I I I TAX LOT: 105 \ \ \ \ \ \ TAX LOT: 106 \ TAX LOT: 101 _ _ – ' PLAN \ I I I I I 1 / , / / / 1 1 1 1 \ \ \ \ \ \ \ \ \ \ \ \ - — �I / o \ TAX MAP: 2S17 I , / I I / , / 1 1 1 1 1 \ \ \ \ \ \ \ \ \ \ ►• • h Ilt I / l I I 1 / / l / 1 1 I \ \ \ \ \ \ \ \ \ \ \� - - - - `o— _ — �I X TAX LOT: 104 I , I I I I , l l I / l / II / I 1 1 1 \ \ \ \ \ \ \ \ \ \ \ N \ ` ___I Itii ' ; I �' OI ' I I I 1 I I , / / I , / I I l I / / 1 1 1 \ \ \ \ \ \ \ \\ \\ � \\\\ �� \ -- - - r TAX MAP: 2S 1 8 c.i ", \ I / / / / / \ \ \ \ \ \ - . 360- — �,,.0 TAX LOT: 3400 EXISTING � I / I I I / / / / / I 1 I I I \ \ \ \\ \\ \\ \\\\ \\ \\\ \ - -- - - �/I CULVERT I I 1 / I / l l / 1II I II ( \ \ \ \ \ \ \ EXISTING GRAVEL DRIVEWAY / .-o I II / I I / / / / I I I I \ \ \ \ \ \ \ \ \� -- - I :,, TAX MAP: 2S 1 7 A 11 I , , I I / I I / I / / / / I I I l \ \ \ \ \ \ \ \\ \ \\ \ \ As TO BE REMOVED _ – /TAX LOT: 300 c�Ii / o / / / I I \ ` – _w \ ry \ 1 / l / l / / / I / I I / / I l I \ \ \ \ \ \ ` \\ \ \ \ \ \\ \� , - - -/ gw I / 1, I / / / l I l / / / I l I l l I l I \ \ \ \ \ \ \ ` o. \\ \ . EXISTING / / / I I I 1 1 \ \ \ \ \ \ N l l / / / 1 1 / / l l l l l I o 1 1 / I I I \ \ \ \ \ \ \\ -. - / = CD PROPERTY I X I / / / / / / / / / I / 1 \ \ \ \ \ - .- - - �_ TAX MAP: 2S 1 8 / / / I l I I ) \ \ \ Pacific Z LINE, TYP. I I I.. 1 \ / / l l / I I 1 I , / I �o \ \\ \ \ / c' 1 I / / 1 ► I ' ► l - \ \ \ \ _ ''- TAX LOT: 3500I 0 I _ EXISTING DITCH INLET / I EXISTING OVERHEAD POWER EXISTING DITCH INLET / Community w I + ` // / / EXISTING GAS LINE TO REMAIN EXISTING CULVERT 'Y' . , N 1 1, TO BE REMOVED / LINE TO BE RELOCATED TO BE REMOVED \ • _ _ _ _ i / I Design ) 16 �V / I / AND REPLACED \ \\ \ \ j I max, \ AND REPLACED I / / / , / / ' / \ \ N a ..-up asx �' / / -` / - I / J J I I < ` \ _ ` v \ a�• = __- .- --- _ - oh` - - _—40 - - X0H �ik OH - N Aill wo =`� z �._ -:-- , :.—.:.- _ �'xG _ =----XO — — — — _=x� Zc--=T . — T 503-941-9484 [F] 503-941-9485 z ox .0 __ ( I SW BULL MOUNTAIN RD. (C.R. 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DATE DESCRIPTION vvvvvvvvv •vvvvvvvv• I 4 Ar - i- 7;4/A/0400 gillir ,!� TOTAL PROJECT 40.00 AC I/ /� IAd, -,I•A1 111111111r REA 0" For , , ,,,, 24.,,, _,_ 77,_ _ . r //". . 00' A.*:.lil id,• :driogir A 0,0 Nor / „i 0. _/:/.1/1 _. 4_,t A V - A _7/1101/ rror / \ 1\ R-4. 5 Zone R-7 Zone R- 12 Zone Total y _ _ frorz Total Project Area 8.27 10.99 20.74 40. 00 1-////7//r flTT ��A . . • .-� 7 11/,111111?g" Less Public ROW/Private Streets SI I /114 • • • • • • • • (20% of Gross Area) 1 . 65 2.20 4. 15 8.00 C4: rer 0 /A N,, NI, ;,/ ir • • /' Less Public Parks Public Trails 0 1 .92 0.48 2.40 i / I / . , . , , . , X Less Resource - Drainage Way Et </I, i :h'�= - --.---1----- , , __ _ __ _ _ __ ___ ...... 1 1 : ii i _ - e ___ ._ _ _ ____•__ _ -__ x ! 1 , _ ., I 0 • •• wl{1OWN' . e e e• ti k . • - 4---- 1 - 0 I HIGHEST DENSITY/COMMERCIAL AREA �, all _ _ .I� .. - _ X e X--1 I < - - - r II Mks * " I 1 16111;40* I ` 1 A _ a q I fes` ► • -�n I - 1 �R-6 Wen. ievtaceiiii...0:4 , X EX. ROSHAK RD RELOCATION OF *� I � TO BE VACATED STREAM/OS BUFFER ' i _ , l s I 1,i\ i EXISTING CULVERTS (3) I c _+) ,.* �-. Vill k , _-____. - ,„., / _ ______ _ _ _ __ ___ ______ , „ . ›c. ' , , „.,,,,,,,,, . . , . • _ , _ . .. .---- 1,,, FP/ /,,,z,,,,, , , i Vii„ EXISTING - ,. , 7, _—, �I FENCE / / �� . iiiiiiiiiaiiiiiii jV j k .. e'— , •� POLYGON NW COMPANY II // j •ii [T] (360) 695-7700 [F] 360-693-4442 ,,:'/ f % :- ": ',, DRAIN OUTLET �, WWW.POLYGONHOMES.COM I — — -" ' . DATE: 2 1 `r 3/5/ 0 5 � �r-:. `' `� __ EXISTING '� REVISIONS r � __.: _.�__ , .� ,. _ STREAM SING WA R � i - I ` EXISTING CULVERT 11\.= _ �' QUALITY SWALE % j 1 , TO BE REPLACED -- "��- •,+ f� f NO. DESCRIPTION _ 1 ; �� = - �.�e. L__ -� • / DATE . Aft al -"411 V _ .� RUNOFF .. I - o _ _ - //iii%//i %�//�%/ ///� , �_� �,, : I _ - �� FROM OFFSITE AREA . . MODERATE VALUE HABITAT ` CWS VEGETATED CORRIDOR / / ' 'y\.I - I I - - :)1 1 \ (CURRENTLY FARMED) _1014 ` I 1 r ♦N I \ _ I I ,. i .:, , I E WOODS„ J = 7_'� --� � WACO SHALLOW PESTICIDE REMEDIATION ' �' '''� 9 ; I �' i /'/' �7' I R-6 ' taw I � � H / ri . 41 'V): 111401 .- 1 I - HIGHER m.= OWER , I .y �_ -. Li_i — — DENSITY -DENSITY i ___ Po EN' IAL TREE TO BE ESERVE© Q ' w go _ OW ill . , • NEIGHBORHOOD > . SHALLOW ROCK AND VIEW POLYGON AT aim__ ,'� - - I : - - PARK E AT HIGHER ELEVATION 4 ,..., wo , Y� ROSHAK RIDGE „ ,, . ._ , 1.. 4... , --6:-.. ,.. "4/1"1 I EXISTING STRUCTURE 'g- jab --••••Nuip -iipritI j TO BE REMOVED r 1 I - EXISTING CONCRETE I • ' ` EXISTING "7.8% TO BE REMOVED f OPPORTUNITIES i CULVERT I • 1 4 AND I ` EXISTING DITCH INLET .' • • CONSTRAINTS E I ;.„�� TO BE REMOVED — - N ; a 1 AND REPLACED �� PLAN I ► ACCESS RESTRICTION I , N .411111111 6 I � 1 i EXISTING DITCH INLET �� ., EXISTING TO BE REMOVED 1 EXISTING GRAVEL DRIVEWAY . D PROPERTY , EXISTING DITCH INLET AND REPLACED TO BE REMOVED a LINE, TYP. 1 TO BE REMOVED EXISTING OVERHEAD POWER O ` 1 AND REPLACED w ! LINE TO BE RELOCATED EXISTING CULVERTi I w i - . . I • - '.- ' —it - a SW BULL MOUNTAIN RD. (COLLECTOR) — I / t• „ , Community i c v, • • • _ _ IMIE Design FUTURE TRAFFIC SIGNALI I E - p x `07 _ j ` �. - �• ;� KErma [T] 503-941-9484 [F] 503-941-9485 I T— __ , I =� Mid Day E , . / '��` >: i If " " PROJECT NO.: 395-010 c *oc r4_,1 . , I y_ 6 „ A* _ .. • ..... , -, . . _ TYPE: PLANNING N _I r X Jf, (7) REVIEWED BY: JJK CD bi '-----1 '► may_ X X • • / Ott) • •• v\:: • 2 "II -, • O 0 ./ i • . - i �, -x - _ � Q I x •y • Al e SCALE i5 . 1 • 100 0 50 100 `')°,; I . • * _ )n) I I ' x m m , x, . ___ l X41 ' Fall Sun Exnosure — — — a �`' 1 INCH = 100 FEET 1 R- 7 . = LEGEND - PROPOSED CONCEPT PLAN R-25 RELOCATION AND ENHANCEMENT OF DRAINAGEWAY 1 AND VEGETATED CORRIDOR. PROVISION OF BUFFER OPEN SPACE AREA % SITE x j BETWEEN HIGHER RESIDENTIAL DENSITY AND < PARKS/TRAILS, LANDSCAPE TRACTS 3 AC 7 COMMERCIAL USES NORTH OF SITE. RESOURCE AREAS 3 AC 8 Ilk Q ievtace STORM FACILITY <1 AC 2 % 1 WeA, • _. OPEN SPACE TARGET 7 AC 17 % ,a 11111111111 GROSS SITE AREA 40 AC 100 3=. LAND USE - RESIDENTIAL Pirlir 7,500 SF TYPICAL LOT SIZE ill 1 :- . 3,600-4,500 SF TYPICAL LOT SIZE POLYGON NW COMPANY , ,'‘. M [T] (360) 695-7700 [F] 360-693-4442 2,560 SF TYPICAL LOT SIZE WWW.POLYGONHOMES.COM illk ' DATE: 3/5/2015 .4874-1480 SF TYPICAL LOT SIZE [ [ PRESERVATION OF EXISTING REVISIONSPEDESTRIAN ELEMENTS NO. DATE DESCRIPTION - :: . SWALE FOR DRAINAGE FROM ABUTTING PROPERTY AND SIDEWALKS, TRAILS AND PATHWAYS • PROVISION OF ACCESS FOR CWS. STREET TREES AND OPEN SPACE TREES MEET 40% V URBAN CANOPY COVER ' REQUIREMENTS v. . , •:&. Iriv,.,,,‘... . • • 'IP G' .7. . -_- -• '-.0‘ V ' '-•14 q 0, t RIVER TERRACE w � SIDEWALKS ARE PRESERVATION OF 0 : A PEDESTRIAN ELEMENTS =��:�— WITHIN ALL STREETS TRAIL CORRIDOR _• -�- - EXISTI NG TREES ALONG UTILITIES ARE IN THE STREETS EAST PROPERTY LINE TYPICAL LOCAL STREET „_ osismaiew NEIGHBORHOOD PARK .,4 _ 1 -2 ACRES WITH /4 r POLYGON AT MILE SERVICE AREA • -� - ROSHAK RIDGE 1011M.,......, LOT SIZES AND SETBACKS 10' WIDE [ / MATCH R-6 ZONE OF LANDSCAPE TRACT flip is leADJACENT DEVELOPMENT CONCEPT �_ PLAN MAP , 0 . • ) . ,. !. . . -.' - . Y 11.1 11 - s TRAFFIC SIGNAL AT .� ` �" •� '� N BULL MOUNTAIN RD SWIM CENTER/ . '_Y ; �. � w ,��: ROY ROGERS RD RECREATION BUILDING N : � �• �` N .rte • - .1 3 '' -- ROUNDABOUT AT RIVER TERRACE „4 -"` Ld BLVD BULL MOUNTAIN RD Pacific Community N Design u) [T] 503-941-9484 [F] 503-941-9485 a) PROJECT NO.: 395-010 I TYPE: PLANNING 2 ( i REVIEWED BY: JJK 0) c7) 3 2 0 8 0 SCALE 100 0 50 100 2; m m m a 1 INCH = 100 E z 'OWN. '',IN I : il L. Quvit, ivetace imuimmaim • " - ) • • " i : i 10,0 . _ ,''' f, lip* i •- . 0 i A " . EA . — 4.4. 4 .4 , , 7 '"1 1 - 1 ii, irmim... ___ _ _.__ili Akt111140 10, „la ' F Alp ' ' _ �, : ., POLYGON NW COMPANY WWW POLYGONHOMES COM [T] (360) 695-7700 [F] 360-693-4442 .A\v, ---- .., , ,_ CCC') , 1 ) ,_ , .._ ....- C r, ,„ %i-t--- 4�� Vii/ 'I ,. 4 .0111i DATE: 3/5/2015 lima 4 4 --- ' .. _ . _ _ . ,,„„„,,,.._ Itik. 1111111111111111M ,� REVISIONS 11, iii it ► d ! NO- DATE DESCRIPTION i 11=010 -104r 1 s : . �a - • aft 0. r. --__-. •�. �*T- ----‘4111111.11.411 711kilm,sit — r �*s� � - - mit L .. ell y 1 Eir f 1 J J p O. li :,, O ' Oak li' ) \ r r l l lI lIIIII 11111111 III III � ' , oil - - - . 0 ir /1"" „IL ., .....\ I di • 1„; 0. ) 0, �'..:: . - - a• 4:0:i .-II' Ail_' ., :la OP 1111:-.MIF Ak I, IL] Ill". - PP.° E, ) lip all , _ __ .. ' I� � > a M :,,, =ism , , , _ - � plopPP iP, IL - 0 _-. • i .. . . » 0 ) :.,:r ....4,,,, Iik P • 0 POLYGON AT ;,. L ) I 11.1 III!::- ., II i -` M • 1 I ROSHAK RIDGE • I ... ) .., IMPI INI _ -0 = ) . ) . T. .1 ,~ I# , I y 1 1 le SITE MAP • ) . illi MI ., 0 , j - •11111 � � .► El ) ' it _,. . ..,„mallR� i t$1 • .: . I ) a 1, _• ) J, MP 1111 Al ) ,, jik - ttt�� .r 41. LO 3 . . ...t: ri„ / 1 I 111 iiiiiiiiii , 1 (,) . . _ . L,,) IlLiiiii..---71iiiiiiiiiii .) - a N coil. ; 7 7 i 7 7 411111411114 Loi ;: __: Pacific Community �� _ _ - ! j r Design 1111 ,, 3'� • 503-941-9484 503 941 9485 J _ [T] [F] t kms. . -, '' PROJECT NO.: 395-010 , 61Iii oris i I �, i - �r. - � I TYPE: PLANNING • o . REVIEWED BY: JJK _.- - • , - O 0 0. SCALE 100 0 50 100 r, r, m 5 • 3 a 1 INCH = 100 FEET z -Loll R.Weyt, TeithCcee, 1/111FFI POLYGON NW COMPANY [T] (360) 695-7700 [F] 360-693-4442 WWW.POLYGONHOMES.COM DATE: 3/23/2015 MATCHLINE: SEE SHEET 6.2 - - - - - 13 - - r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - REVISIONS T` 1,380 SF 713' c 72r, 27 , T 8 I o I 224 I 207 0 206 0 205 0 204 0 203 0 0 0 o c 3,681 SF o 0 0 o I NO. DATE DESCRIPTION `1 ;, TRACT W I .0 ;Y, 1,102 SF I� 2,880 SF 2,880 SF I I f. I 4,847 SF rn 4,500 SF rn 4,500 SF rn 4,500 SF rn 5,358 SF b 105.0' N 1,622 SF N 3.00 O .'A V M M M M NI W ^ N 71.2'�I `� PUE \ 942 SF IIN I 80.0' 80.0' I v TRACT KK I 92.3' N "' 104 I TYP. �O- b o TRACT A bLn 89,261 SF 28.6' I o 50.00' M o TRACT in 8.00'PUE 1,376 SF 71.1' TRACT I 3.00'PUE ' 1,280 SF ° ° 1,280 SF ° 225 0 TYP. ~ 103 ;,., 30,833 SF TYP. 3.00'PUE 80.0' 80.0' I 50.00' 52.4' 3.0' 47.0' 3.0' 47.0' 3.0' 47.0' 3.0' 60.0' 174 0 u•• 3.00'PUE I 3.00'PUE I in I n 7,350 SF n - 1,090 SF 71.1' 39.0' 1- TYP. b 26 TYP. o I~ TYP. 9 b o I 4,624 SF 6 TYP. I 6.00' 6.00'PUE / M 102 ,:i) - - fes- PUE TYP. I 6.00'PUE ^+ M 2,880 SF .o .0 2 880 SF M 1,089 SF 71.0' V./ TRACT N I; M M w II 92.6' TYP. TYP. 961 SF I U I M 101 r o I� 6.00'PUE �RACT I Q I I r M I I ,,; 57.0' 80.0' '2,799 S" 80.0' Ce I ° �^, 105.0' 1,088 SF 70.9' M 73 IM TYP. Ce I I 226 N I 3.00' o 1...._ 1,102 SF ° IW o I 198 0 199 0 200 0 N 100 M PUE57.0' I� b 25 .6 b 10 bI- I v I 3,705 SF I 4,959 SF rn 4,500 SF rn 4,500 SF rn 4,5 01SF rn 5,628 2SF M 2,880 SF M M 2,880 SF M 1,370 SF cTYP, `n 74 I Z I I 70.8' I 874 SF 6.00'PUE I 92.7' o TRACT V 57.0' TYP. I` p I I I I 175 0 914 SF w I 75 80.0' 80.0' I I I I N 7,350 SF N 70.7' w 57.0' 874 SF I. I J I I l cn 99 a 24 0 0 11 b J I I 227 I U W 6 NI 1,479 SF 6 ffi - I 76 I"''. .o .3 .6 .6 I W v N �p N ,,, M 2,880 SF M M 2,880 SF M pp o 0 Li 57.0' 874 SF I u� / 4,662 SF I �n s'' 44.4' 50.0' } 50.0' I 50.0' 49.0' oJ 98 70.6' M Q 77 M gg IW 6 TYP. 105.0' - 1,0883 SF 70.6' a - 57.01,102 SF• 80.0' 80.0' U I 72.00' I I SW BOTANY BAY LANE M o 1,081 SF 23 b 0 12 0 I 94.1' I - - - -50.00'- - - TRACT 0 70.5' - Lv v 57.0' 827 SF U ° 2,880 SF ° ° 2,880 SF ° v) / 228 N O 6.00'PUE I oN 1,47396 SF o Q �+ 78 "' a I / 1 v I 3,814 SF I o CO I TYP. 0 176 a ' I rr C b 50.1' 50.0' 50.0' 50.0' 51.0' 0 0 U1 J 'Cr ti- - - - ?o' 7,350 SF n 70.4' r`l6 CC 1,102 SF ° ce 80.0' 80.0' W M TRACT U H M 57.0' 79 M 0 22 b 0 13 bI I ( r - M 2,880 SF M M 2,880 SF M I / m 96.8' I W 798 SF 70.3' N 874 SF >' O 41 ' 2 I 105.0' b. 95Q 6N bs 1,470 SF 70.2' oN CC �- 57.0' 80 -i u ' 229 I v1 _ U 80.0' 80.0' U o I 874 SF 4,962 SF I `� M 94 Q 57.0' 81 M c3 I 197 0 196 0 195 0 194 0 193 I U "' / / 6.00'PUE I I 60 0 0 o 0 6.00'PUE 1,076 SF 70,1' in 874 SF O 21 o O 14 b LLJ 6,017 SF rn 4,500 SF rn 4,500 SF rn 4,500 SF rn 5,808 SF o �+ 93 r vv) 5711 82 „� I M 2,880 SF M M 2,880 SF ° I / TYP I ^ TYP. - 1,075 SF 70.1' 1,102 SFCC I I b 177 b 80.0' W o 102.0' 6.00'PUE 6.00'PUE -� 6.00' 8.00'PUE > / I I-- P TYP. 6 7,350 SF 6 0 92 0 57.0'TRACT P 80.0' H f PUE TYP. 230 N N 1,465 SF70.0' 1� 30.00' 827 SF 0 20 o 0 15 - TYP. I o / 4,182 SF I v I 50.00' M I RAC I T M 57.0' 83 2,880 SF M M 2,880 SF .6 I N o 793 SF 1,102 SF ° 54.00' M 50.00' / '5' / I 50.00'II 71.7' 50.0' 50.0' 50.0' 65.0' I 105.0' 0 91 69.9' 57.0'Zr. 84 M I 80.0' 20.00' 80.0' I 106.8' I 1,461 SF 69 8' 6 57.0' 874 SF I� I 99.7' I 8.00'PUE I 'o II POLYGON AT a 19 b 0 16 a I V.+ 90 85 I- 6.00'PUE / / TYP. 231 b "' M 2,880 SF M M 2,880 SF M o I M Lri I 188 O 189 0 190 0 191 O 192 ^ ROSHAK RIDGE 1,070 SF 69.7' 57.0' 874 SF I� ~ h TYP. I o 5,410 SF I o 89 86 IM 80.0' I I N I 6,799 SF 4,500 SF 4,500 SF rn 4,500 SF rn 5,808 SF w 6 7,350$SF 1,069 SF 69.7' u 57.0' 874 SF "' 80.0' I 4. 88 87 I"' 18 o 0 17 b aZ Tco RACT SF LL I:0 iI I 106.5' / p I I Z 1,456 SFo 1,102 SF ° v v I 3,238 SF 3,238 SF 69.6' N 57.0' o l I N I 232 / L 1 3 105.0' IRALI 5 � - J N i, - ��A \ � - - - 1- J L 1_,i) , v I 4,089 SF I Q 1�F /p Q r o• � K65.1' 50.0' 50.0' 50.0' 51.0' 3 p T - - 66.0' 66.0' I 69.5' } 30.0' J 43.0' 21--C3 6.00'PUE J 6.00'PUE j I 103.5' I 6.00'PUE 1 6.00'PUE J i 6.00'PUE b I 55.5' 35.5' TYP. TYP. o TYP. TYP. ,) - TYP. - - v, PRELIMINARY 46.00' TRACT R - 50.00' - - TRACT MM I I \ s -50.00'- - `.' o �" I o^ 7,350 SF 179 N PLAT (PRIVATE STREET) M 1,499 SF ^ 0 233 \ SW ADELAIDE LANE 7,235 SF SW ROCKHAMPTON LANE N I 5,718 SF \ 7s Z, TY_ 6.00'PUE I 1 5.0'(PRIVATE STREET) I 14.9' 20.3' 40.0' 50.0' 50.0' 40.0' 50.0' 40.0' 50.8' 40.0' 50.0' 15.5' 34.5' 40.0' 50.0' + 40.0' 50.0' 50.0' 20.5' 35.0' 15.0' �`�' ?e2, 1-r I-r 19.5' J I I - I 111.2' �`�' T 105.0' I I 2 I 6.00'PUE / 4 I I 50.00' a I TYP. I Ni 235 234 I� / I 1 187 186 N 185 �, 184 �: 183 M 182 181 I L, 244 243 0 242 M 241 240 239 238 237 M 236 a TRACT JJ 4,568 SF rn 3,738 SF rn 4,643 SF rn 4,610 SF rn 3,664 SF rn 4,551 SF 4,716 SF I 180 0 o c6 ri ri o o u, v 3,878 SF rn 4,678 SF h' ,n �i T 5,005 SF rn 3,970 SF cg: 4,933 SF rn 4,900 SF rn 3,896 SF rn 4,841 SF se. 3,849 SF rn 4,782 SF rn 4,749 SF rn / `b \ 9,424 SF rn I 6.00'PUE7 g22 SF N 6.00'PUE TYP. Ln I / \\ ^ TYP. 1 oL / �o \ \ c, - N -L _ - - - � I- � 8.00'PUE 7. 535 Il' .O O' 0C IC AC 1C 8 :1, _ 8.00'PUE Q 8.00'PUE TYP. TYP. TYP. SW BULL MOUNTAIN RD 70.00' w = 1319.3' N 3 - L 1111.171111Q JI I Pacific aL_ I Community -9 1Design 0 Lo 0. co [T] 503-941-9484 [F] 503-941-9485 (;)ot N 0) c PROJECT NO.: 395-010 C 0 TYPE: PLANNING co i REVIEWED BY: JJK 0) c 2 SCALE o 50 0 25 50 0 0.G 0 1 INCH = 50 FEET LU a CO _ 6 . 1 a z IllriNII I I I I I - - , 10.0' 38.0' I � `' 20.00'EXISTING 20.00'EXISTING I. N I RIGHT-OF-WAY ?_ct?ek Terotace,RIGHT-OF-WAY ' I ' " I / TO BE VACATED TO BE VACATED I I TRACT GG 3 89.3' • TRACT EE I 78,649 SF 1111Al\r‘ y> 57,381 SF 72.00' 0. 8.00'PUE 8.00 PUE b TYP. I hh• Ib. co I so � �, I I N Li_ I M 3 7 40.2' 24.1' 25.9' 58.0' L 1 1 49.1' 40.0' 50.0' 50.0' 40.0' 50.0' 50.0' 40.0' 50.0' 50.0' 42.0' 40.0' 50.0' 40.0' 50.0' 16.6' 29.9' v v g ^ POLYGON NW COMPANY I- I N 1 [T] (36o) 695-7700 [F] 360-693-4442 1 I - WWW.POLYGONHOMES.COM I 135 N 136 0 137 I I o 139 0 140 0 141 0 142 0 143 o 144 0 145 0 146 147 DATE: 3/23/2015 �* o 0 0 0 0 0 0 0 148 131 0 132 0 133 0 134 3,627 SF rn 4,502 SF rn 4,777 SF a 1 rn 3,600 SF rn 4,500 SF rn 4,500 SF as 3,600 SF as 4,500 SF as 4,500 SF rn 3,600 SF rn 4,491 SF 4,254 SF o0 III o 0 0 0 rn ui 1 11,.; ori I 4,807 SF4,724 SF I TRACT DD 0 130 rn 4,500 SF rn 3,600 SF rn 4,500 SF rn 4,511 SF N 1 I v 1 REVISIONS I 34,483 SF o 3,798 SF I 1 l _ - _ NO. DATE DESCRIPTION I I - - • q, 1�, 7 7 - 71.7' - 28.9' 24.1' 25.9' 48.8' 25.2' 1� '� 43.3' 40.0' 50.0' 50.0' 40.0' 50.0' 50.0' 40.0' 38.8' 8.5'3• 38.6. \ I I - - 2.0' 50.0' 40.0' 50.0' 16.6' 33.5' 11'4 Lr, / A3-• / s 6.00'PUE _ SW SUNSHINE COAST ST 6.00'PUE I TYP - - - - - - TYP. -- - 50.00' - SW SUNSHINE COAST ST - 9. �\ 1 I - - - - 50.00'- 6.00'PUE TRACT I-IH A 6.00'PUE M 3.00' /� TYP. 19 3 5.5' , 71.8' 23.5' 1� �i 43.8' 50.0' 40.0' 50.0' F TYP. YP 50.0' 40.0' 50.0' 50.0' 39.0' M 7,872 SFI Co00 PUE I 27.0' 36.0' `36.0' 35.0' 1.0' 32.1' 20.0' 20.0' \y. v'�' - - - - - - - - - - - \p, 1 f - -I 45 �� / TYPLI 1V� _ _ - - in IS?/ TRACT BB 113.8' / I 3,029 SF 869 SF / } 30.4' 3.00'I enI co• °; `' I 8.00'PUE y ( I 129 / o,'\ 25.00' PUE I �° 76.3' TYP. [..- 3.5' 105.0' 1,525 SF / "V 1' + 31.6' TYP' 50 0 49 b 48 b 47 i� 46 I I 157 0 156 b150 b 149 1°)' I 51 120.00' 44 8.00'PUE I155 0 154 0 153 0 152 b 151 0 M 128 73.2' ^ / TRACT FT a; oI 3,239 SF 000 2,881 SF 000 2,881 SF 000 2,881 SF og0 2,579 SFoo 3,201 SF I _ o TYP. `^ I 5,438 SF rn 4,700 SF rn 3,760 SF rn 4,700 SF rn 4,700 SF rn 3,760 SF rn 4,700 SF rn 4,700 SF rn 4,940 SF b Lri 167 1 095 SFco' e 58.0' 521 SF 0 2,743 SF � 000 CO b 7,350 SF o I0 � ( 52os I M I I I o 0 M 127 70.6' o '^ 76.2' _ 72.00' 6.00' �r "' V� 1,250 SF I 3.00'PUE M - 1,082 SF -' 30.00' M 49.6' 53 M I TYP. 36.0'I / I ' I6.00'PUE M 126 70.5' r, Le-; u - 54.00' -- L - - - I_ - 4 t �a 43 w I I - PUE H TYP. „•;3.00' ,- 920 SF ^, " I TYP. - 1,080 SF L�PUE 41.0' } 36.0' 36.0' 32.0' 19.0' b 2,757 SF b U I I 58.1' 50.0' 40.0' 50.0' 50.0' 40.0' 50.0' 50.0' 53.0' I~49.6' 54 0 M M ( o 105.0' 70.4' as 0 0 20.00' 50.00'1 ^^ 125 rv,TYP. 0 1,255 SF o N 1,361 SF ° N N 41.0' 1 36.0' 8.322 SF 32.0' 19.0' M 60.0' TRACT G r t ] -�zv 77.1' TRACT AA 70.3' i, ,0 380 SF .6 3.00'PUE 5 36.0' 36.0 \\ I I 1,019 SF II 3.00'0 60.0' 55 0` TYP \` 0 42 0 I I 70.3'-`-I ~ PUE 1,255 SF ' I '0 2,803 SF M I I 0 b 168 0 M 124 •M 6.00'PUE I 3.00'PUE 161 0 162 0 163 0 164 0 165 0 166 CON. o TYP. �I 35 158 0 159 0 160 0 7,350 SF N. 1,357 SF M 60.0' M TYP. oI TYP. I I v 70.2' S6 I c 3,238 SF b 36 b 37 0 38 0 40 78.8' I 5,216 SF rn 4,700 SF rn 3,760 SF rn 4,700 SF , 4,700 SF rn 3,760 SF rn 4,700 SF rn 4,700 SF rn 4,940 SF M 123 M _ 920 SF 6.00'PUE y L_ 2 2,880 SF w 2,880 SF Fo;2,880 SF w 39 0 I o 3.00'PUE I cf I 1,075 SF 70.1' 60.0' 57 TYP. I 2,560 SF 3,034 SF 16 y I� 41 TYP. , I ILei u-; 105.0' i? 122 M _ 920 SF - 1,074 SF 70.0' - 60.0' l I r, 3,249 SF o I 70 I 1,073ci in 1SF 69.9' W I 59.91,255 SF ., I O 9 1 r 27.0' 36.0' 36.0' I 36.0' 32.0' 39.0' 20.0' 81.8' 22.9' .- 39.7' 50.0' 40.0' 50.0' 50.0' 40.0' 50.0' } 50.0' 39.0' tiCe M 120 o Q \\ TRACT H 6.00'PUE J j 1 0 Lu rn 1,352 SFo 0' ,6 900 SF- -..I� 7o I 6.00'PUE 169 b L7 70.01 a •5' 31.6' Di. 7,350 SF 6 O TRACT Z ''-' w - - 54.00'- - TYP. -SW TOWNSVILLE ST 54.00'- - n_ - SW TOWNSVILLE ST - TYP. - - - o 0 50.00'- - >- _ 1,022 SF �I N a 6.00'PUE rn \ 6.00'PUE 119 71.1'I N Z 28 6, TYP. 6.00'PUE 03 0 48.7' 50.0' 50.0' 50.0' r TYP. 50.0' 50.0' + 50.0' 51.0' I Pc: LYG 0 N AT O M � Z a •O W r 66.0' 66.0' ` TYP• 1 109.6' C O 1� 105.0' M 1,391 SF 72.6'I ou TRACT �_� } I titi�r-T - - - - -I `�p I ti�/�} • -. < ti� �- `p• 1,113 SF 72.6i_ 1 MN :o ( 57.0' 59 0 Y I 34 b 1 I w ROSHAK RIDGE M 117 1,192 SF o U b 3,396 SF - .- 3,396 SF b U I 0 Lr;- 1,112 SF 72.5' iM,' 57.0' N N N ° oM I b 170 b M 116 M '" 60 Li; 80.0' 80.0' \I • 222 0 221 0 220 0 219 0 218 0 217 0 216 0 215 N. 7,350 SF o^ `r' 1,111 SF '^ 57.0' 874 SF I 5,168 SF rn 4,500 SF El: 4,500 SF rn 4,500 SF rn 4,500 SF rn 4,500 SF rn 4,500 SF F. 5,808 SF o W M 61 M H I M 115 72.4' - 0 N. W 57.0' 874 SF I 33 0 0 2 0 Z II co Q 1,399 SF 72 3, °' M 2,880 SF M M 2,880 SF 'O O I I z 62 ---------- TRACT Y 0 1,192 SF I 80.0' 80.0' I I 105.0' PRELIMINARY - 1,048 SF N 57.0' 6.00'PUE _ - I 141.4' 10.0 50.0' 50.0' 50.0' 50.0' 50.0' 50.0' 65.0' CC 72.3' in TRACT K ^n TYP. 3 W Q 6.00'PUE M 114M 698 SF o 32 0 0 2,880 SF b CO 1 I I 6.00'PUE C I~ TYP. 1,396 SF 72.2' M 57.0' 63 6.00'PUE ° 2,880 SF ° y 3.00'PUE M I I TYP. 3 VI I b 171 b PLAT M 113 M w a TYP. TYP. I o^ 7,350 SF o^ "' 1,106 SF 72.1' '^ w 57.0' 1,102 SF ,- 80.0' 80.0' U I M 112 64 I 3 I I I H. Li_ o 0 U 1,105 SF 72 0 in w - 57.0' 874 SF 0 31 0 0 4 0 I I a N- 209 210 211 0 212 0 213 0 N. ° N 111 Q "' 65 2,880 SF M M 2,880 SF I I H v Ni 208 4,432 SF 4,500 SF o0 4,500 SF o0 4,500 SF o0 4,500 Sr o0 5,808 SF a v M M 57.0' 874 SF M 0 6,719 SF • Q '- `r' 1,104 SF 71.9 F 80.0' 80.0' I I I - 50. 105.0' E Ce V a M 66 M a ^? 110 M • "' 57.0' 874 SF 6.00'PUE 00' 6.00'PUE I 8.00'PUE 6.00'PUE 1,390 SF 71.8' rn i-n 67 M 0 30 0 0 5 I 0 TYP. TYP. 8.00'PUE TYP. Q.) TYP. TRACT X 1,, 1,102 SF o; I 2,880 SF M M 2,880 SF I TYP. •O• - �6 0 172 0 Lo V 1,041 SF v 30.00' 57.0' 1, N. 7,350 SF N. N M 109 71'8 M3.00' M TRACT L M 54.00' 20.00' 50.00' 43.2' 0'4 ti5`1 4.5' 50.0' 50.0' 50.0' 50.0' 51.0' o "Co a, 80.0' 80.0' ° 1,387 SF 0 PUE --.-^ r_57.0' 72.00' 71.1' �'or SW GOLD COAST LANE TP. 68 M 0 29 0 0 6 0 I ,.,.'p, - - -50.00' - - in 108 71.7' °r 1,102 SF 04, ° 2,880 SF M M 2,880 SF ° w 6.00'PUE 105.0' 1,098 SF 157.0' o TYP. 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PROJECT NO.: 395-010 ��.:��-. ►�� a3 2 33 = -_338= - ��" �MM. �8 MX ��-MX ;5� M� TYPE: PLANNING ci M , :Alt.__ Alk�� . . �_ ., . 3 . � 1,g_ 31 - 320- t. 26 -% 8- ��p WinalINDL6Q�■ mr_�r� ' -- •o f( glen � - _- REVIEWED BY: JJK •c r1, -_/i . ..._ / / '! o 7. ,, i, \ � - -7.1.----- c) ,, \ � i �\ Ur .. _ - - - - / ,,,,,sp o - 1 r 1 / i // / / . '/ l\ i fi \ ` _ \ 1� > w. ` • 80 SCALE 40 80 mi imi im 11 M 1 INCH = 80 FEET a- 7 ■ 1Z 330 I I 330 I TRACT l NEIGHBORING PROPER I !LOT 148: ' LOT 1471 / \`/ I 320 LOT 144'_OT 1451 LOT 1461 - 320 I - I 1110 I - , LOT 143 ; 1 - I I - 310 ;LOT 147 %——— 310 Teithaeie, LOT 141 I, / Wei / I / I ILOT 140 � LOT 139j — / 300 liFirlA: OT 135 , TERRACE , LOT 138 I ---.-/— 300 LOT 137 'TRACT BOULEVARD i1i I / ' LOT 136 I I 1 / ' 1 I I I I I I / 290 I iI LOT 133 1 LOT 134 i i --r 290 POLYGON NW COMPANY LOT 131 ' LOT 131 'LOT 13 1 1 EXISTING� [T] (360) 695-7700 [F] 360-693-4442 /// GROUND WWW.POLYGONHOMES.COM i i ----- FINISH I /- GRADE DATE: 3/23/2015 280 280 REVISIONS 1J , /-- NO. DATE DESCRIPTION ,(..)1 WATER QUALITY - 1 / I�' AND DETENTION — — _, \/ V 270 ROY ROGERS RD ~ ---RETAINING WALL ----- - J 270 -- 0.5/ / / _ � � RETAINING WALL / �� r 11.0'TO17.0' 1 / ✓ V 260 260 0+00 1 +00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11 +00 12+00 13+00 14+00 15+00 SECTION A HORIZONTAL SCALE: 1" = 80', VERTICAL SCALE: 1" = 10' 380 380 / NEIGHBORING PROPERTY LOT 173 ' I / 1 // 370 DARWIN %/ I 370 LOT 203 / 1 RETAINING WALL 1 1 / 3.0'TO 6.0' LOT 204 ' j 1 / 1 I / 360 I LOT 205 / RETAINING WALL 360 / 1.0'TO 9.0' 1 / LOT 206 I / SHELLHARBOR / TERRACE LOT 207 Iv 1 350 7 350 POLYGON AT LOT 223 ROSHAK RIDGE 340 // 340 z, 2:1 SLOPE 330RIVER 1 / MAX 330 TERRACE GRADING BOULEVARD / r SECTIONS /92 Q E320 // 320 a 0. N PARK / / / 0 N CN O 2 310 // 310 N / EXISTING Z GROUND O / CAMPBELLTOWN LIG, TERRACE / / N / N. 300 / 300 Li, LOT 7 // FINISH _ / GRADE 3 Iw � I / IIMMIMII o i TERRACEI LOT 28 'MACY a I -/ 0-2 290 I , --- 290 Pacific d 1 I -- LOT 70 ; ; 1 ., Community L., ...-- d - Design h aw I - - 2:1 SLOPE in 0. 280 Imo; LOT 106 I I- I / / —co / MAX 280 ,,- I / / / [T] 503-941-9484 [F] 503-941-9485 N I t ROY ROGERS RD 1 / N ' /D I i a _ _ PROJECT NO.: 395-010 _ '� / 2:1 SLOPE T 270 . // \Ll MAX 270 TYPE: PLANNING Co i REVIEWED BY: JJK 0) s= SCALE o 50 0 25 50 0. 0, 260 0+00 1 +00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11 +00 12+00 13+00 14+00 15+00co 0 INCH50 FEET Q SECTION B z HORIZONTAL SCALE: 1" = 80', VERTICAL SCALE: 1" = 10' 370 370 r j I 1 I DARWIN 1 I 1 AVE LOT 178 NEIGHBORING 360 1 PROPERTY 360 LOT 192 ; — — — 1 — — — I . 'n LOTR�\'�� WVv Terotace. LOT 190 i 1 RETAINING WALL SHELLHARBOR I 1.0'TO 2.5' TERRACE LOT 189 350 I LOT 188 � � 350 I RETAINING WALL illirliAll /7 I I 1.0'TO 8.0'MAX I I I 7 EXISTING GROUND 340 LOT 231 i FINISH 340 GRADE POLYGON NW COMPANY PARK [T] (360) 695-7700 [F] 360-693-4442 1 1 RIVER 2:1 SLOPE WWW.POLYGONHOMES.COM I TERRACE , MAX DATE: 3/5/2015 330 BOULEVARD / 330 1 2:1 SLOPE I / MAX REVISIONS / NO. DATE DESCRIPTION / 320 ,/ 320 310 310 -0+50 0+00 1 +00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 8+50 SECTION C HORIZONTAL SCALE: 1" = 80', VERTICAL SCALE: 1" = 10' 320 1- 320 BULL < MOUNTAIN ROAD I— LOT 236 ROCKHAMPTON LANE 11 280 1 w i I 280 RETAINING WALL 1 I 1 1LOT 151 LOT 14 310 I 1 I I LOT 171 LOT 16' 310 7,' TRACT 1 1 —, Igl -J I- ,L,i WATER QUALITY I i 1 I V� - I 1 1 1 i AND DETENTION POLYGON Ar" _ _ NEIGHBORING _ 270 - _ _ PROPERTY 270 300 300 L _ ROSHAK RIDGE EXISTING _ _ GROUND r — EXISTING 4:1 SLOPE ' GROUND � —FINISH 4:1 SLOPE FINISH GRADE GRADE 260 260 290 290 -0+50 0+00 1 +00 2+00 3+00 4+00 4+50 -0+50 0+00 1 +00 2+00 3+00 4+00 4+50 SECTION D SECTION E GRADING HORIZONTAL SCALE: 1" = 80', VERTICAL SCALE: 1" = 10' HORIZONTAL SCALE: 1" = 80', VERTICAL SCALE: 1" = 10' SECTIONS a) E a v LU 0 Co 0 O b 320 320 N z 0 Piw TOWNSVILLE 3 1 0 I STREET I 310 Ui LU = I u I LOT 158 I I I LOT 157 I SUNSHINE COAST I STREAM 1 p 1 1 STREET I � CROSSING 1 IIMMIMII NEIGHBORING 300 I LOT 138 I PROPERTY 300 Pacific I 1 \ 1 Community � I 1 I ,< 7 --, I Design d EXISTING Co GROUND a 'Z90 — — — — J�STREAM BED ELEVATION 290 N GRADE FINISH , I UPSTREAM: 293.50 [T] 503-941-9484 [F] 503-941-9485 II DOWNSTREAM:285.50 t i 7'x7'BOX 0) c CCULVERT PROJECT NO.: 395-010 C T 280 280 TYPE: PLANNING Co -0+50 0+00 1 +00 2+00 3+00 4+00 5+00 6+00 6+50 REVIEWED BY: JJK 0) g SCALE SECTION F 50 0 25 50 0. o HORIZONTAL SCALE: 1" = 80', VERTICAL SCALE: 1" = 10' ——— 0 1 INCH = 50 FEET in a coF 7 . 3 a 73 z --Logol 380 380 Qom, Terotace, I BOTANY BAli illiri i 370 I LANE , LOT 201 1 370 — _ GOLD LOT 194 � — — ''l LOT 204 i LANE \\ / RETAINING WALL \\ I ' LOT 213 360 POLYGON NW COMPANY LOT 191 / 2:1 SLOPE 6 MAX \ MAX 2:1 SLOPE \ ADELAIDE I MAX \ [T] (36VVWW POLYOONHOMEo-60M 4442 LANE I RETAINING WALL RETAINING WALL \ v I// 6'MAX 6'MAX \\ DATE: 3/5/2015 a LOT 182 i{ 2:1 SLOPE \ 350 Imo— i // RETAINNG WALL350 2:1 SLOPE N REVISIONS BULL � , // 6'MAX MAX N\ NO. DATE DESCRIPTION MOUNTAIN , I LOT 216 ROAD 1 2:1 SLOPE \ TOWNSVILLE STREET 1 340 2:1SLOPELOPE RETAINING WALL \ 1 340 6.0'MAX. \ / \ I LOT 165 / \ i 1 /z \ 330 \\ 330 2:1 SCORE MA \ I LOT 150 \ I I NEIGHBORING N SUNSHINE ' TRACT PROPERTY \ I COAST LOT 145 \ STREET 320 \ I I 320 RETAINING WALL I , _ _ — — — 6'MAX I I -- — — N I 2:1 SLOPE MAX y 310 RETAINING WALL 6'MAX I EXISTING STREAM 4:1 MAX 310 11 GROUND CHANNEL FINISH GRADE 300 300 0+00 1 +00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11 +00 12+00 13+00 14+00 15+00 SECTION G HORIZONTAL SCALE: 1" = 80', VERTICAL SCALE: 1" = 10' POLYGON AT ROSHAK RIDGE GRADING SECTIONS E a LU LU 0 N 0 0 O 2 N z 0 H U w LU v Ui LL, Li, S a 3 w U0 Pacific Community Design 0 Lo 0. co [T] 503-941-9484 [F] 503-941-9485 z 4) t N a c PROJECT NO.: 395-010 C E TYPE: PLANNING co i REVIEWED BY: JJK 0) 2 SCALE o 50 0 25 50 0.o G 01 INCH = 50 FEET LU a CO a 7 . 4 z LEGEND 'OMNI EASEMENT LINES SS PROPOSED SANITARY SEWER -XSS EX SANITARY SEWER t • SD PROPOSED STORM DRAIN ":/15!<1 t-F...1 XSD EX STORM DRAIN ' . OFF-SITE SEWER EXTENSION W PROPOSED WATER LINE '� I TO PROPOSED PUMP XW EX WATER LINE R:cveniTAX MAP 2S1W06 STATION. PUMP STATION ievtace REDIRECT HIGH FLOWx� EX GAS LINE TAX LOT 3100 BY OTHERS TAX MAP 2S1W06 BYPASS TO STREAM XE EX BURIED POWER LINE ;, EXTEND TAX LOT 3300 XOH EX OVERHEAD POWER LINE o EXISTING XOOM EX CABLE TV LINE �� CULVERT — ——_ z �� I NE � EX TELEPHONE LINE T IiMl _ STREAM RELOCATION MANHOLE I;I I I Q• PROPOSED SANITARY N MI ! - - -- I /- — — — — I I j QS EX SANITARY MANHOLE I.................. 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DM SD M SD M SD M SD M• S� ss ® PROPOSED WATER VALVE M � I -ice■ �%%%�% ® EX WATER VALVE ill 1 tcv N PROPOSED BLOW-OFF �c;�lrll� �' ` v, �+ �� f I 1 I I — H EX BLOW OFF 1111 •• o PROPOSED AIR RELEASE VALVE y I ) 3 3 1 I i\: D EX AIR RELEASE VALVE o `^ • w I PROPOSED I I I PROPOSED THRUST BLOCK ce " _ CONVEYANCE SWALE I at II _ — N 3 I FOR OFFSITE RUNOFF I �� I FROM EASTERN " I 1 1 PROPERTIES i "ovl . I I I 3 3 1 rill • L , . 1 . _ _Io I „ ,, —J ■ SS SS iiii ss ss ss ® ss ss ss 0 ., I 18”STORM SDW Sc SD SD SD • SD 4D W SD o .. I 111111. • I1 4 - - -- ---- t " 1111l o o I I I I " I I I 1 . I I b1\ I I I - I I I 1 I ■ I I I I III 01 550 PRESSURE • N c I \ ZONE • 111 " 31 1111 _ __ IIII _ _ _ / POLYGONAl ' 1 410 PRESSURE I I 1 ZONE I Mir Ss— " vl ci I= S n� ROSHAKRIDGE • vl c"n I / ss O/N s M ^0 ,„r • PROPOSEDI 111 :I i l • FIRE HYDRANT, I �o I • .1 _I TYP. " I I .. I COMPOSITE .��I o C- I � I I i IUTILITY PLAN i i 1 I I �o 11111 I I I IFSSs ; I Q I I I I I ssN I I o I '. 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DITCH REDUCING VALVE ' I INLET I j \\ CONNECT TO EXISTING , . 111 c w11 " 12" WATER LINE I PROJECT NO.: 395-010 "' ' p .� ` _ v vili. ��•� _ _ __ = v __ate .>`:._o Ts (;) �,,,,t�»�: a�w►: w:o_ot_ • a�t.�� XOF TYPE: PLANNING N ( .�tiN� 1 =�� XG XG XG XG X �I OX '� G XG -XG XG XG XG II � :�_� XG Ss XG SS ss SS �� REVIEWED BY: JJK �f IIN wit SD •- SD D SD �1 w AA r MX— 8 o IIMMIW •. • - XOH XOH -----;-fr' [r1�lr- . 84 ` ynf,!l.!'. . , ..7. . �.i., ._ -.�•— �c ♦I I '� �r I + ------II\ rantha--- I SCALEin 1 . o 1 80 0 40 80 �, • ml,. • X m m Q o I 1 INCH = 80 FEET (1"741) LEGEND: i . ROAD SECTION TYPE lrilai /, Q 1' Q • 1' Q 1' c' - SEE THIS SHEET FOR DETAILS 4 1 t 9=uric' av 100 SCALE 50 100 PROJECT BOUNDARY _.P-- T` - Terotace. PARKING PARKING PARKING PARKING 1 INCH = 100 FEET Wet., 5.0' 5.0' 5.0' 5.0' I , WALK 32.0' WALK WALK WALK _ J - ' PAVED WIDTH 28.0' 0.5' rrilli f 0.5' 0.5' I 0.5' -- - - --- __-....,--,..--z---,-:-..,, -__- I - 1 f- -� ii . moi% _ - _ _ ,� - , 5.5' 5.5' 5.5' 5.5' /' \ `, _/ -' 1i__-ii.zd,Iz." ( � , N -j' PLANTER PLANTER PLANTER PLANTER �, ___ `�` -=i'' ,;�- .....„..• .\‘\ STRIP 54.0' STRIP STRIP 50.0' STRIP RIGHT OF WAY RIGHT OF WAY ' lir i .,I Ili Ir'' �I I I II I I II ;< � �I III - q LOCAL RESIDENTIAL B LOCAL RESIDENTIAL II ,-%l,% II 1I POLYGON NW COMPANY II i'(,--- , I. ; i [T] (36o) 695-7700 [F] 360-693-4442 CITY OF TIGARD STANDARD SKINNY STREET OPTION II , II 11 711 VVWW.POLYGONHOMES.COM PARKING ON BOTH SIDES PARKING ON BOTH SIDES I ;; ��`, I , I '' , i , '/10/ B SW SUNSHINE COAST ST B \ ,�\! DATE: 3/23/2015 II �� , , REVISIONS , ( 6*--i:-_ -____ ` " NO. DATE DESCRIPTION e 1 A • J 0 . B Z • ti� N SW TOWNSVILLE ST EXISITING ED E1OF VEMENT _7.0' �� % \ -6.0' 11.o' 12.o' 11.o' 6' 12.0' 12.0' 6.0' 6.0' 6.0' BIKE TRAVEL MEDIAN TRAVEL BIKE 6.0' WALK LANE LANE TURN LANE LANE LANE WALK MEDIAN TRAVEL TRAVEL BIKE WALK }O 0.5' i • II 0.5' TURN LANE LANE LANE LANE C -,- 5.5' 5.5' 5.5' 3 PLANTER PLANTER 45.3' 49.0' HALF STREET PLANTER STRIP 70' STRIP RIGHT OF WAY 3.7' FUTURE 94.3' 3.7' .i w DEDICATION - WEST SIDE RIGHT OF WAY DEDICATION cew Ce 98.0' u - Q H > / � ULTIMATE RIGHT OF WAY •. < : z �, z Lu w 3 0o SW GOLD COAST LANE g BULL MOUNTAIN ROAD ROY ROGERS ROAD .•z •\LID I w C 3-LANE COUNTY COLLECTOR © 5-LANE COUNTY ARTERIAL w w el Q. Q OD a I- v Q rz R � 0 u > w t.-) I 0 • POLYGON AT . . J ._ . c, . . Li-1 SW BOTANY BAY LANE B ROSHAK RIDGE , _i____„,,, ., 1,_ , : / 1 .. , A B 1 h? N �a}n��1 il L I I i LI i ��` f I B . i c) t . -,;,7-- o wn el�u v 0.5' r-.- i 0.5' 0.5' 0.5' 12.0' 8.0' 10.0' 8.0' --1 �� B 5CIRCULATION MEANDERING 5.5' CIRCULATION MEDIAN/ PARKING VARIES MULTI USE VARIES WALK OR RAINWATER OR 7.5' 6.0' 0.5' WALK 24.0' 0.5' 1- • PLAN 3' TO 23' PATH 3' TO 23' PLANTER SWALE PLANTER PLANTER WALK -..11-11.1 I -.I- 5.5' • WALK F iI \, / I �� 21.0' 21.0' ff ' I I 44.0' G4 SW ROCKHAMPTON LANE g I-�� SW ADELAIDE LANE B 52.0' RIGHT OF WAY I / �� 92 38.0' +� MULTI-MODAL TRAIL 72.0' LANDSCAPE COORIDOR RIGHT OF WAY 0 .- Lo _. / �\ - RIVER TERRACE BOULEVARD RIVER TERRACE BOULEVARD +�► _ - • N � -.. • , , 6 O 2-LANE CITY COLLECTOR ® 2-LANE CITY COLLECTOR - NARROW SECTION D SW BULL MOUNTAIN RD. (C.R. N0. 262) LY ______ II, w I � r-- / \1... w,) / o 0 ____ , : Pacific U i MOUNTABLE MOUNTABLE MOUNTABLE �4 /' •Q �N 1' .. P Community °' CURB,TYP. CURB,TYP. CURB,TYP. .� i - 'f' .� i - 'j' • 't' 44- f^ Design 0 rrl Lo � I i ® - ® ' ' --�,° ° - � � �© �r [T] 503-941-9484 [F] 503-941-9485 t 5.0' 5.0' 5.017.0' 5.0' �WALK� iWALK� WALK WALK 3, 5, 5.0' �� 5.0' OPEN SPACE/ TRAVEL LANE WALK 6.0' -- 20.0' 3'-5' WALK 7.0 WALK PARK PROJECT NO.: 395-010 0 18.5' 20.0' SETBACK 16'-18' 16-18' SETBACK TRAVEL SETBACK PARKING VARIES 20'/25' SETBACK TRAVEL � � TRACT 20.0' TRACT 0.5' � �- � -� � �- 0.5' I 20.0' SETBACK TYPE: PLANNING 2 24.0 -i M i- 30.0' 30.0' 20.0' 5.5' PAVED WIDTH 5.5' 27.0' REVIEWED BY: JJK RIGHT OF WAY RIGHT OF WAY RIGHT OF WAY PLANTER PLANTER TRACT ° STRIP 46.0' STRIP o RIGHT OF WAY 0 0 0 Lo ,0°' ell, PRIVATE STREET PRIVATESTREET PRIVATE STREET le PRIVATE STREET �G2� �G3� PRIVATE ALLEY 9 G4 Q WALK BOTH SIDES WALK BOTH SIDES PARKING ONE SIDE WALK ONE SIDE Z LEGEND: ENUMBER OF PARKING STALLS I 1 9 INA SPECIFIC AREA 1 ® CAR IN PARKING STALL I -- 11111111--------77- I TRACT EE TRACT GG R:Weit, TeA/LaCe, 11 TRACT FF DESIGNATED PARKING 1 FOR ATTACHED SINGLE FAMILY HOMES (ROW HOMES) 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 145 146 147 148 POLYGON NW COMPANY TRACT DD O5 /- _______i_ _ OO / OFF STREET PARKING [T] (360) 695-7700 [F] 360-693-4442 WWW.POLYGONHOMES.COM O 11111111 1.1 ■iC um. .,. ® ® ® ® CEO ' REQUIRED DATE: 3/5/2015 SW SUNSHINE COAST STREETmomme--1_,--- /' ® •,..,� :,.a ��..,,i�: �.�. �.�. �.�. �.�. �.�. ■mom ® ® ® ® ® ® ® ® � • DETACHED SINGLE FAMILY: / TRACT HH _ 45 O�� 166 UNITS AT 1 SPACE/UNIT = 166 SPACES REVISIONS 10 3F NO. DATE DESCRIPTION 1 ro- --- I 1 • ATTACHEDSINGLEFAMILY:129 50 49 48 47 46 157 156 155 154 153 152 151 150 149 g 42 - 3 BEDROOM UNITS AT 1.75 SPACES/UNIT = 74 SPACES 1 128 51 44 36 - 2 BEDROOM UNITS AT 1.5 SPACES/UNIT = 54 SPACES • 52 167 127 g // 128 SPACES 126 53 % 43 � / r PROVIDED 125 54 el O • DETACHED SINGLE FAMILY: Ob r El (FRONT LOAD) 124 55 35 42 158 159 160 161 162 163 164 165 166 El 168 115 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES = 460 SPACES 56 36 37 38 39 40 0 (ALLEY LOAD) 123 57 O v 51 UNITS W/2 CAR GARAGE = 102 SPACES 122 58 �l \V O 41 O O 562 SPACES 121 \ O 120 O \ ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® 169 • ATTACHED SINGLE FAMILY: . _ SW TOWNSVILLE STREET ® ,. ® ® ® ® ® ® 42 - UNITS W/2 CARS GARAGE = 84 SPACES 1 119 7 - F - 0 36 - UNITS W/1 CAR GARAGE + 1 DRIVEWAY SPACE = 72 SPACES 118 �( I 156 SPACES 0 117 59 g CI 34 1 0 • 116 • 60 H - 222 221 220 219 218 217 216 215 170 H 115 61 33 2 � ON STREET PARKING 114 62 g n REQUIRED 32 3 -, I; = O H 0 171 • DETACHED SINGLE FAMILY: 113 • 63 g - o 115 UNITS W/4 OFF-ST. SPACES AT 1 SPACE/2 UNITS = 58 SPACES _ 64 g 210 211 212 213 214 g 51 UNITS W/3 OFF-ST. SPACES AT 1 SPACE/2 UNITS = 26 SPACES `"' 111 w : 65 g w 31 4 qii - TRACT II 208 209 84 SPACES 110 : a 67 �� •' 13 30 5 13 13 ED O O • H „ O �O 172 • ATTACHED SINGLE FAMILY: U 109 w _ Z L ® ® ECM 78 UNITS W/2 OFF-ST. SPACES AT 1 SPACE/UNIT = 78 SPACES o ,r 68 0>- ' 29 6 = p '- SW GOLD COAST LANE �ri �� 78 SPACES 108 a - ,1.�. iv. p 107 = : 69 16 - - J- 223 Q ' 70 Q _ w PROVIDED �„ 106 ; u ' � ' 28 7 m: I w 105 71 O 12 173 I • DETACHED SINGLE FAMILY: 240 SPACES - L POLYGON AT c� `" , 72 g "' - c-- 33 - - 224 _ • ATTACHED SINGLE FAMILY: 85 SPACES O 27 8 - u: O -, - _ - 207 206 205 204 203 - • TRACT KK 325 SPACES >._ •104 O- ' ROSHAKRIDGE 103 - 225 O 174 - w v) 102 26 9 • ' v CD '- 101 - - O - Z 100 73 25 10GI 33 226ct 198 199 200 201 202 LL, 44.00 74 Lu - .' I— iii z 75 _ 0 L O 175 99 76 H 24 11 Q ►i►,,.,,,,. ,�..,..:..• ��A PARKING PLAN 227 p kAagAI _ ' --- 98 • 77 1u IT T I 97 R 23 12 o _ � SW BOTANY BAY LANE !M Mill' 96 - „ Cr) 228 N 176 0��ipl - 0 is.i. - 95 79 14 14 22 13 14 /,'"•, N I • 80 - CD1w 229 3 0 _0 _94 g1 197 196 195 194 193 - 6.67 21 .42 - 21 14 i V 93 82 - - 1 - 1 92 0 230 177 TVFR Fire Engine feet 20 15 A 83 - © - - . Width 8.00 0 91 84 g - I - Track : 8.00 z 90 85 19 16 I. 231 188 189 190 191 192 - 178 Lock to Lock Time : 6.0 Q I 88 87 I 18 17 Ili TRACT LL Steering Angle : 40.0 - 232 O I Li, CTR SW ROCKHAMPTON LANE _-_--- �. . ®RA ® SW ADELAIDE LANE 179 cn ® ® ® U n TRACT MM 1 233 rxm DID UM =I OLD 3 - O I I 00 , s, I 6 5 Pacific ,� II O O 244 243 242 241 240 D 239 238 237 236 235 234 , 1 TRACT JJ 187 186 185 184 183 182 181 I 180 Community Design ,) O c<, 1II -,00. \ _ _ [T] 503-941-9484 [F] 503-941-9485 I ] D 1 Q SW BULL MOUNTAIN RD. (C.R. NO. 262) 0 C IP, 011.11......---- • c I (7 ": i PROJECT NO.: 395-010 M ir_ u LLLJJJ TYPE: PLANNING '7--------"""'"- \c3 N 1 REVIEWED BY: JJK 27) (--- o I r 0 SCALE 1 0 Lo 0. 80 0 40 80 M imi mi ii OL i 1 INCH = 80 FEET z LEGEND: RH ROW HOUSE LOTS e STD STANDARD LOTS SM SMALL LOTS M MEDIUM LOTS (vex -revtace. LG LARGE LOTS OS PARKS AND OPEN SPACE J NP NEIGHBORHOOD PARK i/j/// Ili./ WQ/D WATER QUALITY/ DETENTION TRACT EE TRACT GG OS OS .--Y TRACT FF POLYGON NW COMPANY LOT COUNT: [T] (36o) 695-7'700 [F] 360-693-4442 M STD M STD STD M STD STD STD M STD STD M STD STD M STD STD M WWW.POLYGONHOMES.COM 14 LARGE LOTS DATE: 3/5/2015 135 136 137 138 139 140 141 142 143 144 145 146 147 131 132 133 134 77 STANDARD LOTS TRACT DD 130 REVISIONS WQ/D 24 MEDIUM LOTS 148 NO. DATE DESCRIPTION _ _ 51 SMALL LOTS SW SUNSHINE COAST STREET SW SUNSHINE COAST STREET 78 ROW HOUSE LOTS TRACT HH /_ �� / WQ/D 244 TOTAL / 45 40. 11,11.--- =�� `M SM SM SMM SM SM = STD STD M STD STD M STD STD STD RH 129 ■ 51 50 49 48 47 46 157 156 155 154 153 152 151 150 149 NOTE: RH 128 52 RH SM 44 167 LG FOR TYPICAL LOT PLAN SEE SHEET 12 RH127 53 RH RH 126 RH 43 TRACT E RH 125 54 I TRACT D SM •S ns STD STD M STD STD M STD STD STD OS I 55 RH SM SM SM SM SM SM 42 LG RH124 56 RH 35 36 37 38 39 40 SM 158 159 160 161 162 163 164 165 166 168 RH 123 57 = = = RH 122 RH __ SM 41 RH 121 58 RH RH120 O = i 169 LG os SW TOWNSVILLE STREET SW TOWNSVILLE STREET RH 119 ■ 0= _..._-_---- RH118 RH 117 U 59 RH s SM 34 SM 1 = = _ STD M STD STD M STD STD STD RH 116 ce 60 RH 222 221 220 219 218 217 216 215 170 LG RH 115 H 61 RH SM 33 SM 2 OS trl 62 RH OS 30.00' RH 114 SM 32 SM 3 —2.--J VISUAL CLEARANCE RH 113 V 63 RH STD STD STD M STD STD STD 171 LG (TYP) RH 112 64 RH SM 31 SM 4 209 210 211 212 213 214 RH 111 _ 65 RH TRACT II 208 — -�` RH 110 ~ 66 RH OS = LU -----______ LU _ OS 67 RH SM 30 SM 5 =�� 172 LG N OS =� �- POLYGON AT RH 109 1- - �� RH 108 68 RH SM 29 SM 6 � SW GOLD COAST LANE r/ RH 107 la a 69 RH STD 223 _ ROSHAK RIDGE 70 RH _ 30LE RH 106 SM 28 SM 7 � VISUAL CLEARAN I E 71 RH -STD STD STD STD STD 173 LG (TYP) RH 105 C.) OS 72 RH SM 27 SM 8 M 224 g 207 206 205 204 203 , 34 iX Lli RH 104 OS OS TR NPCT KK F- w RH 103 •TD 225 cZ D 174 I SM 26 SM 9LU Z LG RH 102 = O" LU co STD STD STD STD STD Q / SITE PLAN RH 101 73 RH w M 226 RH 100 Lu 74 RH .L4 SM 25 SM 10 w ti J 198 199 200 201 202 3 rze OS CC 75 RH cc Z p = = 0 175 LG 0 RH 99 I- 76 RH II-- SM 24 SM 11 Q .TD 227 �' - -= J RH 98 Z 77 RH Q O� W' t >- RH 97 c Y J �' SW BOTANY BAY LANE TYPICAL VISION CLEARANCE Q OS Q SM 23 SM 12 m O SCALE. 1" = 20' I RH 96 U 78 RH m M 228 _ 176 LG E OS 3 RH Q U v 79 SM 22 SM 13 U Q = STD STD STD STD STD _ 1 80 Ncr a RH 94 81 RH SM 21 SM Lu STD 229 197 196 195 194 193 N RH 93 82 RH 14 j 177 LG 6 RH 92 OS M 230 ii OS 83 RH SM 20 SM 15 RH 91 84 RH cn STD STD STD STD STD RH 90 85 RH SM 19 SM 16 STD 231 188 189 190 191 192 Lu RH 89 86 RH 178 LG W N RH 88 87 RH hSM 18 .= SM 17 = TRACT LL OS =Lii _ OS M 232 __ J _ _ = Pacific TRACTR (PRIVATE STREET) (PRIVATE STREET) - SW ADELAIDE LANE 179 LG Community SW ROCKHAMPTON LANE TRACT MM STD 233 Design STD M STD STD M STD M STD STD M STD I STD M STD STD M STD STD [T] 503-941-9484 [F] 503-941-9485 Z 244 243 242 241 240 239 238 237 236 235 234 D OS TRACT JJ 187 186 185 184 183 182 181 180 LG _�c _ PROJECT NO.: 395-010 C cT_ ,411. - TYPE: PLANNING co mREVIEWED BY: JJK 6C 1D dr�--� -- 1 . (;) § I T ,_______T: SW BULL MOUNTAIN RD —I (---- - I g1 1 I I. ) 1 I I SCALE çI 80 0 40 80 co MI MI lil a 1 INCH = 80 FEET 2 I I d 1 ° I °d d LEGEND L:6.oc ' ° CEDAR FENCE ° PUE ° x— x— WROUGHT IRON FENCE ° Q d 3.00'i I 5.00' d a PUE [` BUILDING i I ° ° I SETBACK p d —1 L d o I 3.01'1111- -- 6.0C' 1°° I Q Qom, ievtace, PU 41.1 PUE I -r I as12 00' ° Id ° i dd d . :UI DING I t ;�I d A p� 1 I SET�OOK � MODEL HOME �1 I ° I PI!RCH i ° a I d SE ril!IIIIIIILlikii 1:ACK d ' I M. d ° -i J'� l a Le ice■ - d '44-1 I-- I , d MODEL 11-- DME , a I - WROUGHT IRON FENCE I -r — �/ ;') ° I ° POLYGON NW COMPANY 1.00' SECOND J 1 I ALI [T] (36o) 695-7700 [F] 360-693-4442 STORY DECK �,_1 i OVERHANG 7 L I — ; ° ° 5.00' REA' d 1 MODEL HOME , pJ 12.00' i WWW.POLYGONHOMES.COM GARAGE MODE HOME I a 5.00' REAR 1 I II °3UIL�ING SETBAC I ' GARAGE—� 1 1 i SET I ACK ° I DATE: 3/5/2015 SETBACK 1 I L -i L ) / ° ° I ° REVISIONS iiiiiiir- ..—/ 4 k , J �I ° I d NO. DATE DESCRIPTION (7) — I °d ° ° do a ° A.00' Q . d o 1 '2\ o BUILDING .o a .a Cl- I SCTLiACK IQ CEDAR FENCE d° I SCALE SW ROCKHAMPTON LANEI d 20 0 10 20 12.00' WROUGHT IRON F NCE ° I d — BUILDING im m m�� SETBACK d I d 1 INCH = 20 FEET 20.00' FRO T I — GARAGE < ° I ° d4 d SETBACK Qa 44' PATH ' ° ° ° ° d ° ° ,d d - d y Id d ° ad d a ° ° d ° ° ° ° a ° ° d ° ° ° °° a ° d C..° n - ° ' I axx� X _„ - - a - Q11 Qd dQ d Q ad Od Q ° I a 7- a ° d d° LI..I I Q O ° � SALES OFFICE ° a ____ _ J r__� d ° I I— I Ti _ i1 PARKING / ° • a 1 1 d dd 1 1 / ° I 1 SALES OFFICE 1 1 / < 1 d d I I Q I d I Z r / / d a I A � � d _d // ° a d II I 1 ad MODEL HOME ' 1 / r 1 r MODEL HOME 1 / A I 1 1 1 fi L<, POLYGON AT - d 1 , ‘, 1 I 1 ...iii. L _J L .J - / d d a I BUILDING �— — QaROSHAK RIDGE boCi a_ _L 5.00' ___1 _ ___ __T w SETBACK L L d d d a � SW SUNSHINE COAST STREET a 4 ---Y-- ° 4 g T ' __ d ° ° 44 ° ° ° \ / \:/\/\/\/\/\/\/ " MODEL HOME/ 1 o y ° a ° — d a n Q d a V V SALES OFFICE 15.00' CEDAR FENCE ° a u PLAN — BUILDING u i • SETBACK u �• SW TOWNSVILLE STREET Q ccf v w 1 u Li, Z _ N Q o V u w cc SW GOLD COAST LANE Z >- W \ w LU Y a a V) a w WI CIL. Liz Ln I— II11..7. z a LU < Q 3 Pacific 2 o w J lw o Community 3 am SW BOTANY BAY LANE o cr Lo Design 7�iMODEL HOMES w [T] 503-941-9484 [F] 503-941-9485 z cc _C � cn \\\\\ (;) \� \ .: \ PROJECT NO.: 395-010 TYPE: PLANNING SW ADELAIDE LANE c -- REVIEWED BY: JJK •2 g \ / SCALE o 150 0 75 150 L SW BULL MOUNTAIN RD ——mu ii 1 I I I 1 INCH = 150 FEET a 1 ■ 2 R.97elti TeVtaCe ( POSED LANDSCAPED AREA/ 8.00' 12.00ROPOSED EDGE OF PAVEMENT PORCH BUILDING PROPOSED SIDEWALK SETBACK SETBACK / ' 1 -I POLYGON NW COMPANY ( I [T] (36o) 695-7700 [F] 360-693-4442 WWW.POLYGONHOMES.COM I I ( I I DATE: 3/5/2015 3.00' I J SIDE -..--1t SETBACK REVISIONS \ I I I I 80.03' NO. DATE DESCRIPTION I 1 8.00' STREET1 ILi, SIDE --.---I 69.66' SETBACK PROPOSED EDGE OF PAVEMENT r- 10-18.00' �U1 PORCH \ \ PROPOSED SIDEWALK 3' 5' 18.50' SETBACK \ I I - - OR _>16' 20.92' 10.00' REAR GARAGE 12.0 I '0' \ \ I / GARAGE _LII: SETBACK SETBACK / I BACK I _ UILDING SET ACK I I I I I r-- 3.00' DECK I 8.00' i- I OVERHANG t --el.- PORCH 20.92' SETBACK 41.00' PROPOSED EDGE OF PAVEMENT 3' - 5' 12.00' PROPOSED SIDEWALK GARAGEI BUILDING SETBACK SETBACK ' 57.00' ► I I - - I t I - - I 1 I I I I I I I I I • TYPICAL LOT PLAN - ALLEY LOADED ROW HOUSE (WITH PARKING) TYPICAL LOT PLAN - ALLEY LOADED ROW HOUSE (NO PARKING) TYPICAL LOT PLAN - ALLEY LOADED SMALL SCALE: 1" = 20' SCALE: 1" = 20' SCALE: 1" = 20' POLYGON AT ROSHAK RIDGE 49.13' 1 PROPOSED SIDEWALK I i 1 PROPOSED EDGE OF PAVEMENT i 15.00' 8.- PORCH SOEOTBACK PROPOSED LANDSCAPED AREA SETBACK �\ TYPICAL - I LOT ' $ 3.00 1 12.00' I I I I- - - 7 - ] F ( // I SIDE _ PLAN - BUILDING I SETBACK _v t SETBACK- 8.00' 3.00' E STREET SIDE SIDE -► �- 12.00'a _ - 1 T ' - - SETBACK SETBACK BUILDING SETBACK i'l --F 20.00' I I 20.00' CN GARAGE - I 90.00' I I GARAGE SETBACK G SETBACK I b I 8.00' 15.00' PROPOSED LANDSCAPED AREA H PORCH SETBACK REAR I') I I I SETBACK c- I 70.00' Li, 94.00' 1- h - - PROPOSED EDGE OF PAVEMENT-\\ N 3.00' 3.00' --► 4- SIDE -� �-�• SIDE ( ' - - SETBACK SETBACK \ - PROPOSED SIDEWALK I 3.00' Pacific IDE 0 15.00' I I 1 SETBACK Community N - REAR o _ L SETBACK IL PROPOSED LANDSCAPED AREA ' Design 12.00' 1 °' -I A -I PROPOSED EDGE OF PAVEMENT 20.00' BUILDING PROPOSED SIDEWALK SETBACK SETBACK 8.00. - 105.00' [T] 503-941-9484 [F] 503-941-9485 _cI _ PORCH _ SETBACK r 1 E 40.00' I I PROJECT NO.: 395-010 C TYPE: PLANNING co o I REVIEWED BY: JJK on 7) 0. TYPICAL LOT PLAN - FRONT LOADED MEDIUM TYPICAL LOT PLAN - FRONT LOADED STANDARD TYPICAL LOT PLAN - FRONT LOADED LARGE o SCALE: 1" = 20' SCALE: 1" = 20' SCALE: 1" = 20' SCALE 1 2 20 0 10 20 o - - - i a 1 INCH = 20 FEET z op \N \ \ — LEGEND I _ ik s ` DECIDUOUS _ �'��a��"��' / ' CONIFEROUS — _ ` �`\ \ \ \ \ \ \ \ \\ \ \ \ \ \ \ ! 13169 aI E I \/ \/ \/ \ - ID EXISTING TREE TO BE REMOVED �� .. ' ' ' `� \ EXISTING TREE TO BE RETAINED I , \/ \/ \/ \/ \/ \/ 0P• \ \ t \ \ I ex ivvtace, \/ \/ 135 136 :137 \ 138 139 140 141 142 143 144 145 146 147 I A EXISTING OFF-SITE TREE TO BE RETAINED i \131 "133 134/ 1 130 \ \ \ \ \ I � � � � \/ . 148 21 L I \ \ \ \ \ \ \ \ \ \ \/ \/ \/ �, \ \ \ 1 p� 5 FT TALL, METAL TREE PROTECTION �� • - �Q FENCING • . — ��—"----\ I \/* 13164 - 13165 Q \ \ _ • �_ vmamw �� 13166 ' �.� ;.L.•.•.•.•. CC 13124 TREE NUMBER Re.cv, --- •/� \ \ \ \ \ \ \ \ \ 45\ \ \ \ \ 13167 J� (REFER TO "ATTACHMENT A: 13168 . EXISTING TREE INVENTORY DATA" I \ \ 1\29\ `° ` i \ \ \ \ \ \ \ \ \ FOR TREE DETAILS) POLYGON NW COMPANY " 51 50 49 48 , 47 46 157 156 155 154 153 152 151 150 149 p BB • [T] (360) 695-7700 [F] 360-693-4442 I I _ \ 128 \ \ \ \ \ \ \ \\ \ \\ �� \ \\ \ 44\ \ LIMITS OF DISTURBANCE L , 127 , •.�� 52 167 e4W' WWW.POLYGONHOMES.COM \ \ \ \ \ \ \ \ \ \ \ \ \X53 \ \ \ \ \ . \ \ \ \ \ \ I M 126 V.I 54 \ \ \ \ \ \ \ \ \ \ \ \ \ 43\ \ \/ DATE: 3/5/2015 125 ' 'A 4 \/ N MODERATE VALUE HABITAT BOUNDARY 1 Z • :� \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ! 13172 REVISIONS �� \ N. \ 42\ \ t,, 168 • % • 124 \ N. \ 158 159 160 161 162 163 164 165 166 • 56 35 36 37 38 39 40 I ii1 \ NO. DATE DESCRIPTION I123 J \\` 23 LOWER VALUE HABITAT BOUNDARY Li 122 • - 57 \ \ \ \ \ \ \ \ \ \ \ \ \ \ � 41 -�1 : _ 121 58 k� . . v V ` \ \ � 120 '. \— - '�` 169 t'`` 1 •0 NOTES: 4L 119 - / 1. COORDINATE WITH PROJECT ARBORIST PRIOR TO IO 118 REMOVING OR MOVING TREE PROTECTION MEASURES TO 117 y 59 34 1 SUPERVISE CONSTRUCTION IN PROTECTION ZONE. I >• 170 • p 116 60 222 221 220 219 218 217 216 215 2. REFER TO "ATTACHMENT A: EXISTING TREE INVENTORY I °C 115 61 2 • 13173 DATA" PREPARED BY MORGAN HOLEN Et ASSOCIATES FOR 62 • '4.„011% CANOPY RADIUS DIMENSIONS. I NS 114 3 ' i 131741 3. SEE SHEET 2 FOR EXISTING CONDITIONS AND TAX MAP 113 63 171 'i 25 INFORMATION. I 11231 65 4 208 209 210 211 212 213 214I1,4-,,,v0.4111280 111 - 4. SEE SHEET 7.1 FOR THE PROPOSED GRADING PLAN AND I110 6644-0))Wi 11281 RETAINING WALL LOCATIONS. 67 30 5 172 5. SEE SHEET 8 FOR THE COMPOSITE UTILITY PLAN. Ic 109 • I 108 68 6 •i' .11 11178 6. SEE SHEETS L1.01 -L4.01 FOR LANDSCAPE PLAN. 107 69 223 I 106 70 28 173 7 ® TREE PROTECTION SPECIFICATIONS: 105 r 71 , •• 1. TREE PROTECTION ZONE. THE PROJECT ARBORIST SHALL 72 27 224 207 206 205 204 203 • e 11177 DESIGNATE THE TREE PROTECTION ZONE (TPZ). WHERE � $ ! ° 11176 FEASIBLE, THE TPZ SHALL BE ESTABLISHED AT THE 104 • \ q DRIPLINE OF PROTECTED TREES AS A MINIMUM. IF I 103 225 174 11175 INFRASTRUCTURE MUST BE INSTALLED CLOSER TO THE . el ! �► TREES, THE TPZ MAY BE ESTABLISHED WITHIN THE r I 102 9 DRIPLINE AREA IF THE PROJECT ARBORIST DETERMINES 101 73 226 • ° THAT THE TREES WILL NOT BE UNDULY DAMAGED. THE I 198 199 200 201 202 LOCATION OF THE TPZ SHALL BE SHOWN ON 100 74 1° POLYGON AT 27 CONSTRUCTION DRAWINGS. I75 175 2.PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL 99 76 11 227 I 11146 • BE PROTECTED BY ORANGE PLASTIC CONSTRUCTION 98 77 N FENCING OR OTHER FENCING AS APPROVED BY THE ROS H A K RI D G E 97 12 13175 PROJECT ARBORIST. PROTECTION FENCING SHALL BE I 96 78 228 ��176 •.1/14 SECURED TO STEEL POSTS PLACED NO FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF 79 13 �� THE TPZ. I95 • 80 11145 \ 31 3.PRECONSTRUCTION CONFERENCE. THE PROJECT 94 : 81 14 229 197 196 195 194 193 11147 ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF lb 7 • I 93 82 177 TREE REMOVAL AND TREE PROTECTION PRIOR TO ANY TREE PRESERVATION ION 92 CONSTRUCTION STAGING TROJECT I 15 230 AND STOCKPILE AREA 4.PRUNARBORIST CAN HELP IDENTIFY IF PLAN 83 AND WHERE PRUNING IS NECESSARY ONCE TREES I91 • 84rm‘ 32 RECOMMENDED FOR REMOVAL HAVE BEEN REMOVED AND 90 85 1'916 231 •`O THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. 89 86 188 189 190 191 192 178 PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE E I 88 87 18 17 . I D SERVICE. 232 -- 1NW- 5.TREE PROTECTION ZONE MAINTENANCE. THE Lo r• • . 1 • PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, o TEMPORARY CONSTRUCTION _•' OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF I 233• ENTRANCE 179 THE PROJECT ARBORIST. I �;........ 6.STORAGE OF MATERIAL OR EQUIPMENT. THE �•••••• ORE MATERIALS OR �;*MX3 3 cii 10318 EQUIPMENTCONTRACTOR WITHINSHALL THENOT TPZ.ST °'ct :- / 1 1 I10319 i A 244 243 242 241 240 239 238 237 236 235 234 r] 187 186 185 184 183 182 8 180 • 7.EXCAVATION. EXCAVATION WITHIN THE TPZ SHALL BE _ !J 10321 AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION 441 II '••••'•• 10317 WITHIN THE TPZ IN UNAVOIDABLE, THE PROJECT 10322 CO ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION u_iLii ..... ...... �, N - .❖••❖.. � y�� TO DETERMINE METHODS TO MINIMIZE IMPACTS TO TREES. 3 ` /01 (-- ii. - .__IF •••••••• 10316 ALL CONSTRUCTION WITHIN THE TPZ SHALL BE UNDER -o _ �- SW BULL MOUNTiI N RD. (C.R. NO. 262 10320 �— THE ON-SITE TECHNICAL SUPERVISION OF THE PROJECT Lii - • _ _ ARBORIST. Pacific w —�,._ _� 7 _ �� 8.TREE PROTECTIONINSPECTION. THE PROJECTARBORIST nl+`T C O111n1L1 • 1 J' ��, - "' IF 0 e e e * 0 I • I SHALL INSPECT AND VERIFY THE LOCATION OF %, ir � iuq I PROTECTION MEASURES PRIOR TO CONSTRUCTION, Design o �� ''' w" MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE BIWEEKLY WRITTEN REPORTS TO THE CITY co DURING PERIODS OF ACTIVE CONSTRUCTION. I, MORGAN HOLEN, ATTEST THAT THIS TREE PRESERVATION T 9.FINAL REPORT. AFTER THE PROJECT HAS BEEN [ ] 503-941-9484 [F] 503-941-9485 t AND REMOVAL PLAN MEETS THE REQUIREMENTS IN SECTION 10, PART 1, OF THE CITY OF TIGARD URBAN FORESTRY MANUAL. COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A 0) REPORT THAT DESCRIBES THE MEASURES NEEDED TO c DRIP LINE ' ' 01 iFINAL MAINTAIN AND PROTECT THE REMAINING TREES. PROJECT N .: 395-010 o T TYPE: PLANNING co (i) 5' HGT. TEE POST 6' O.C. MAX. REVIEWED BY: JJK ZIP TIE ATTACHMENT (3) PER POST 8' 3 I ' TYP FENCE SHALL IDEALLY NOTE: 0 4' CHAIN LINK FENCING ' ' ' ' BE LOCATED AT THE OUTER NOTIFY MORGAN HOLEN Et ASSOCIATES BEFORE CONDUCTING ':❖iiil►iiiii;' "iii'iiiiil'ii I��••••�I�••••••••�i4��••••�I�•••••••�I�••�1 PERIMETER OF THE CRITICAL ANY WORK WITHIN THE CRITICAL ROOT ZONE OF TREES MORGAN HOLEN o 6- --��►��'1"'�s_ A4b_��_��_��4'11 ROOT ZONE. S_ .CALE ISA CERTIFIED ARBORIST PN-6145A 1� SEE TREE PROTECTION PLAN PROPOSED TO REMAIN. 80 0 40 80 0, 1 TREE PROTECTION DETAIL 1 3 o (NOT TO SCALE) CRITICAL ROOT ZONE THIS SHEET FENCES SHALL BE IN PLACE PRIOR TO BEGINNING CONSTRUCTION! — mi — DATE: i _ TO BE PROTECTED 1 INCH = 80 FEET z .„ < ___ ___ III I i 1 1 1 1 1 1 11 � , _ � i M < . , ' -- I ( PLANNED COLLECTOR) - _ . - r Qivexievtace. III • r 1 L J I ftalir so _ . %m 1 1 POLYGON NW COMPANY r i --- [T] (360) 695-7700 [F] 360-693-4442 - WWW.POLYGONHOMES.COM / DATE: 3/5/2015 SW LORENZO LANE L__ I REVISIONS PROJECT ( PLANNED NO. DATE DESCRIPTION \ -:-_ 'LT:Ijil -1 I 111 COLLECTOR) I BOUNDARY 'N' I I I I / z/ [li SW CRIMSON PROJECT SHOAL AVE , F, 1,, - BOUNDARY ( PLANNEDit - i 2 NEIGHBORHOOD I ROUTE ) - 1 ,- f -- *.1POLYGON AT • 1111 liqk ROSHAK RIDGE - ROY ROGERS RD 1 , (ARTERIAL) - 1111 • 11 FUTURE STREET PLAN - o_ ( 1111 IIIII rT L __ IN1J a li :, ciz w cL ,osH ,a, iii I N iiL ,. V' , ____ , ,. ..., I <_ BULL MOUNTIAN RD z r (COLLECTOR) o•-• ,..,Pacific Lti- 1 0_ , i i ( PLANNED Community Design CZ) � L : a `__ [T] 503-941-9484 [F] 503-941-9485 iI )1dff PROJECT NO.: 395-010 6)SW RIVER TERRACE BLVD TYPE: PLANNING 0 1!11111 _ \ --- .• • • - ( PLANNED COLLECTOR) , REVIEWED BY: JJK F m I JI /11 S_ .CALE a 9 150 0 75 150 i 1 40 a 1 INCH = 150 FEET 2 \\ __- _ -- —_____ /$ -----. --__ \..__n_�— —_- / / py _ _ , )--___ / / SW ROY ROGERS ROAD \\ \ /1+94 //-1+00 0+00 1 :Oo 2+00 3+00 4+00 rgill\ POLYGON NW COMPANY \\ - - -. - - - - - fl - - / \ \\ [T](360)695-7700[F]360-693-4442 / W W W.POLYGONHOMES.COM \ \ e \ N. N. / DATE: 3/5/2015 \ _ REVISIONS — — — — — — _' _- —_ \------ 1 —��— -—— -- --_ NO. DATE DESCRIPTION _ ` / r _ _ / ----------------------- -------- \\_—\ — \\\\ 1 /F \ / // \-_/ 1117 / / 11 \\ \\\ \\�\ \ \\ 11 \\ \\ n \\ \\ ...__ / / \ \ \ \ \ 1 ,_____ 1 1 zmr, \ \� I L \ / // /� l\\ N. \\ \\ \ \\ 11 l�� !IllI1 \\ ---- / SW ROY ROGERS ROAD FUTURE STREET - PLAN SCALE:1"=30' 290 PVI STA:0+32.23 I 290 PVI ELEV:282.05 K:102.61 _ LVC:400.00 _ POLYGON AT '^° HIGH PT.STA:0+82.94 .'ii HIGH PT ELEV:280.23 - 10 2 ROSHAK RIDGE ``.>:Y] 280 - ---------- 280 ----- - --- ------ -- - - 2.44% _ __ - --- ---- - - - SW ROY INTERSECTION OF ROGERS ROAD E SW ROY ROGERS ROAD AND SW BULL MOUNTAIN ROAD PVI STA=-1+94.11 PLAN & PROFILE ELEV=276.520 RI 2701 270 t7 0 00 0 t gz 260 260 2 Pacific iJ Community Design [T]503-941-9484 IF]503-941-9485 250 250 -2+00 -1+00 0+00 1+00 2+00 3+00 4+00 PROJECT No.: 395-010 TYPE: PLANNING REVIEWED BY: JJK 3 SW ROY ROGERS ROAD FUTURE STREET - PROFILE SCALE 15 3° 30 ° 1 4 . 1 HORIZONTAL SCALE:1"=30'VERTICAL SCALE:1"=5' mi um um m 1 INCH=30 FEET I ISI \\ \\ �\ i I // // \ II / i \ II \\\\ \ \ .. // / ii:::::i__ " ` _ a ,_, ,,,in ____ -------_ ..._.( ,! ______________________, ..... __ ___ -- -7r.:----_---n__-_----- -------- ________ . ,. ___ _, _ __ 18+00 •.. 16+00 SW ROY ROGERS ROAD -- 16,00 — 7+00 — — _ — 14+00 i' 15+00 — — — 7 11+00� 12+00 13+00 — — -- — — — — ' AllFirg i — — — — — — — \-- --266, —— _____,\-- POLYGON NW COMPANY � , \\ -------------------------------------- ------ C17(36o)695-77oo[F]360-693-4442 ——— — W W W.POLYGONHOMES.COM _ -- — —_ / `�_ f --------- ----- ------- - -- _ _ _ _ _ _ DATE: 3/5/2015 Ii - Lf_---h— I / — / �� \ REVISIONS --�\ \ I 7� C^� / �- ,/ NO. DATE DESCRIPTION \ �\ \ ) SW ROY ROGERS ROAD FUTURE STREET - PLAN SCALE:1"=30' 290 290 PVI STA:16+14.80 POLYGON AT PVI ELEV:268.23 KC:ZOa0°0 LVC:200. ROSHAK RIDGE _ HIGH PT.STA:16+14.80 HIGH PT ELEV:267.73 a e 280 PVI STA:12+39.81 280 PVI ELEV:264.48 K:122.20 iI LVC:300.00 _ 00 m "' LOW PT.STA:12+67.61 SW ROY LOW PT ELEV:265.37 ROGERS ROAD w PLAN & PROFILE RI 8 270 270 it — too ---- _ -1.00% % POSSIBLE FUTURE END CONSTRUCTION SW ROY ROGERS ROAD PVI STA=17+49.02 :Y CENTERLINE ALIGNMENT ELEV=266.888 gz 260 260 2 Pacific iJ Community Design [T]503-941-9484 [F]503-941-9485 250 250 10+50 11+00 12+00 13+00 14+00 15+00 16+00 17+00 18+00 PROJECT NO.: 395-010 TYPE: PLANNING REVIEWED BY: JJK 3 FS SW ROY ROGERS ROAD FUTURE STREET - PROFILE SCALE 30 0 15 3G 1 4 . 2 HORIZONTAL SCALE:1"=30'VERTICAL SCALE:1"=5' m1 im iii m 1 INCH=30 FEET .---. !-- X346-- liEwil [ 33 I ill.__L:, '344 -' N Will\N.,_,,, r M 13+00 14+00 \� 15.0 \ 16+00 N 17+00 POLYGON NW COMPANY 1,1W /J 1 .. – – – – – t \\ I / % r I17(36 ro Yco oMES COM 4442 N. SW BULL MOUNTAIN ROAD � --- ' ----338------------------- -- .'-IX j38� MX MX—iA—MX MX /'�'�MX ® MX MX —® DATE: 3/5/2015 ---- __-___ ------- -- a m...'' .. N,, REVISIONS - I �� NO. DATE DESCRIPTION - -\\j ( , ______----------1 \ ___ I x r SW BULL MOUNTAIN ROAD FUTURE STREET - PLAN Go SCALE:1"=30' 350I I I I 350 PVI STA:13+91.11 PVI STA:10+65.17 PVI STA:12+55.36 PVI ELEV:338.99 PVI ELEV:335.04 PVI ELEV:340.01 K:44.00 K:61.00 K:44.00 LVC:86.33 _ POLYGON AT - LVC:152.05 LVC:147.96 ...... 0 .''l ,T HIGH PT.STA:12+96.25 m n^ HIGH PT ELEV:339.58 ROSHAK RIDGE QM ,-• p"., nm vim - n V ` V - U m w b w U m > W 340 w m u' 43.75% 340 --- – -------- 1,6,%_ _ -,--_—__"77-7-----= -2.71% SW BULL _ - INTERSECTION OF -- SW BULL MOUNTAIN ROAD AND ---- SW DARWIN AVENUE -- MOUNTAIN ROAD PVI STA=14+73.03 -------______ I PLAN & PROFILE ELEV= 336.763 ---------- 330 - - - 330 2 2 2 3' 320 - 320 2 Pacific Community Design 52 [T]503-941-9484 [F]503-941-9485 310 310 11+00 12+00 13+00 14+00 15+00 16+00 17+00 PROJECT No.: 395-010 TYPE: PLANNING REVIEWED BY: JJK 3 Fs SW BULL MOUNTAIN ROAD FUTURE STREET - PROFILE SCALE 30 0 15 30 14 HORIZONTAL SCALE:1"=30'VERTICAL SCALE:1"=5' ri 1 INCH=30 FEET ■ / / joill ft / , = / I / ::_.,.__,,. , py \ `I ) I j /'- '--- -ii J , 1\\ / /el O 11 \V j SW RIVER TERRACE BOULEVARD ----- - 4111111: 111 ��/ RpG 1376Mier -, VAERS \.-� -11 �-- �F � _ — / SNP � - _ ----- ' Z,, ` - - POLYGON NW COMPANY 7 / I - __ _ :--, ['17(360)695-770°[F1360-693-4442 ------ f- S \ I 1 i r' �- - ` - W W W.POLYGONEiOMES.COM 3+00 ) I / _/� /. w- o L \ 11 // /,' II= --------- DATE: 3/5/2015r-.. • 1 l j I l A I ®� r:- REVISIONS J I I I // / p \I / 11111111 - �_ NO. DATE DESCRIPTION : ___, .... , ,/ , ,, , E VW"' 7 111 ::,72 ;? / Mill------- / %/ r / / I n B I / �,�� i �/ �� / , S / / 1 \ 1 ---moi /� / SW RIVER TERRACE BOULEVARD FUTURE STREET - PLAN SCALE:1"=30' 350 „ 1350 g3 F8 PVI STA:9+28.62 —' POLYGON AT 340 _ - N _ PVI ELEV:338.51 340 K:30.00 LVC:478.54 E ROSHAK RIDGE LOW PT.STA:12+62.96 LOW PT ELEV:321.17 ROUNDABOUT _ PVI STA:12+41.08 APRON PVI ELEV:320.73 SW RIVER 330 K:10.43 o M 330 w LVC:74.95 TERRACE BOULEVARD A w m m PLAN & PROFILE E PVI STA:2+21.53 PVI ELEV:318.00 - .c a .o a F a `°+ ^+ K:31.45 � m . .. W .. . LVC:130.00 N __ __ / --- --------1.50% = --� ' 320 -- I 320 qf 5 -1.54% __ --/ _PVI STA=13+02.46 --- PVI STA=1+00.00 INTERSECTION OF ELEV=321.644 ti i ELEV=319.870 SW RIVER TERRACE BOULEVARD AND /i SW BULL MOUNTAIN ROAD gE 2 5�%____/' Pacific 310 310 Community Design [T]503-941-9484 [F]503-941-9485 PROJECT NO.: 395-010 TYPE: PLANNING REVIEWED BY: JJK 2 300 3+50 3+00 2+00 13+76 13+00 12+00 11+00 SCALE Fs 30mi um iii 0 15 30 1 4 . 4 SW RIVER TERRACE BOULEVARD FUTURE STREET - PROFILE 1 INCH=3o FEET HORIZONTAL SCALE:1"=30'VERTICAL SCALE:1"=5' I I I I V �� / I � 1 / _/ ] I I I / I ASO irimileuM \ 1 / / I I I II I I� I 11 I 1 I I_ I I _ I I SW DARWIN AVENUE / I I Al I _ I z+ooI I 1 30+00 1 I 1 � •+00 • _� 09 /, \� 3+00 I I I I I I I I _ —t,•M=MM=MMM i I \11 \\i I� i\ i i I I i I ( l i i pW�ievt ce \\ \ I i I I " I i i f 1 I io i I (/ ( i I I co I 1' 1 / 1 II o I \ I141Vill j I I I I II I II I " \ I 111 i I \ 1 i III 111 \II ^\ : POLYGON NW COMPANY I I I I I I I I I \ \ L I __ \ ] I [17(360)695-7700[F]360-093-4442 I I I 1 I I 2- \ _ \ L L__ - \ WWW.POLYGONHOMES.COM W.POLYGONHOMES.COM DATE: 3/5/2015 SW DARWIN AVENUE FUTURE STREET - PLAN REVISIONS SCALE:1"=30' NO. DATE DESCRIPTION 380 I 380 o u+ PVI STA:25+67.60 PVI ELEV:384.35 M K:20.00 LVC:477.00 370 370 360 — 360 LOW PT.STA:29*80.34 i LOW PT ELEV:338.74 - .. POLYGON AT u+o8 PVI STA:29+53.15 06 et; PVI ELEV:338.28 o PVI STA:1+57.16 ro^ 5.20 C -' ROSHAK RIDGE 350 a - W Lvc 70.00 w rn,+, PVI ELEV:337.65 .. u P 350 K:8.00 u u X qq°�° 5 LVC:75.50 5 ++ . m ,11' w m m I. PVI STA=29+92.38 // ELEV= 338.866 SW DARWIN PVI STA=1+00.00 / 6 ELEV=339.080 AVENUE / E 340 _ 340 PLAN &r PROFILE = 4-50% 1.Si•° \l Fl 1 —t f PVL STA:3+15.64 u. PVI ELEV:318.73 --A - K:35.00 r+ ✓ o j j LVC:134.22 >> // INTERSECTION OF SW DARWIN AVENUE AND 330 w 0.a SW DULL MOUNTAIN ROAD 330 11 v Pacific Community Design 320 320 2 [T]503-941-9484 [F]503-941-9485 - PROJECT NO.: 395-010 TYPE: PLANNING REVIEWED BY: JJK 3 310 30 SCA15 30 4+00 3+00 2+00 30+00 29+00 28+00 14 ■ 5 SW DARWIN AVENUE FUTURE STREET - PROFILE 1INCH=3o FEET z HORIZONTAL SCALE:1"=30'VERTICAL SCALE:1"=5' I I I \ / / I NOTES: \ 1 I \ / '� -, / / / / / / / 1 I I I I 1. SEE SHEET L1.05 FOR TREE CANOPY I I / / / / I I I I I 2484 11 I LEGEND, NOTES AND DETAILS. \ /J ,i / / / / _ I �' �� .�� 065 / / / / // / / I I Iit , I / �� .4 ,_ 2. SEE SHEET L1.06 FOR TREE CANOPY SOILF ,• • ' ','j',I ' / / / / I I 'LAI 5 ', �i;m VOLUMES - NOTES, DETAILS AND \ I I Sll�/ / , / �' ,' _ - 1I Ito...,, ,_. - - - / / - I 1 1 �� ' 2479 I EXAMPLES. _ _ / / rt I I I x 3. `\\ I I \ / /� / \ / ! / I I �I I W 4. SEE SHEET L2.01 FOR OPEN SPACE AND / l ' l / I , ,I-JI Lu - I 2064y\ / / / \ / RECONSTRUCTED I 1 `� I�%`T%��;`;��iI��S�IPsXI� __ - TRACT PLANTING PLANS AND SHEETpew II �� \ / I Tevtare. STREAM CHANNELI I I / L2.02 FOR OPEN SPACE DETAILS AND I \ / TRA T„EE , 2450 �, w NOTES. I57, 81 SF \ - / \� 2478L,,_ _ / II \ _ �� Q \ x w 5. SEE SHEET L3.01 FOR WATER QUALITY / / / / \ 219'= 5o Z AND STREAM AREA, r�/ 2063 �\ I /� VEGETATED CORRIDOR / \� II I l pi�,l // MITIGATION AREA / / \ \ \\TRA1 Ti 2449 J / x 2486 \ �\ U \ 6. SEE SHEET L4.01 FOR NEIGHBORHOOD I / I I \ PARK. 11161114 I I ��I� I °° / � ��r \ / / / \ \ \ `_ _ham 0 �I _ �/ / 2477 II Q \ +I ��= ��^ / / / I / \ \ \ \ I I 7. PLANTERS UNDER STREET TREES UNLESS ��2062 / / ��`� / it IOTHERWISE NOTED ARE TO BE SEEDED / �111 I / DETENTION POND / A \ V A,' 11.1 ' \ WITH GRASS SEED SUPREME MIX (LAWN). POLYGON NW COMPANY 1 v `��I 4_ / AND WATER / �\�' I I I \ \ \ I 2448 V 2487 (19 239'= 6 \ SEE PLANT LEGEND AND GENERAL I / QUALITY SWAL� x \ x A 17,6'1 \ 1I 1I \_ 1 1 \ \ \ �� I' \ PLANTING SHEETS FOR ADDITIONAL [T] (360) 695-7700 [F] 360-693-4442 0 ^! / / �� I \ `\ _ ` �/ / A INFORMATION. WWWPOLYGONHOMES.COM ��I / ► / / / \ \ _ I )\I \ \ I ' 2061 / // / / \ I\ I I \ \� ILL4-( I I 3 x \ \ DATE: 3/5/2015 I� I / // / -_-�\ I I 135 136I 137 \ - II = I 139 8. A PERMANENT UNDERGROUND r / / \\\ IIRR. \' / 131 / 132 / 133 ti\ 1343,627 SF 1 4,502 SF \ 4,777 SF \ / 1 � EEVE` I X138 \ 3,600 SF IRRIGATION SYSTEM WILL BE PROVIDED REVISIONS I ■,h / \\� \\ \ \ I I x 2447 I I x 2488 I� I 4,807 SF FOR ALL STREET TREE LAWN AREAS. I \ 11-1 // TRACT "DD" 130 4,500 SF 3,600 SF // 4,500 SFS` 1\ `11 SF I 1 ) I \ , > \ -� / NO. DATE DESCRIPTION 2060 34,483 SF 3,798SF / / / \ ` / I /,( 2475\ I \ 9. ALLSTREETTREESARETOBEINSTALLED I Ir // / / 1II \ WITH AGEO TEXTILE ROOT CONTROL / / v _ ,'�A� - � _ SYSTEM PER CITY OF TIGARD DETAIL 2 I M lk \ - / - /- ��__�k SAL \ \ __- .. - SHEET L1.05. i 111141 Q 1287= 32 N /r��=:� ismer\_ ��r.i =�,� ��rr� .\__ � �.a1�2170 � 2342. �� NW/MC / / -sib- �I�� I�II� I\\� Iw'I�I�, ■'o.4k 02059 / ,!J- •. �/_ �•-_ �_'wa, ■_011 • IAN. w! � `1� ��1� `1� _ IIV/ '�. \ 10, SEE CIVIL PLANS FOR TREE / / I ' „', �.�., ��,- -„�py / \_� ��• �_\- ss��5v- SS , - 5�� 8185'- 5 Q s ss -� � -- PRESERVATION & REMOVAL PLAN. ,�� SS h lui r►�%w�v _ = \ J \ J �N L� �� - _ .S �L 365- 9 la 408-10 11� SD \ - 0 461 -1, / +11 - ) / - 1J W SUNSHINE COA T ST ' EET ! �ir�� _.;,01-1,-.. --.6,,,• : \ 143= 4 ,-,� - t a ��2160 f _S.. � �� 2174-I 2260 I•n-�' � 226; STREET TREE LEGEND: J / 1110.1111 IiiMila, 1\7'. \� i \2182--- 2180-.� ��- �= ■�\�\w/A\�\./j,"7gw/ _ 1� a1■:\■1��:: I IP NM , I�i� �Im l �� _m1\r 1111 2058 1 .,: -.---s/1Pw - IIw ,_/-\-,�/-\--/- �V/-\-�_/-�',-/�\ ►�/ / ��i �iD _ \ - ��i 1 - _ �ii I� _ _ 1 / / / 6 ! 2474 IQ SS � �� - .10 _ :::--..1.----/-7_:-_-___ KENTUCKY COFFEE TREE / - / I�i�- - I x ISI - - v M / -....?a,/ ��2184 ( / ✓ . / / / 1 - ' I �ØI / �� // // L / 7 7 3,029 SF r - / ON / �, / // / ► / ��1►, / / 2489 /{ / I) 2057 129/ / 7 _ /,,=.�1, / 1 , /k �/,--- x dix I / , �� KATSURA TREE Z '1 1,525 sF / '�' ,2158 -/ 2185 51 / 5 / 47 / 46 / / / / 2473 157 156/ �� I •7, 11�I�� i�'/ / 0 / 49 48 I i 1I �� / / / - it _I \ 128 / , 3,239 SF 2,881 SF / 2,881 SF 2,881 SF 2,579 SF 3,201 SF -- - � 5,438 SF 4,700 SI / \ :� 521 SF \,t''11 `LU „11, / / I , 44 / IRR.- SLF-E IRR.SLE' _ -, I/ / 1 / \ V 0-4 1,095 SF I / 52 / 1 '� u /- / / / / / / 2,743 SF / /I / /1 / I 2056 127 / 1,250 SF /'/ �'r2186 / / / / I / / / , / / I / YELLOWWOOD / IIv „ „ 2490/ � I 1,082 SF I,I'f 2157 11 / / / / / TRACT E / x2444 I x / ! ,I' / r / 11 i / 53 , �/ \�I_ /� - - - - � - - - - - - N / / 7,0' 5SF 1 x / / 2472 / cJ/ 1 / _,� 126 MIL ��11_. / _ / I. �� I I� .I I I 1,080 SF N o 920 SF �' ,wo Itil VI, 1 ce . 2480 /^' // // // // 2757s = �/� I / / . JUNE SNOW DOGWOOD 125 / / 198 5 3I 2156 / © � / LLI 1,361 SF (�1\- ��2187 (- - - - / - - - - - �- - �+ / / � 47_27 / I//"� TRACT„G" IIS► / / / I �x4431 x / -IN /I I // I I Q�I TRACT "4A" iso sF ��jl / 111111111 / v I 2471I I IQ I / f�;. L)ogr,„ ' � / / / / /v / , x1,019 SF / 55 / � / N 42 / GOLDENRAIN TREE 0185'- 5 / / I Ii 1 y I I +� I 124 I 1,255 SF / �11r2155 0 / 2,803 SF / / / / I I I )- /' ► I / u■I►_ /' 2188 I / / / / I / I / 158 159 205 1 357 SF / I I 1 I ('�I I / 56 / I`,,�I/ of 35 / 36 37 / 38 / 39 / 40 / 2442 / /� • � �/ 5,216 SF + 4,700 SI I I 123 920 SF '�, �� 3,238 SF 2,880 SF 2,880 SF / 2,880 SF 2,560 SF / 3,034 SF / I I 2492 It I I h_'� / 57 f�1, �'V�,� / / O / x , 42470 - / DOVE TREE1,075 SF / / 2154 / / / / / - / 1I / / POLYG0N AT l 2189 41 122 / 920 SF u � l / / / / / � I �� (ill / / i / 3,249SF054 1,074SF ,, 58 I�11� 4Uuva2UIv - - _ -_-� - -_ � � / - ROSHAK RI DG E 121 1,255 SF '^ ..i- -Ism- -4MIS-- ..=1-. _._i_ -moi_ mss. M. .. .. ..i._ -I.Ia- / / / \_._I 5;. ��a.._..a._ / I /� ai � 2220 .W 3 _ iI\ 2224 RAYWOOD ASH / \ I . 1,073 SF / ��:Z1I ' � L ■�l�, t>•: ��: *W�. /, I IOA _ 1 zo , TR/�CT"H_ .- �► . �� .,mow, •.�w •mow .,��;+► . �w .,��;�, •mow �,,w / j i j . �► . w� w/ I ... / �� i r PLANTER STRIP TYPICAL: ��1' ��1II I � ► 1,352 SF 1 DI O Sy- w c cc / cc / SS S / AREA OF POTENTIAL SOIL SS S G / 369'= 9 7 / / / I Ii 2053 1045 I v, / SD II SW TOWNSVILLE STREET © © SDO / COMPACTION-4 AND THISSHEET. SD �►' " // Ohl OREGON WHITE OAK 1'1 1 I _ 193'= 5 142'= 4 I I Ln / SEE NOTES �I I / 1 , v, o :_ w �' _ w w W , / : J _,/ 1,022 SF '^ _ i -_2258--,_2257 �_ --_ / 2253 -•- -: 2251 / / 2250 / ,_ = : 1 -�. �: / / TREE CANOPY III 119 /.I 902= 23 1 ��1 ��1 �� 1 ,��u� I,'�►PI11 ii$��,\/ 0 / / ,�� 1 1,391 SF / 1 / TRACT „J„ '; 2153I / 7\ / .- y �� 696= 17 / -��I I / /2052 ` / - - - - ,,,, - - - f - , 4 r/ , 884 SF IRRSLEEVE � / // Ilk.\ / �� /_ (till 118 / I t11�� R .S k./I / 1 ilk - _ ,�'� ( 2441 / / / E I 1 'll 1 I 1,113 SF / �E/2190 / / 4 2103 j1k 21021 1"IRRIGATION METER I x . / I Q �� L. 59 / I - / It\•- 34 /1 I/ LU FOR PARK&GENERAL I ja �z / 2469 �� / PLANTING PLAN N I I 117 / 1 I/', `„1 3,396 SF / / 3,396 SF U I PLANTINGS. / t„, _J / , I x ` II\ // �+ 1,192 SF I.I' 2152 �_�+ /��_ 1,112 SF / �� / I 2493 / / / Lx-) ... frk I o \ ill ► 116 / 60 �;��1 �It� / / / �I / I � x /.' ' ''',� / 222 //2051 / � v `V / 874 SF _ v / 2191 / 2104 111` 2101 / / / I / 5 168 SF / o 1,111 SF I .j1; 1 '2 II�'� / / / 2440/ / 1 I 1,1,�� I / 61 ` / / / W ! 1 I x I4 _ IRR.SLEEI, / / II \ / NE GHBORHOOD •R.SLEEVE I �� /115 / ;12151 e,��1.� 33 / 2 \(, �, / 2468 I / / / s74 sF I`S'I► I �,_I- / / / / '� PARK \112/. I"`I 1,399 SF0 \ 'I`1� 2,880 SF / 2,880 SF / / 4x24,41 , , x / /o I ", I ► TRACT„Y„ / 62 1111. 1 / 4k2114Z 111 2100 / / / I / / /L13 A � 2050 I 1,192 SF '�;. (1i//2192 / / / / / "\\/ / / �. / / I _ \ lim---F 114 I TRACT ,.K„ (,11'2150 �'11; I I 0 I mg / / / / 2439I / I / / /I / / t� 32 I 3 I I ��. �� / / x / I / / /I1,396 SF I • . �� I I 1, / / / I �I63 I �� 2193 2,880 SF I 2,880 SF 1� 2106 �� 2099 / o / �� .. I x 2467 / o N / / irl:p / 113 • I n, �� I I 1 , / J / / SPACE /1,102 SF I '" 11�` 1 I W I / 2495 I /I =,I 2049 I I = / / / /I / I I / /o I r i 1,106 SF ' X1172149 INC,\ I I /� ^ / I / / 64 MI6- _ I I�I a I 1 I J I 112 1 I \� ISI I I I I d. / / / , 1 / / / l l I 10 1,105 SF 874 SF `1�1� '^� 1 31 I I 4 I ' 1) w w I 2438 /I I / / / M.M.. I I \ I 65 -I N /2194 2,880 SF I 2,880 SF 2107 �If, 2098 Z Z / / / / x . 1 / / IL 1 I 111 I I ' Ils- i I / / / I / 1�P�ACT"ill" p w I I 1 // v, 0 874 SF ' 1II, I I / UI O O / / / \,. I� / I�2466 / 6 I Pacific lC 2048�1,104SF ^ 711 2148 I ,� NN / - / / I 14,666AF /it wIII 66 I � - II l / I / 1.\� I x 2496 1 / / I �� I 110 874 SF �� f lug I 1 I 1 / / / / Iti 3' '� _ I' / C0111111Li111ty 1� / �VI I / A, / � V / I< / / � 2oI I 4 , ini_ . 40 S� -' 1, 2195 . 30 .1 � I 5 8 , +Ilk 2097 i /:1r_ ', I' /�/ �� Ior.vd-- lO O Design 67 PI 6i►� I7 / 1 W �_ II 1 IF / TRACT"x" I // 2,ssosF 1 z,88osFI �MATCHLINE SEESHEET L1 .02 , x2437 / / I ,�/ I / / � //r =► 1,102 SF ..�1 2147 �I ��i� I I A /' / / / /f 3 v, / - ILII►, �'.� I I / / / / �/ / 1 2465! 11 �� 12x(47 in o RACT"L' �j Ill I I / 649'- 16 © "I ,i/ o / / / / Al / / � / // // / o WG�DEDATANE [T] 503-941-9484 [F] 503-941-9485 in �� o /-\, I / / / 2497 I _ J,,r_`_I. -1 ,Ili l■ �� 109 v \-i ^� I �1 2096 / / / I / ' / / / e I�If /a��.2196 / / = ll 11 ��a 7- 1,387 SF / I \. / / / / / / �I \ / / / a -ILII :Tygpy E 108 68 /JI2146 �� I 29 / / 6 p2109' 1p / / / / / / , '' / / I / / / _ _ � pm;�'I Le'►�] - _ Ian 0 o�p It /I- '- 1,102 SF 1n11r �Il�i' I 2,880 SF / 2,880 SF / , 2436 / _ = N u�u r�� PROJECT NO.: 395 010 0 /\ I 2046 1,098 SF / 69 \l� I�� / / / / I / / _ _ I y� ) / / [�� / / I _ _ _ I IN 1 I / / =/- / / I / / / I II 11/ / �7 �� ./ // �� ' 1�� _ - TYPE: PLANNING I II 4.n-. / / / / , / ' \ ROCNHAM1N,ON LANE. " 1\ SWDELAIDE LANE j i 2464, I11111111M 16111M„A11,, 11 REVIEWED BY: JJK O TREE CANOPY PLAN 7 2 0 P 0 SCALE 1§ (i) 40 0 20 40 _ _ i 0 1 INCH = 40 FEET i L1 . O1 z I I I i I I I i ■1 • 1 i ,\ \ \ 4 i« NOTES: 17 I 1 1 I I I I I 1 I 1 I \ \ \ I ( \ 1. SEE SHEET L1.05 FOR TREE CANOPY I 1 2484 I I I I I 1 • 1 1 1 \ \ \ \ \ \ LEGEND, NOTES AND DETAILS. I!,. I I_I ix �/� 1 I 1 � 1 1 1 1 I 1 \ \ \ \ I , I 1 IIF___LA25.....1 L1.06 FOR TREE I� 2451 1 x 2485 kw _ � I I I 1 I 1 I I II I I \ \\ \\ \ �a I 2 VOLUMEST NOTES, DETAILS AND CANOPY SOIL I , 1 1 I 1 \ 1 \ `�1 _ �/ ; 2479 1 I 1 I 1 I m 1� - 1 1 1 A \ \ 3. EXAMPLES. I 1 x I 1 1 1 1 1 1 VEGETATED CORRIDOR \ \ \ 1 l ii0111 1 I _ ,'i 1 I I I 11 ■' 1 1 \ MITIGATION AREA 1 \ \ \ 4. =THEET L2.01 FOR OPENSPACEAND I PLANTING PLANS AND SHEET ievtace Al /� % II L - -\ - \ \ RECONSTRUCTED -\\\\\ 1 1 `i / \ \ \ STREAM CHANNEL ,I' "TACT"GG" 11 \I I I i \ \\ \\ �„ \� \ L2.02 FOR OPEN SPACE DETAILS AND fr 2450 \ \ \ \ / I \ / X [ 1 \ NOTES. I< / \ \ / 2478 \ \ \ \ \ \ \(NI 8,649 SF \ 1 1 �\ \\ \ \ 1 / ( 1 1 1 \ I_ 1 x \ \---\ \ \ \ \ / --.\ N. \ \ ` \ \ \ \ \ I j I I \ 5. SEE SHEET L3.01 FOR WATER QUALITY 5 f \ \ \ \ \- _ - cL \ \ _ v v v \ I 1 OI \ \ \ w ■ w \ \ \ \ \ 1 /I I I I AND STREAM AREA. \ VEGETATED CORRIDOR \ \ \ Z Z \ \ \ \ \ \ / III ZA T�/ . 2449 __if 2486 \ �\ \ MITIGATION AREA \ \ \ \ \ \ \EXISTING WATER \ \� I I I 6. SEE SHEET L4.01 FOR NEIGHBORHOOD x I� \ \ QUALITY SWALE I \, / � I \ \ \ � \ \ 1 1 PARK. 7, 56 v 11 '0 / /-- v I\ \ \ \ \ A \ v v v AREAv III . 2477 \ \ \ \ \ \ \ \ \ \ 1 I I 3\ \ \ \ \ \ \ I \ \ \ \ I 1 1 7. PLANTERS UNDER STREET TREES UNLESS I I \ I I \ , \\\\\\ \ \ \\\\\ \:\\ \ I l I OTHERWISE NOTED ARE TO BE SEEDED \�' I, u , - V / ' I \ \ \ \ \ \ ■ \ \ \ \\ \ \ \ \ I I I WITH GRASS SEED SUPREME MIX (LAWN). POLYGON NW COMPANY x2448 Qi I x2487\ I \ i C 239'\ 6 \ \ \ \ \ \ \\ \ \ \\ \ \ \\ I \ i I I SEE PLANT LEGEND AND GENERAL [T] (360) 695-7700 [F] 360-693-4442 \� \ I \ \ \ \ \■ \ \ \ \ \ I I I I PLANTING SHEETS FOR ADDITIONAL WWW.POLYGONHOMES.COM \\[... - / r 1 \I \\ \ \ \ \\ \ \\ \\ \\ \ \\ \ \\ �\ i i 1 1 INFORMATION. DATE: 3/5/2015 x 1� I 342476 / I \ 139 140 \ 141 \ 142 \ 143 144\ 145 \\ 146 \\ 147 ` \\ I ( V 8. A PERMANENT UNDERGROUND \ \ \ \ \ \ \ I I IRRIGATION SYSTEM WILL BE PROVIDED IRR. 4,254 SF I REVISIONS 41,k 2447 / / 2488 EEVE` / X138 \ 3,600 SF' 4,500 SF \ 4,500 SF \ 3,600 SF 4,500 SF 4,500 SF \ 3,600 SF 4,491 SF \ \/x 1 W I x I� 4,807 SF \ N \ \ \ \ . \ \ \ \ N 1 1 I \ FOR ALL STREET TREE LAWN AREAS. ,/) v� / /, ,1 / I \ \ \ \ \ \ A \ \ 1 I NO. DATE DESCRIPTION i\� - 2475 \ \ \ \ \ \ I 9. ALL STREET TREES ARE TO BE INSTALLED x / I \ \ \ \ \ \\ \ \ \ \ \ 1 I I WITH A GEO TEXTILE ROOT CONTROL �� \� \ V \ N \ J 148 11 � \ 1 `, - - - _ - \ - - - -___ - - _ -\_ _ _ - - , - - - ,�, \ 1,,,,,:, SYSTEM PER CITY OF TIGARD DETAIL 2 �, - _=, ,�.-_►_ i. 4,724 SF / -3--1i SHEET L1.05. �k � � _�\ , 2340 \ / /.\ „-• ,' A- 71► �� N11 r\ ��w l� �� 1it I��,� i® �� , 2330 ►�� -- \/ , I o 1, �I, 1 ;I; „M 1�, IM M,I 11111 I V �' 1"IRRIGATION METER��j A� �� . �, \ /, \- •; 2328 I 10. SEE CIVIL PLANS FOR TREE �� V ��\�� ' / V ar. .10F\_ 7- �7, ,� FOR VEGETATED SWALE,. 1i►-- ��\I�' 41�\11 SII v ��,185'= 5 • s ss -- _- -- \ ,-\\ RECONSTRUCTED STREAM 1 I PRESERVATION & REMOVAL PLAN. \ \ �O461'=12 SW SUNSHINE C AST STREET `�459'=11 S -- "�_� \. AND DETENTION PON` 1 IN S� .-. P,.-_ - SD SD\ SD 0143'= 4 =..� -. �\ , %-.' -• � �,- �� i�i�-il \ i�� \\ 2260 �'� '� 2262 >_i v. 2265 2267 2268 ^^ 2 0 -� � � 2273 O 2274 ^^ I► \ STREET TREE LEGEND:\ I�,. �IiiNllm�� I�`� �i� �,. !�� h �I � �►� Imo: '� \ T' CT H�� )�� I�C tai■ i�� v viii- \1!:\�1RTAILIFJEm�1W4i : itr . C:� . aliz � ::w.` .1 z,Nsitier . c�'�: '!JClei' - -�_ ��p�•e��PON sF I - �A V� 1 ��_Thillin��/ A`�I1�/ A��N% A�1�7/ /A�_�1�/ \`abi�% V_�I►/ V��7% A�i��/ ��il/ A��% A/�p�% V�I1�4 �,�� / A I��,.�.��■��C� I ^'-�` �_ az474 - - _ -=- _ - - - - - - -� - 7 - - - _% - - - - - - 1,- I47 2327 O'�i11�• Xi-CMC-= 1 ' \ S I KENTUCKY COFFEE TREE 2446 __ _�� / ,` / / �� / / x / - - / / / / ��l l �� 1 ��Z-dv� I /1 3 / A, IF I / / / / PLANTER STRIP TYPICAL: / ‘911 �� \ _ / / / / AREA OF POTENTIAL SOIL \ I -/ I / / / / / / COMPACTION-SEE NOTES / 'j pig / �: \ / /ifil% � �� / / / / / / 4 AND 5 THIS SHEET. / il�� 2275. Ø2326 A � \ I I x 2489 1- /I o / / / / / �, / / / �!1 / . / - - - � 1 KATSURA TREE -/ / / 2473 r I / / // / � 0 // / I I I Ix _ - ii - I \ ' x / 1 -I 157/ 156 /155 /154 // /'153 152 151 / 150 // 149 /I Olt/N *illP ' // . \_w - - _� 5,438 SF 4,700 SF /3,760 SF / 4,700 SF 4,700 SF / 3,760 SF 4,700 SF / 4,700 SF 4,940 SF / 3 r / _ _ _ IRR.S_ LF�+oE IRR.SLE �� - I/ / / / / / / 2276 N / / /; // 1 =1-1-1,/i // /� // / --I / / / / / 16111../ ��1� 2325. // 167/ / - 7\ 17)/2490 ■ .N / / / / / / / I It',/ / 7,350 SFYELLOWWOOD 24<I4 ' x w / / / / / / / 199'= 5 'IkP / / ,•x 1, / / / 2472 W / / / / O _ 11%� I I / N / ZONE R-12 / / / / A A / / / / 1�`\ 2277 // i / 1411�� / _ -- I ? / / ZONE R-7 / / / / / / �� / / %i�•2324. / / // 1�� JUNE SNOW DOGWOOD 3 III / / / / / - lig/ f / � / ' 2491 / I Z' / / / / / / // / / Pi // //)x 2443 x /I UI / / / / / / / / 41Rii " / // 1 I / , /, / / / / / / / / / / / / Ili 2271 ' prill i // / / e � �/ 2471 Q / / / / / / / , / // �i x ' I I// / / / �� GOLDENRAIN TREE / / / / / / / / / / // // 1_ !I G` 2323.1 .168 e s �I / I - ' 158 159 / 160 , '161 162 / 163 / 164 165, / / 166 / � "` �1 I ' I ,I I .SLE' ,t�/ /7,350 SF / 5,216 SF 4 700 SF 3,760 SF 4 700 SF / 4,700 SF 3 760 SF ,4 700 SF 4,700 SF 4,940 SF it 1 / 2442 / / / / / �� 2274 o / / / \ / 2 I x 2492 /I I / /// �� / � 1/ DOVE TREE POLYGON AT _ ,, 2470 / / , / , / / / / / _ / / • AW 1� / ` _ ' - -/ - ' ' / /' / / / / /' // z,.,:,.:- I►�� 2322. /V // // i. .w '1` , - - - � - - T - - - - - 1 .wj JROSHAK RIDGE / .., _:. ....�_�_� - _�..• .,rM1. .•M.-,_-s.. --'•1- - r J / / �lt/ 3 - - - �s- �:�s,�_.._.. .s:. ..s�_/ RAYWOOD ASH � ��/� M -► �� 2230 /1 ��A► �� 1 fir �� a� i� ,. ��. ��. iwa.�. J / / / Nllf!' T�!%,A �llf v�1 4WJ TAPT41r' r T�WAT4W TOTA.a41,'TI!W TOP' / �`'kk, 23211 / ' i PLANTER STRIP TYPICAL: SS7 S G S SS SS S II / AREA OF POTENTIAL SOIL / i o / LA / / Q 450'=12 / 'SW TOWNSVI L_LE ST ' EET ' V Q 444'=11 / L,11 / �;\0I1_� I/ / 7,350 SF COMPACTION SEE NOTES / / / ` �.'l / ._ �, / / Pa OREGON WHITE OAK 4 AND 5 THIS SHEET. SD `a � � / / / W G 2250 �- �v 2247 ev 2245 �lir 2243 ''•': 2241,.� 2240 2239 Ft 2238 ''•'` 2237 ° • �' 0• / S / AP51 /` / n- MLS:• t1W1L 41:2 •77t Mat *L •. OLE a-- OWN a- _-mar: - ow , // - TREE CANOPY 1 , / / 'Zl 7\^Al ^s^ 7\ ^gr 7\`^ ^o '7T 'm\`' 7\` / '71\^ • V- 71\�' / '7\^/ j' P'- - - - / • bog ��\ 2320.. / /' - / X2441 / / , / / / / / / _ / // // 1 ��' 2469 �r , . ,/ / / / / / / / V/ / V/ / i 2280 I / ' // /,N x , / 11 �; 01114 1 PLANTING PLAN x4 2493 //' 1! / / // ,/ / , / / / // / V /' // // L!'1 II�� 2319. // //170 // 3 �� /' / 222 221' / 220 / 219 / 218 217 216 •215 -1 ' �11��0Lo \ /' /' 7,350 SF o / 2440/ E N 5,168 SF // / 4,500 SF// /,4,500 SF / 4,500 SF/ / 4,500 SF/ /4,500 SF / 4,500 SF // 5,808 SF Vii`\ / // / / x 1�,0T R.give WA.S �, ■I / / / / / / / // / // / / // / / I ' I / / // /4�. e dip �D�' v(NI , �_ ;/ x 2168 I / , / / , / / / / /' �I�_ 2494 \ 1 / / ,,`�' / / / O / Iti /I x / A / / / / / I I ' ._ `\ / / / / / / / ,191'= 5 / / / 1 / / / / / / / / / // // // // //� L,742282,'1 ',2311 4 I // / // /i / 2439 I / / / // / / // / // / / / / // / !�, / - / / /// IIN / x 1 / , I / / / / / / / / / / / / / / - �__ / / / \, x 2467 /' o N / / / / / / / / / / / // / � , / IRO, � 2317. / 171, / D / J / // /\la / 2495 \ � I SPACE / / / / / / / / / / / / // / � !1 � I � / / / 1, 2283., ail. / 7,350 SF o -11 ,\( I _ I / / / / / / / / / / ' / // I III / vi\�` ikr /' / / I i / / / / / / / / / / / / / / / / /I `�� / // // �� / 4.;•,13: � I I / / / / / / 210 ' 211 212 // /' 213/ / /' / F"ii/ // /// I / / 209 / / , 214 1/ Y/ / - /2 / / //• r I / 208 / // 500 SF 4, 00 SF / / 5808 SF / 1;2316. // / / __LL, / I & / 4,432 SF 4 500 sF / 4,500 sF / 4, / / �� 1i , 1'-�`�/ / I 2466 KACT'in'. / 6,719 SF / / / / , / / / k111 2284 / i �I / _ _ __ ��/17- Paeifie i / / 14 666/�F / / / / , / / / / / / / // II �� / / // / i%i%x i i I 2496 / / / / / / / / / 1ii��11� / �G/;U:a LL / SSW SUNSHINE COAST STREET r J w / Iti x _ I / / / / / / / / / / / / / , , _ - 4/1 V / �� - Community /RR.SLE :1 / / It I / / / / ' / / / / / / / / Y -\ // / // / \U--,:, \ __-- == will o �� , \ I / /.��A"�� / �' - ' 1- - / - ,,1-•- _i_ / f _ _ L._�I�� i//.. .._//i� Design // / 243/ / MATCHLINE SEE SHEET /- - - - - _'ow_- - : 7. - 4 _ - - � �I' ,�� / / / \ _ - WTOWNSVILESTREE ;,r,, �r��r//�j / I xipi if■� .�► .41I•� ,�► .��.A. dZ�. 121 ANEW .moi 172 =�1 �i/x'41% / / A/ / I ` / 2465 , L1 .03 �`� �� 23501,G10111111=11111*� A ii. 10,91 // 7,3505E / / _ nI ■ l'K'/11' / �12 / / I it 1 I __ i , • '� 7 . / ' lim4 / / ' 3311- -11� _:!±'nsr LANE 11. IJIJ/ / 2497 �0� / 0 _ �i T 503 941 9484 F 503 941 9485 1,.. I _ / 1056'= 26 - / / / _ 1__ r mii C---� • / / 1 / / - �. - / N 2314. / / / e - = = _1=11 =I�l�� ■ �" / / 275-6 / / 315- 8 I I . �/ lid I _ - __ © SW OLD C_AST LANE _ I , _ _ _ _ ANY BAY ANE ■ / / %i` / �� / I� I / / ��w4. / // - - Cl.M /M - - . c2 1 / / , - /'. ��\■ PROJECT NO.: 395-010 / i 1 2436 / / / / // / 0 / / 2399 2400 •2401 2402 r •2403 / OPII /� // / f - cI=1I. 22221 �1-�II� ■ \ / • II_L\_-__DELAIDELANE II l� I 1�� • WA • 0� • �AW '� M ` �/ / �� / III 111111111 ■ TYPE: PLANNING / / 2464' 1 / / 773 V / ,2313. 2 TREE CANOPY PLAN O SW BULL MOUNTAIN RO IC.R.N0.362 ' REVIEWED BY: JJK 1 r 2 0 0 SCALE '§G Cri) 40 0 20 40 0 1 INCH = 40 FEET i L 1 • 0 2 2 / , /" ( � - N , ,� - NOTES: IIIVNII / ..... „,, �� I / / / / / / / � - - 1. SEE SHEET L1.05 FOR TREE CANOPY / I x1 2438 / /I r I 1 / / "208 // /4430295F 210 // 211' / /212 / // 213 / / 214 / / /�Y /,, 316. / -- // I / 1/ / /•/ / I I // 2466 KACT / / / /4,500 SF / 4,500 SF / / 4,500 SF /4,500 SF / 5,808 SF / �'�'4 i' , I - - / LEGEND, NOTES AND DETAILS. I / / ; 249 6 ; I- I . ,4,666/F /6'719/ ' / /' / / // / // / // // // // /' // I Ili, / 1�I1'I 1 --- --- - / 2. SEE SHEET L1.06 FOR TREE CANOPY SOIL / / x \ _ / I / / / / / / // / / / / / / / / `�l� A.a.SLE -- / / / IFLAm.j.:11111111 ir, I / I< I / / / / / / / / V / /I / I II/ // / Ip - -- I/ // / / � VOLUMES - NOTES, DETAILS AND L.� I I �/ ,` �l --- ,� -_ EXAMPLES. ,'� / I / / // �' MATCHLINE SEE SHEET L1.02 �,� .2315. / / 2437 - - - - - - -/ ;- f - - - - - - - - �1. / 3. / / I - / / I / /4 2481 / IV� �� /�� : x / / / - . r moi. �� sr .moi II'�1;.� / 172 4. SEE SHEET L2.01 FOR OPEN SPACE AND / , A/ / 111 . / 2465 / / / / / %,--AgOtriik� 2353 /2352 am ,,2350,E :��. .2347 .2346 �W / // 7,350 SF // TRACT PLANTING PLANS AND SHEETRpm, ievtace / / 1/ 2497 1 �- / 7 �� / 111,„\-1119 / / / L2.02 FOR OPEN SPACE DETAILS AND / / ■ / x / , i ,! s� �� 1 vo� � � /_ I 1056'= 26 /40.-\ / / �I� �' �, / / / ..,275'=6 ss ,_ s / /,O 315'- 8 I I / �/• Ik 2314. // / // // NOTES. / / = !I, 1.1 / �1� p SW OLD C_ T LAN_ . _ _ E! ce / .��,. / / 2436 // // I/ / / / / / tai / / M ` •2399 M ,z400M • 2401��/ 2402 �' 2403 ~� 1.. / / // // / 5. SEE SHEET L3.01 FOR WATER QUALITY / / / 24 4�) / / / // / "...sr. �l/I ►DI ��/ •. M` • /° � - / / AND STREAM AREA. // II/ 6 / 223 / �/Ie 0/ ��-�� / �`-�� _ 1` 2313. / / / I / x 4 2498 /-) I/ // 4,221 SF' / // �� - - �� -r -� ��, - / ��, / // _�� 6. SEE SHEET L4.01 FOR NEIGHBORHOOD 20'�'J It I / �I / I •0/2397 / / / ,�• �, I // // // // // // / // / /L' s5 �' X11 / // 7,350 SF I 7. PLANTERS UNDER STREET TREES UNLESS / : / It I / / / / / / I �� / o ' / / / / / / / / // / lir I I s4,--kr / / -I OTHERWISE NOTED ARE TO BE SEEDED / / v I I /1/ ' 1 / 224 / / pi / `I / y / / / / / / / • �1�,/ // / / - WITH GRASS SEED SUPREME MIX (LAWN). POLYGON NW COMPANY / I 2499 / / 4` 2396 / 207 / 206, - 205, / 204' / 203 �� / �1/// SEE PLANT LEGEND AND GENERAL / / lip, I x / / / 3,681 SF / I / / / / -/OM► , --_--1 / [T] (36o) 695-7700 [F] 360-693-4442 �� / 4 847 SF 4 500 SF 4,500 SF 4,500 SF 5,358 SF �I / ss.Q'\, PLANTING SHEETS FOR ADDITIONAL / / / I I / / / / / / / et�1x2286 a `\,2311 `,:;. � WWW.POLYGONHOMES.COM / / - I /3 / / I . / / / / / / / / �I`` /- / % '� INFORMATION. � // / 0 4 1 / / / / �� Jr/ �� DATE: 3/5/2015 / 2434 / / / / /77 / / / / 1 / 0/ \ x ��I / ' x 2462 y // / // / //I / 2395 I 7 / // / / / / ' hir" / imili 8. A PERMANENT UNDERGROUND / l0/ / i _ / 2356 I / / / 191'= 5 © 1 __/ / \ I IRRIGATION SYSTEM WILL BE PROVIDED ,/ / / / / 2500 /�`_•� j /•775'= 19 // I t �. I / / / // / / // / .�i t 2287 / el, 2310. I FOR ALL STREET TREE LAWN AREAS. REVISIONS / ��5 / / / / / 1� Alt 174� / Iit �i �I/ I / / ° / / 7I� /�_�IIm ©190'= 5 / / / / / 1�� / I NO. DATE DESCRIPTION ii 4,624 SF / I i / ��'1 // 1 7,350 SF 9, ALL STREET TREES ARE TO BE INSTALLED / / 2433 / 111/ I / / / / I '� 2357 / 2394 / / / / / / (M WITH A GEO TEXTILE ROOT CONTROL / /� ! x / 2461 I / / / �I I ' / / / / / / v..- I \ SYSTEM PER CITY OF TIGARD DETAIL 2 / / /1 / �. / ,/ I / / / �I� / 1 // / / / / / ) �� zeas. ��OM 23097H- / SHEET L1.05. / / I I 2501 / - ' / I / / / / / I 1 ; 'I / / / / / / ! (III, I �I / / ■ / / �' / I / 226 / / 1 ;4 • 2393 I 1 198 / / 199 / 200 / /201 / /202I 1� 10. SEE CIVIL PLANS FOR TREE I / / / _ IH/ I / 3,705 SF / 2,358 I / ' / / / / I P�._ 1 // PRESERVATION & REMOVAL PLAN. / / 2432 / / / ' I / / / / / / 4,959 SF / 4,500 SF / 4,500 SF, / 4,500 SF / 5,628 SF ( i'1 I g� o - / I x 2460 / ,I I \ `I `� 2289. �i J._ -.1 / / L / I x 1 �I / / / / / \ \ `t II I ��. -1 ` - - - � / , - / ► I / / / I II ,I► 2312 I / / 1 \ \ \ \`II�.�IRR : I 175r \ STREET TREE LEGEND. /I u / 1 (/x 2502 1 / / / I II 2359 9 / / \ \ \ \ J \ 11�/ ---- _ -7,350 SF \ I / /11� / ` 0 �i' / ji 1 III'i 1 ,. � - - - 1 - - - - -\- - - - - � - - ` 1 - --� r N\/ w I _�- / / I 227 I ,_ I KENTUCKY COFFEE TREE ' / 2431 I 1 4 662 SF I 1 �- 2421 - I 2420 2419 �� " 1� �� \ 2307 I x itil -'x ' /2459 1 I II �� 1�� ` �� 0 \ 1 \ - u 1 11 I I 2360 I I �� W �� WA, \ 1 L, \ / -- , - � 1 � 55 sS � IN \\ / \ � -� I �1 _ x2503 I , I 1 ��' .�� 089'=7 Q - - SW BOTANY BAY LANE D ' 7 I I _- 1 ��. ��1 j OilI I 1 I II it iA r �ll� ��®w ��>•� A AWL • W 1I �1KATSURA TREE n I 1 I II _ \ 2404 rr- 2405 2406 `� 2407 2408 2409 - 2410 N� 2411 2412 �, 1./ 2430 W , ' � mi I I 122s I 1 456'- 11 \ \ \ 11 " \ ��\ •2306.1 �., 1 ----- �_ 1� . X-_ 1► Mi" .i - 176' xis J Alr I I x 2458 I 1 3,814 SF! I 4123611 V1'- =W-Vr `W-W �1MI- �r 'rW' V I -- 1 • /� 3V I�� I I I � � - - -V - - � - - - - - � - - - - � �� 7,350 SF 7 / 2504 - i \ \ \ \ \ \v i YELLOWWOOD I v 1 MIMI 1 ,_, 1 / I \ \ Vi 2305.W 1 l \ IV v v 2290i f' 2 / \ VIli - - _ i 1 /, , ,, \ \II \ \ �/ ��3 ��I 1 / 1 \ 1�� JUNE SNOW DOGWOOD /�i \� I \ )4,962 SF \V I if I a I 2390\ . 197 A\ \ 196 195 V 194 \ 193 illit 1 \_ - / _ \ �� ' ►� 1 2505 \ \ 1 ► LLJ I I 6,017 SF \ 4,500 SF \ 4,500 SF` 4,500 SF \ 5,808 SF �'/ W _ - -, � 1 /�� (� x / /\ \ Al I�t I \ \\ \ .\ \\ , \\ II 01 NM .2291 - --- - I \ �I V V 0 I \ \ \ ! Z ��`� 2304. - f 2428 \ \ `1 \ \ \ \ \ WII 1 �, I\ - - _ s _177 - /�-- A „ GOLDENRAIN TREE x iir 1 i-f/ 2456 / \ \ 2389 \ \ \ \ \ 191'- 5 0 4� � ,_,/ 1 7,350 SF1 LLJ1 x \ \I \ 230 I 1 I \ \ \ \ \ \ \ !r- _ �� _ ' -/ W CC) 1 2506 1 I -_ /\ 4,182 SF \ -i ---N ,< , N N \ \ `� 2292 /, I ` - - --' 'x 1 \ \ \ I2364 1 �� 1\92'= 5 \ \ \ - IN/ �1� 2303. / \ il �� 1 ' / II \_ \ \ \ \\ \ \\ -I -Ilii , . 1 - , �� DOVE TREE POLYGON AT s ,. . � _ �L . . 2388 I \ \ V A V�� - -- - AW k.7 Lel 1 / 2455 \ / O \ \ \ I I�� _II / I \ \ \ \ \ Gi►� 22931 a / I, 1 / I \ I .� . I\\ \\ N\ N\ \\ �� '� aN 1 �� ROSHAK RIDGE ( / / 2507 / v 1 ' I\ J 231 \ 2365 �� I \ NN v - �'�� Q� .; _�. \ , ' ' \ 5,410 SF \ 2387' ,188 N,- 1 \ 189 \\ 190 \ 191 192' - - 1- he �I^, 2302.1178 // RAYWOOD ASH I / \ I LJJ A \ i �'�!11► I \ 6,799 SF \\ \ 4,500 SF 4,500 SF 4,500 SF 5,808 SF ��i,i' /z \ _ \ \ 2366 tr) I \ \ \ \ iI`\ 2294 / 7,350 SF- / --\ j)426 1 / 245 it IA I \ I. I 0 \ \ \ \ \ \ PLANTER STRIP TYPICAL: III I /11 Ix1W \ . \ I \ \ \ \ \AREA OF POTENTIAL SOIL 1,�I\1 / % _ / i Oh OREGON WHITE OAK 1 I w \ \ e I \ \\ \\ COMPACTION SEE NOTES - A, 2301 -_ - _ - / / ir \ C/1 I \ \ \ \ 4 AND 5 THIS SHEET._ \ xAP 25°8 - I \ w 232 \ \ I .� \ - - - - - - - - - - - - � I,, _ \ , TREE CANOPY \25 _J � I \ Z 4,089 SF \ 2367 � 11111i 238011111h. iklift E 0 /I \ , ■� � I.. \ i x 2453 U I \� \ N%\VoRjallre 40 W '_ - &�\ � IIWAR . SS I w - �� / I,' I \ H \ \ 352'= 9 30T= 8 O I�1, 2300. --/ _n ,�\ \ I \a \ W ADELAI E LADE _ _ 1� _i1 1179 PLA TI PLAi 2509 N NG N I � I \ \ � `��-w' ' '�� _" �_ ' `" 111, 7 350 SF /L, ��I �`,S NI., �I\ A 233 \ ��e .i� , 2369_� • 2370,� �372 M, •2373-` Elk .W •2376■_ •2377 --_- -�- , c‘i \'R.SLE Q R.S Ev; - , I \ 15,718 sF� \ / 4S__4111._ L�' L Fa �=MOMWM' MM�.IMW�\IM�Gc� �� \ \ \ / 4 - ,� - - - - .TI-_�► N. _ `T ��- - '9•"`� -_ 4 ;9 _ ___ _\ 2295. -- J �„I2510 SS \ SS �% // \ \V \ - - - 411 i / N 3I a �� ` x ' I�S1V� S SI \ \ N\ V \ v�� v\ ,=-3- _ / III . /I� \ v 101' 3 0 -,_ - LLH �� _ \ II J \ \ \ \\ \ \ \ \ \ \ 2296. \�`� 2298.r - - - - _ J / \ LJ \ \ 187 186 \ 185 \ 184 183 \ 182 181 NHII /\ \ \ \ \ \ \. I to/ I 180 / \ \ TRACT"JJ" 4,568 SF \3,738 SF \ 4,643 SF \ 4,610 SF 3,664 SF \ 4,551 SF 4,716 SF--L I /L.- \ ` - ��'� \ \ I 924 ` \ \ \ \ N !-� 7,822 SF / \ O 1 ` , \\ \\ \\ \ \\ ill: 1 \ \ FOR GNETRAL PNT NGS.\\ \ I OPEN SPACE \\ 2297: \ III \ \ \ \\ \ \ \ / � -/IRR.SLEEV' /�� - - - - wN �i _ �, _ _ _ + . \ �\ \ 2014 201_3 2012 2011 2010 2009 2008 2007 2006 2005 2004 2003 2002 2001 2000_ ___ ++ + Pacific \ • ilimi --- _ I ! �iI�!-- �! - - - - - - - `� '��i�\ ��\� r - _ �iiiiii� 11 11 11..11Li,u- i�� .y.. \� \ � - /I�� I �� /��' �� -�� - _ 111 a , - �� / ` SW SUNSHINECOASTET SW SUNSHINECCASTSTREET Community sig - .� �� , �_ - �� -vp�11/09'= 9 v = o�� N =I `_1 ��, vLo 47O'- 12 SS S� �� O /11'STREET 1 SW TOWNSVLLE STREET p .__� � Design WEIMMOMrn f ( / / _ _ 1 1 SD i----� __ �_ - ,.. �,�---- SW BULL MOJNTAIN RD. (C. R. NO. 262) _ _ Ii Ln_ B \ _ - - �., ` ii i ML - /� - v__ - - - IL _` Ai i -- - - _ W -E,, _ [T] 503-941-9484 [F] 503-941-9485 Mill -by -\ \ \ --- „\\.__ ___ _ _ _ _ _ --- - - y 3m O PROJECT NO.: 395-010 /rf ,\\\ SW ROCRHAMRTON LANE. ( \ lr \ +�-� ' ' 0 0 * 4� ��'� _ 1 11111�1��1l / TYPE: PLANNING i \ \ �� \ \\ �� - - - - REVIEWED BY. JJK o ` / i4 \ _ -_ - - 1 SrULL MPUNTAIN RD(C.R-N0.Z62)_ _ _ N o \ \ \ \N I e\\ ,��\ i,1° I o l 0 _ _ _ 4 ot ,. � , •� I SCALE P (i) 40 0 20 40 TREE CANOPY PLAN m N = i 30 1 INCH = 40 FEET • z Ll I / • \I i 11-: I • i \ni 2193L,25t5U 5F I I L,aaU SF i ( 1Iin // /, , ' i� /' / L46/ A63 a/ 2106 jil 1� 2099 _ I x OPEN / I 2049 / 113 I 102 SF �--; 1� 1 I I LJ..� I l V / /Ir / 2495 1 i I /sPACE// / 11 1,106 SF I I��z149 ��1;,/ I 1 I m10 _ / / _ , I\ I / /64 1�1. I I I �1 I 112 I 18748E �I�4 I I 1 ,I I OM ,PIO l l i' [ice /� / / / NOTES: 1,105 SF I �1 31 4 2438 / I / �/ I 1 I t(� 2107 .I 2098 w w / / 1 411; / II I r / 1. SEE SHEET L1.05 FOR TREE CANOPY I \ 2194 Z / / / � \ I 1 65 � 2,880 SF I 2,880 SF I' Q 1 - ► 111 I -r IIS. I 2048 1,104 SF 1874 SF /i1 2148 �\ I I I I III' U / / / / I / I 2466 �ACT!� 6 LEGEND, NOTES AND DETAILS. �� 1� J / / � 14,666AFtillg; , I I I / I 66 Itl�� I0111 �■ II a l l / �� x24961 ��I I / / I I �o I 110 •874 SF Ilk #11,7•141,1 I 1 I �I�� / MATCHLINE SEE SHEET L1 .01 I�h I 3 I< / / 2. SEE SHEET L1.06 FOR TREE CANOPY SOIL mmi • 1 ' 2108 ,� 2097 �/ / rI, I / / yVOLUMES - NOTES, DETAILS AND I I '1". 0 67 ■, " 2195 30 I 5 ( I� / / II I� / TRACT "X" 1 /ti-' I\`I 1 2,880 SF I I 2,880 SF I Iiiii / / 7 // / / x 24371 I / 11 / / 3. EXAMPLES. R:avt, 1 i 1,102 SF ..11� 2147 �I �1, I 1 / A / 111/ �� / / /I 041 SF I■II►' �.I.� I / -12047 I 649'- 16 4�i N I �� , / / / / / ,1�' / I 2465 / / 4. SEE SHEET L2.01 FOR OPEN SPACE AND 1� ( TRACT "L' t� / ^/ / / / / / / �1 109 �11/ n/4 1 X1tl / / / / / 1 2497 TRACT PLANTING PLANS AND SHEET �� I 789 SF lib 789 I / 2109 1 I� ,io96 / / / / / / x I / L2.02 FOR OPEN SPACE DETAILS AND 1,387 SF / ' Ilk / �I of II \t 1 I 68 7;i `� I 29 / 6 II / / / / / / �'�� / �, / // / NOTES. I O 108 1102 SF ��j/'2146 \�'1�, I 2,880 SF 2,880 SF / / 2436 I / / I\ / / 1 / / 411 / / 11111111 1! t /� 1,098 SF / 1 'Fiii / / 0 ■� / / ' , /I / / / 5. SEE SHEET L3.01 FOR WATER QUALITY I4 /\ do '2046 Q / I 69 ��11 � � / / �1 / / / / ji / / z464� I / 2231 107 j / / / 1 2110 11119! 2095 / / / / / /1 / AND STREAM AREA. / 1 I /I / 8748E tl ��i197 / 1 1 I� / i�I / 1,097 SF ,„ �-;, (IL\• / / / / / Ii� / 1 2498 /, / 4221 SF / I \ 101 / 1 I 70 2145 \� 28 7I!j •�' (11/, 796= 20 © �I / x 6. SEE SHEET L4.01 FOR NEIGHBORHOOD I / `� 106 / 874 SF __lil', SII, / / / �� ©/ / / / / ��i / ` / / / PARK. 1 096 SF Oliil / 2,880 SF / / 2,880 SF $ 1 ■ / / 7 ;,/ 111!\ 2045 71 ��II / / / / / �� / / / / 15f/ / / 105 / I 1' 2198 ►.,� 2111 'I� ,2094 / / 2463 / 7. PLANTERS UNDER STREET TREES UNLESS(�� 874 SF �1 / / / V I /v II�►� / / 4 / / / �.� I / POLYGON NW COMPANY II1,380 SF / 72 / �� 2144• ��, / / �� / / / / / �/ �� I / 224 / OTHERWISE NOTED ARE TO BE SEEDED - _ - 1 / / 1�1�' \_,, /1 /� o / / / / I I x 2499 j / / / WITH GRASS SEED SUPREME MIX (LAWN). [T] (360) 695 7700 [F] 360 693 4442 1,102 sF \� IL 127 / 8 M■ �, �, M,�� / T CT DKK" / / ■ f /3,681 SFSEE PLANT LEGEND AND GENERAL WWW.POLYGONHOMES.COM / 1 TRACT ,.W" �, o I / SII 11 I-� / 1 /f- 926ySF , / 1 / / // 2,880 SF / 2,880 SF / / / /1,622 F TRACT"Ivll" I \�� / �' 2199 , / 1 �� 2112 /�1` 2093 \ / I, / GETS FOR ADDITIONAL( / / ( 110 DATE: 3/5/2015 / / INFORMATION. / iiii2Po.44 1 942 S - �� I / / - / / / / 0/ , .7 41 / I / x 2462 I/ / / // l lu 104 I 1111.E TRACT "C" T' A CT 'A" ' / / I / , 1 I � �-- I I � � � / / � / / `, 1-� `1 � / / 8. A PERMANENT UNDERGROUND 11 I I 1 � �� 1,2808E ■ ■ :e �•I� ,sili IIIIIIIIIIVII / AlI�II� ell / i 775'= 19 REVISIONS 1,376 SF / / 2500 / �= IRRIGATION SYSTEM WILL BE PROVIDED• o / ��I �I / �� :. / x/ 1 LL5 I / 103 1 1I I j'/22ooII / I ,1 / �i` 2092 / / / / / / I / /'/ I / / 4624 SF FOR ALL STREET TREE LAWN AREAS. NO. DATE DESCRIPTION I I I 2043 1,090 SF ,. of - . 1 1 I / ` / / I� / / di - - - - 1�2143 ��►� 1 26 I I 9 / / �� / / / / / / /102 J (\�' .._.. o / / 2433 / I / 9. ALL STREET TREES ARE TO BE INSTALLED / I 1�_ / 1,089 SF / TRAC II "N" \1 I, '1`12,880 SF 1 2,880 SF / /0 � �.� /I �� / // / / / /� 1 x ■ / / I 2461 I / / WITH A GEO TEXTILE ROOT CONTROL \ / 1 II / l / / / I�/ I\ �'/ I / 1 YI / 101 ��; (�� I � �I� 2091 / / / / , / / S STEM PER CITY OF TIGARD DETAIL 2 1 Oi� 1,088 sF 173 / 1 I I Qii: / / / / i-104,i 1 xdz501 / i / I / / / / SHEET L1.05. 1 '' 1 I4z �� , I I / / / Y 11 / / / / / / / I / 226 /2042 1,102 SF I♦ 1 \._.� /�� 100 I 25 I I 10 / / / / / / / IlI I I 3,705 SF 10. SEE CIVIL PLANS FOR TREE I I / 1 '�' 1 Io Ilk k ' " 12,880 SF 1 2 880 SF 1�•� ® / I I / 2432 / / / / I I / \ r 1 1imi_ 1,370 SF I v, 74 \� /1'. ' I I I / / I ,11� 2115 /le /',2090 1` / / / / / / iir 1 x ( 2460 I / PRESERVATION & REMOVAL PLAN. I I / M ,r A TRACT"V„ / 874 SF IIS►• /� / / • A 75 ��2141 1� 1 / / / 41 / / / �� / / / � / / /'/ �� x �1�� / / I • I 1 _ 1,1. , ��I, 1 1 r , 502 / / / STREET TREE LEGEND. \,O I ► 874 SF I 1 1 / / / AlU I I I 1 Z i�/ 2041qq I I�� I 24 11 �• / Nig / / / 'I / lll / l� I/ / x l I I1 76 I 1_111. o i2203 � ' I I1� I , 1,479 SF I2116 I874 SF Di,880 SF / / 1 2,880 SF I 1 /I It, 2089 / I I I 243'1 , ' 11 I 4,662 SF I KENTUCKY COFFEE TREE I 1 98 ''2140 \, 1�,� I I I I l 1 xiii I 2459 I I U /='' 1,083 SF I 77 I�1. y_� I / 1 I I / / 1 I x I I ii I - 1 I ► I 1,102 SF \1� '11-1/1 I Y0 M■� 1 I 11 i ! 2040I' 97I 1��/ / 23 I I l I 12 I /I X11 11 / j` I 1 I I 11 2503 lit I I 1 - 1 ' 1 1,081 SF TRACTI"O" I On N Ilin... / 1 / 1 �I� 2088 / 1 I I Ilia Q x I O I I -i I I D l N 1 827 S 1 2,880 SF I 2,880 SF / / • / / I I II I I I I KATSURA TREE I 96 Ii',z139 9`t1�►�I / II I / 1 1 1-I-11/ / I I 1 If 2430 W 228 I I I 78I A 11411, .. I1 x it - I ,-- 1,473 SF I I 1 �� 1�� /� l I III I x 2458 I 3,814 SFI I I 1,102 SF 1 1�1. Air II I / / / ilk2118 4' l / I I 1 ��/ 3 I,1 I W I I 1 II / 2039 1041 i �; I 1' 2205 / / !�\ 2087 / / O/ 12504 W I I �� 1 ,W, ^^ �� 1 798 SF I 79 I /'-, IIS► I 22 d I / 13 / 1 / I I / 11 ■ m I I ` _ I = I \ - YELLOWWOOD / V ,' I 874 SF 1''2138 \ II�IJ I 2,880 SF 2,880 SF / W / / / / ��1 / 1 I N \ I 1 / - 95 1 Irv._.. I / / 1 / W l I W l / I 0 1,470 SF r, 1 80 I A I / �� / I / 2429 V of 1 W \ \ 111 Wo / �, , ! l I l 1 I x 2457I v1 229 \- / / I /\ �� 874 SF . �' 2206II I / / / i1� 2119 Z/t` 2086 I\ I I \ �/ Q x , \ \I I 2038 94 V I 81 I O-\ L"(011 ' I I / / A W 4,962 SF \'' �I `' 1 / I I �I �� I \ \ '3 ' 1( I Z \ I�. JUNE SNOW DOGWOOD I I / \ O 1,076 SF 874 SF I■1',213' • \111f;i 1 21 i I / 14 I I I I I W w / I \ I� \ 2505 \ / 1 93 I I 2,880 SF 1 2,880 SF( I O^ Z \ \ I I x I, vw I / 1 - � ► 82 I x!1111, �C it„ ' , / / / / , / �' H i�� o , / / ; A , 1 , / I \ / I I 1,075 SF I1102 SF ' ,,� 2207 �� 2120 JIB 2085 N / / / \L 1 1v I ,,• I Lf�r� ��Il�uu / / J / / v 1 x 2428 \ /x24 a- rvQTRACTP' / ` I / / / I / l l l I ` 'W \ \I 230 „ GOLDENRAIN TREE I / 1 / V if 1L, 20 15/ / m I / l- `� / 4182 SF \U. 'x �` � TRACT ..T.. I I 1 'Ill1 / / 1 / I I / /M■ /MI / / NEIGHBORHOOI#111 ■ \' 2506 It / \1 / , , 1 4/ 0, 1 2;880 SF / I 2,88°SF / 1 2121 , 2084 PARK I ,`\ \ P0LYG0N AT I I 83 - / 1 / 1Ix 1 1 \1I I I 793 SFI 1,102 SF 1 �l� (I'!�izos / 11k I / I I � I \ \ 1 ,� 91 ► ►I . ' / It Q / / A A \ �- � DOVE TREE I ,\ , ► I 84 (,1',2135 `�'�yl l I I / / / U - 1 2427 (/� \ � I \ \ V I \ �� 2036 1,461 SF �I 874 SF A� I / O / / 1 2VAROSHAK RIDGE I • I! I 19 / / / 16 1 � Irf%■■ }I / / 0. 0 . I , I \ \231 \, 11 I I / I / 4I` 2122 �, ■FTEKEr ��• _ ( i I / ' I - ' rY 1111 � F I kit, " ral2209 2,880 SF / 2,880 SF �\ tJ') �� 2083 1 ILI I 1 2507 3', \ 5,410 SF \ 1,070 s 1 874 SF I I ' / / / I ■1 \�\\� I 3 I \ \ I �\ \ RAYWOOD ASH LV I wi 2134 0� , �- �� I / \ I V A / 89 / 86 11.►� �, ��►, r / r �� I 1 _ AZ .i / •R.SL 1 I \ ► 1G. 0 651'= 16 1 / I / / • - v / 2426 I \ / ` it: 035 1,069 SF -874 SF 111/ �� 1 / v- �i-,�i / / / iI417 ,�� ■► �. 1� ,. L.. / i x I 1 2454 \ 88 I 87 I III�,�z210 1 18 17 �� 2082 ■�1 ��1! I ■/ x \ / l/ I / / / / ■I I s gyp; �� I , IV A OREGON WHITE OAK 1,456 SF `" 0I 1,102 SF IRR. EEVE'�Jk,� / 3,238 SF / / / 3,238 SF / I 1 / / ■L� I AL, I \ 2508 II - ' I \ �� 232 \ \ / / IP TREE CANOPY ., J - -L - - - / p,- ■1 �i■im I I I x \ / \ �- _ i TRAC - �^ A��_ �� _ �_�� A� AW �i �I I ■ \� / 3 I \ 4,089 SF 4 - --2132 �, 2131 ° 2130 / ��, Q r �- -� �- / / 2080 ■�J��■� \ I� \4 I �II& / t2,34 1 ` nom. * / -. ` ■*,■m■rl+. / I \ I \ \`m -�� _ / 2425 I / -jmi-pi._..._._w/m_j�� PLAN ER STRIP TYPICAL: l El MUME� I x I \ \ 2453 \ \ N, ! AREA OF POTENTIAL SOIL / �J_41 I•rrr�• \ V I 1 x w \ I / g'-', lhorrrMIWWANK . Nur r _^' S, COMPACTION-SEE NOTES �� kc NW W - / �'/ I I \ \ \ N \ I I I �/ GI. 11 / Qi 162'= 4 4AN� 5T SSHEET. SW RO KHAMPT N LANE Q191 = 5 0 ■■ Sitz ss s5 -1_, ,1\ 2509 \ 11 \ \ PLANTING PLAN 1 / .^'. I- w � kmii► 4m► So �_�� AV ' , ��Ir. �� _ �I11 T„ .,I ■�. ��I �` 1 1 \ I \ I (� / ` 2066 k 2067ar, 2068 2069 2070 _� 2071 MW _ 2072 2073___ 2074 2075--Z 2076 -_ 2077_� 22078 / 2079 '�■I� OS �� _.gyp 718 E, I ' 12033- mip.'!-�IrlaM. !' !JWh'�M=LIIM!J�W ` �IF !I P'1.'�'Ni�-� j] _r �_ x \R.ssle �iQi�� -,, , I\ \� 5,718 SF \\ 1 I I I �� 2424 R \ 6 \x I i � I I I IN ,-,,am.,.- I 7 I I I �� / // l / / I I I 1 / v I / I Iss \ ss\ 1o I I 1 1 1 1 / / / / / I I 1 / l 1 / 1 j7A SiIC Sg I I I �� / / l l l 1 / l 1 l I M. ,_- I� I 11 1 / / / / l l I I 1 1 1 / 2423 \ \ w I I I I I '\ / / / / I l / I I I I x )ll ( \ \ I I 1 / ✓ / l l l I / i 235 234 / \ \ I 3 ( 1 1 10.1 244 243 / 242 / 241 / 240 / / 239 / / 238 I `237 / / 236 1 /3,878 SF / / 4,678 SF / fr- 111 \ \ \\o ► 5,005 SF /3,970 SF 4,933 SF / 4,900 SF / 3,896 SF/ 4,841 SF / 3,849 SF 1 4,782 SF / 4,749 SF / / I TRACT"JJ" \ \ I I 2031 ' / / / I 1 ' / � \ \\ o I / / / / / / I 1 / / /;/ \ 9,424 . 1 \ I 1 I `' / / / / / ' / / / / / / / 1 12422 / \ \\ I \ OPEN SF I I I IM IBJ // / / / _/ / / 1 I 1 1 / / ,� \ I I f � / / / / 0 562 14 / / / 0 461 - 12 I I I / -� - -/' ��/ / -- � -- w �/ .,x I 1 `_//_/_ - - - 7/ - - - /- - - - - t - - - - T - - - - f- -I- I r 1 _�/ 1 _ _ _ Pacific / / .1 �\ ii�� 1_ �1_ ... 1 �.� i�1 2016 4/ / / / \\ \ - w , / x �- _ -SW _ = Community A 2030 2029 2028 2027 20267 - 2025�� 2024 �2023� 2022 • 2021,. •2020.• 2019._ •2018. 2017�� - _ - - _ = - _-- - t T \ - • •_ zI •_ I • - 1 • I • l■I I • - • I I I I 4E/ \ \\ ��\. SI1111EI�ST STREET 111_■�__ �11R,■ \\� Comm �y � I I • ► , I Irl I�. O \ ��-ice a_S-„.a-r�� N. \ \` I `_J \ �i/�i �1 1■ i,/■ ■_,mimic ��.� � 1►�s-r� ��s�r�� _ sLiti I------ i Design ■ SW BULL M• AiD ''''...:----10, •,. � __ _ _ - - -O. SW TOWNSVILLE STREET LL STREET lm' El Til=li=i1 = Ill ��1��1 \�V1��1NAIMI=At IMMIMA�/IM�»��\11 11��11r�J l� 1� II■��i�i �1 I I■ ZONE R12 - w_ �- �� _V �� „�1� _ _ 4A.M. ; ;0 jr I 1 ��■�■� ■ [T] 503-941-9484 [F] 503-941-9485 isi --_4.1• - • _. _-_ - - _��_ -__-_ __--_-��..��._��[�] �\. i�<�� .�_r I �r� � \\-\ ��// L � � �'in�ii��° 111 .raNV BAv LANE ■ N I o� , , 1� / //jai h;�,i %i i //t,;-11 1 e ] ■ _ /� / / 1 %, %..,;..% r��1� ■ PROJECT NO.: 395-010 / / / = '1` /V AIS J//./� 11_\\ DEUIDE UNE • ��/// TYPE: PLANNING 1 / / - - // / /- - / / / / `` _ / / / II\\\ / \II'it4. \ r \ \ 7\ \ WBULL MOUNTAIN RO IC.R N0.3621 REVIEWED BY: JJK cp 1:' 1 nil l / / / / /7 7 �: / / / -- 7 / / ,--- / / \ --- '11 O 1 / - 7 , / / . x x ifi x ,t",,. / 1� I r I / / / �� // / / / I l \\ \__ _ N �> SCALE 1 / / / / S / ,/ / I \ \ -- ,�� 1�' N./• \ \ 40 0 20 40 o ! I I i l / / i / . .' / . ,. (i) o O TREE CANOPY PLAN im 1 INCH = 40 FEET z • PLANTING LEGEND NATIVE STREET TREES - LARGE NOTES: SYMBOL CODE QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION 1. PLANTERS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). / ' "GROW STRAIGHT" TREE TIES \ FP KC 85 KENTUCKY COFFEE TREE / GYMNOCLADUS DIOICUS: 2" CAL., B&B LAWN (SEEDED) GALV STEEL WIRE; LOOSE i PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. TO ALLOW 4" OF MOVEMENT RATE: 8 LBS/1000 SQUARE FEET. 4 IN ALL DIRECTIONS STREET TREES - MEDIUM Rl��AA�� Tevtace SYMBOL CODE QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION 2. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS ArtFINISH GRADE Wv�' MULCH AS SPECIFIED iv Ali— � 3. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED KEEP MULCH CLEAR \ CUT AND REMOVE TWINE, KA 84 KATSURA TREE/ CERCIDIPHYLLUM JAPONICA. 2 CAL., B&B WITHIN 5 FEET OF ANY HARD SURFACE PAVING OR UTILITY BOX. SEE DETAIL 2 SHEET L1.05. OF TRUNK BASE BURLAP, AND WIRE BASKET 1 FROM TOP AND SIDES OF WI ,— 4. ALL PLANTER STRIPS ARE AREAS OF POTENTIAL SOIL COMPACTION, LIMITING TREE GROWTH. IF SOIL CONDITION OCCURS2ROOTBALL. I �- BACKHOE TURNING SHOULD BE USED TO LOOSEN THE SOIL. SET 8' WOOD STAKES /11. 16111 OUTSIDE ROOTBALL YW 60 YELLOWWOOD / CLADRASTIS KENTUCKIA: 2" CAL., B&B ON WINDWARD AXIS 3 UNDER FIRST LIMBS OR 5' HIGH. 5. BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR (REMOVE AFTER ONE YEAR) A _, WHICH EVER IS LOWEST. ESCS (EXPANDED SHALE/CALCINE CLAY)AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE \ _1 N OA DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTOIiII �' III_GE BACKFILL SOIL z _ - C°z NOTE: JD 77 JUNE SNOW DOGWOOD / CORNUS CONTROVERSA 'JUNE SNOW': 2" CAL., B&B TREES 111, OF LARGE AV NG SO AS OOT TO UNDERMINSELY OE THE PAVINRATE THE G SUB--BASEL EHAND NT. TIURNIING MAN A YBEEE ONECF OE NECESSARY ALONMPACTED GTHE EDGE AT THE DOF —III_ f I_I I O w LESS THAN ESTAKE ALL VERGREEN DO NOT STAKE POLYGON NW COMPANY PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPRED o —III- __ III- �`�o VINE MAPLES. TREES 1 1/2" CALIPER 93-444 I I 1= I— I I I I I I AND LESS SHALL BE STAKED WITH A [T] (360) 695-7700 [F] 360-6 2 ,� TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL ' GR 86 GOLDENRAIN TREE / KOELREUTERIA PANICULATA: 2" CAL., B&B TEXTURE SUITABLE TO FINE GRADE. co \ I -111=111E1 I SINGLE WOOD STAKE UNLESS WWW.POLYGONHOMES.COM —III— 1 l_ OTHERWISE SPECIFIED. DATE: 3/5/2015 DIAMETER OF / ROOTBALL + 12" , DOX)— 49 DOVE TREE / DAVIDIA INVOLUCRATA: 2" CAL., B&B GENERAL NOTES: LANDSCAPE PLAN REVISIONS 1. THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO TREE STAKING DETAIL NO. DATE DESCRIPTION CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL 0— RA 45 RAYWOOD ASH / FRAXINUS OXYCARPA 'RAYWOOD': 2" CAL., B&B EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SCALE. N. TS SERVICE 72 HOURS PRIOR TO CONSTRUCTION. NATIVE STREET TREES - LARGE 2. THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK SYMBOL CODE QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. /•1 WO 38 OREGON WHITE OAK/ QUERCUS GARRYANA: 2" CAL., B&B 3. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. 1011, 4. ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE. GROUND COVER 5. BED EDGE TO BE NO LESS THAN 12"AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. SIZE AND DESCRIPTION: STAKES LAWN (SEEDED) 6. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. TREE TIE PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. TREE TRUNK RATE: 8 LBS/1000 SQUARE FEET. 7. CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND GEO TEXTILE ROOT CONTROL MULCH CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. SYSTEM 2" BELOW SURFACE - 36" 8. QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT DEEP (BOTH SIDES) SIDEWALK GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE 1 / / / / / / / / / , / / / / / / / / / 1 NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL STREET TREES BY STREET FRONTAGES QUANTITY SHALL GOVERN FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES 9. COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. PLANTER STRIP OA 1,287' / 40 = 32 TREES 0979 / 40 = 24 TREES WIDTH VARIES 2' 1 4. . 1 . 10. WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY BO 1,140' / 40 = 29 TREES 0795' / 40 = 20 TREES TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. © 1,757' / 40 = 44 TREES 0775' / 40 = 19 TREES / / / / / / / / / / / / / / / / / / / / / / I 11. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY CURB ® 1691' / 40 = 42 TREES ©1023' / 40 = 26 TREES ODR TO ADJUST TREE LOCATIONS. GUTTER H E 1114' / 40 = 28 TREES 0 12. LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND STREET POLYGON AT O O WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE 5 -0 STREET i FRO FO 1685' / 40 = 42 TREES DENT TIER NTAGE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER. ROS HAK RI DG E hw 10'-0" © 142' / 40 = 4 TREES 13. REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. HO 1,117' / 40 = 28 TREES K 14. BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TREE PLANTER AND BARRIER DETAIL 0 1,304' / 40 = 33 TREES9 TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER1 FOR TREES WITHIN RIGHT OF WAY 2� '_- MANUFACTURER'S RECOMMENDATION. © 1,858' / 40 = 46 TREES " O TREE CANOPY LREQUIRED 15. GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NOSCALE. N. TSL3 OKO 939 / 40 = 23 TREES FRONTAGE LENGTH STREET FOLIAGE COVERED. • TREE QUANTITY a) LENGTH/40 16. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE TOE ARCHITECT PRIOR INSTALLATION. PLANT N TOTAL = 417 REQUIRED TREES WITH THE DRAWINGS AND SPECIFICATIONS MAY BEIREJECTED BY THE LANDSCAPEARCHT ECT VAT NO COST TOT THE LEGEND, DETAILS CNI OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE Et NOTES o STATEMENT: DRAWINGS. i, KAREN E. LANKFORD,ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE 17. ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND o REQUIREMENTS IN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL. INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. KAREN E. LANKFORD 18. ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT o REGISTERED LANDSCAPE ARCHITECT#369 RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. J LU w 2 ,i) flititit) • ,0)3 3 0 0 0 0 Pacific w F-• W F Community Design P [T] 503-941-9484 [F] 503-941-9485 LU v) a o PROJECT NO.: 395-010 o TYPE: PLANNING co i REVIEWED BY: JJK CE 2 0 0 i 0 0 rn CO O L1 . 05 05 Z STANDARD COVERED SOIL VOLUME SPECIFICATIONS REMOVAL, STORING AND AMENDED 1. PART 1. COVERED SOIL MATERIALS II SOILS FOR PLANTED AREAS: A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES: 1 CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND EXCAVATE TO A DEPTH OF 36 1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1 SLOPEPr 2. LOAM/ORGANIC TOPSOIL OR SHORE EDGES TO PREVENT UNDERMINING OF 3. SOIL BINDER SUCH AS "STABILIZER" cf VEHICLE LOAD AREAS AND TO PROVIDE A SLOPED 4. WATER El _i PROFILE TRANSITION BETWEEN SOIL TYPES AND 3: ''•'r - STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL ai PART 2. PROPORTIONS OF COVERED SOIL MATERIALS '` ,J" � '' } STOCKPILE EXCAVATED TOPSOIL IN APPROVED AREA j71A� TehhcA.Ce, •�; ''} c4 r., roPFCAI KAMF14*IMF OFF SITE. WVa, A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS: ,� =';','r.. tri LL ',,,AkI. .x,�; , I EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL MATERIAL AMOUNT FOR 1 CY AMOUNT FOR 4.6 CY .. 7 4,. " ;. rte.• `r. BE DETERMINED BY THE LANDSCAPE ARCHITECT AND •a =� APPROVED BY THE CITY ARBORIST. SOIL MIXING SHALL OF COVERED SOIL OF COVERED SOIL ,-.;0 • '' a - BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD. MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN 't YARDMI TV LrsNCSS 4F'F[�FRONT A FRIABLE CONDITION ONLY DAMP AND NOT MUDDY CRUSHED ROCK 23.2 CUBIC FEET 4 CUBIC YARDS .' YARD m a ,4 4' -', "•; •s )' WITH ADEQUATE MOISTURE TO BREAK INTO CLODS fijj"\41 TOPSOIL 5.9 CUBIC FEET 1 CUBIC YARD . A. WHEN TURNED AND WILL NOT LEAVE A MUD STAIN ON THE AND PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL BINDER 13.7 CUBIC FEET 4 POUNDS 1-..—VARIES—.- o SOIL TO THE CITY PRIOR TO INSTALLATION. POLYGON NW COMPANY lin BLENDED SOIL T (360) 6 00 [F] 60-6 2 WATER 1.6 GALLON 46 GALLONS ROOT BARRIER PER MANUFACTURER'S _,, r I BLENDED SOIL PLACEMENT AND COMPACTION: 95-773 93-444 _ 9PFt IFIr:ATklr,l _ Ht c'�i �'tiRf�1F.4 PPR WWW.POLYGONHOMES.COM 1 3'MIN. I h71R7'JLIr °•_URrR,S IA° //VII I SPE';r11CATIONS SOIL SHALL BE FRIABLE WHEN PLACED AND DATE: 3/5/2015 B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER d� f 1WA I EE DETAIL 1 AND 2 COMPACTED. PLACE SOIL IN LAYERS OF NOT MORE SHEET L1.05. DO NOT ALLOW THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2" CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE _ C_\ __ I F II ROOT BARRIER TO BLOCK ROOT COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO REVISIONS DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED SHALL I PATH BE DETERMINED DURING MIXING. " .'10, ' ;p04 I s 80-85% MAXIMUM DRY DENSITY AS MEASURED BY THE NO. DATE DESCRIPTION a e STREET PROCTOR TEST OR AS APPROVED FOR SPECIFIC IIS I. "I I 1I^� •• a � :nr �' ill:Air I BLENDED SOIL MIXES. PART 3. COVERED SOIL MIXING PROCEDURES 0— I Ii r' a I�i�+� +��+* 0+'�+! E --Ili �� LU �s I 4 f� w.� G ° ` 1 I "O'a't:II ,.}St:I?. �] �. a• rt ,°n o \ \ � — �� — II .I. .I I :_- 16y.IJME ROOT PATH / 51't7�E'4'��LLIti A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END -tip o . •-°o'° °�°°�'�° yy I II !II= MINIMUM WIDTH 3°1 _$,°Ill . -8+6.M_'4 �- �ll�RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES THAT I -'i ill-r= w11 l1-f' 111 �` s- I1'WILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE AND r I-" II M I I 1I I I I�I — QUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH. I DRIVEMA'— SIDEWALK B. START WITH HALF OF THE CRUSHED ROCK MATERIAL. COVERED,S6IL VOLUME ROOT.ATH DF 4INAGE PER Crr'SF'ECIFIC; TIONS CC. ADD ALL OF THE TOPSOIL MATERIAL. r�alr'rsGTtD suer� E —RIGHT OF WAY WIDTH VARIES—.1 I • D. ADD THE SOIL BINDER. E. ADD HALF OF THE ESTIMATED WATER. PROFILE m m O F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL. o G. MIX THE MATERIAL TOGETHER. - - -RIGHT OF WAY WIDTI,',',r+.11 ES H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARY -.. -c-U1 WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS STREET TREE COVERED SOIL DETAI 1STREET TREE COVERED SOIL PLAN 2 \\ AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER. I. STOP ADDING WATER AND MIXING WHEN THERE ISA MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE SCALE. N. TS 1 0 $ PLAN SCALE. N.T S 1 06 TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED ROCK SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED CRUSHED ROCK IN THE MIXTURE. I ' I \ — I J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE ,fit"'// i \ TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE I - DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK. I I r /LANDSCAPE ' \ PART 4. PLACEMENT OF COVERED SOIL I BUILDING ; FRONT YARD 36 _ _ ;� A 2367 POLYGON AT A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO NOT I 0i STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL TO - r - - - -- - - - - I I ROSHAK RIDGE DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT. B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE ARCHITECT AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS INCORRECT -- - - -- - - SWADELAIDE LANE GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNING \ L , ..i' PLACEMENT OF COVERED SOIL. \ / \ , LANDSCAPE / \ C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED. SUB-GRADE \ SIDE YARD I\ / \ ROOT PATH COVERED TREE CANOPY ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL CONSTRUCTION \ I / \ \ SOIL VOLUME WIDTH = 3' DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND \ I / \ PLANTER STRIP AREA COMPACT TO THE REQUIRED SUB-GRADE COMPACTION. \ BUILDING ; / \ 0 \ / \\ E D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH LIFT TO / \ �� a THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT \\ ; / DRIVEWAY \ /' SOIL VOLUMES GSI EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY. \ Lo TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL THAT _ \ -_ I \ S WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE OF \\ i i \\\ OF�q<tZ236-8 7— / o THE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OF 1 AT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED. \\ i I \\ **4 '' 2369 N I N 414\ I LANDSCAPE No E. BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELY \ Jj I PROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC OR N\ _ FRONT YARD \ / / 1 /PLYWOOD. i, /P00,,„ __ N / / 30 _ _ I \ _ / ,_ _ ., , .= •-•-.1 ... a \ �� 4 a \ _ ./,-- / LANDSCAPE • I LJ \ LANDSCAPE FRONT YARD / + 1 1 J I i i I I I i i Jy■�J11 Pacific \ FRONT YARD DRIVEWAY WSUNSHINECOAST RE WSUNSHINECUSTSTREE w OPEN SPACE / 8111111 I Community \ a4 L�� I - - - Design \ / / otnJ gOWNSVILLESTREET SW TOWNSVIlESTREET �.n LIMIT OF AVAILABLE SOIL L ; GoLNCOAnAEImm(50' RADIUS) - TYP. � I G i _ [T] 503-941-9484 [F] 503-941-9485 I 1 � aa° 4 J a"' / N, ' �� — " I o 4 / I I I SW BOTANY BAV LANE a a 4 4 Iim ii 3 m r'-_ _ PROJECT NO.: 395-010 a 4 I I I I SW ROCKHAMPTON LANE. W ADELAIDE LANE , . o LANDSCAPE - �1��1�1��1� TYPE: PLANNING BUILDINGI I / i OPEN SPACE I / i REVIEWED BY: JJK � I p i 4 I a LANDSCAPEI -- -- I o SIDE YARD i _ _ _ - - _ _ SCALE 0 10 0 5 10 (i) _—_—_l o O SOIL VOLUME EXAMPLE 1 INCH 10 FEETLl PROPOSED TREES - NO. 2367 - 2368 & 2469 • 06 z - - ' III i i I OPEN SPACE PLANTING LEGEND: Ih1 f\\\I I STREET TREES 1 \ F „/ 1 / \ \ 1 IL1.01-L1.04 1 / // \> l 1 I I ) ) 1 / I I I I I I I I I I I I \ \ 1 I � / /////k////)/ if1 VEGETATED CORRIDOR /� \ 0 EGETAED CORRIDOR a I I j A f r�/ � ��/„� , KENTUCKY COFFEE TREE AU 0,1 - -_ / _ EGETATED CORRIDOR / , ,, ./ . 70 Aim, mdkm.-� - / / MITIGATION AREA ' GOLDENRAIN TREE _ ,,s , MITIGATION AREA ��.�_��..; r i0 '.� SEE SHEET L .01 ��/ I Rpelt, -` + `/� 61./ ��•� , /� /�% ,dol` �II� _�� // - - KATSURA TREE\ ! � • "SEE SHEET L3.01 1` ' / ••`=o4 _ .�_�.:�_- / / \ ' /� ;�I '� DOVE TREle/mace - ( I 1 i 1,1 .4 -// ill / mei I / I ,,�i, / �'� ••' 4\\ \ �y11 I i % -_��i- / ' �a Q I / , �� / ,<✓��, ELLOWWOOD RAYWOOD ASH m - ..\ ilk �� ., // I \ IW� 1, ,IIS �,,� � � � � / � ,, � w ,.. � / � � i /�j �� - �i / // 1,'''� ,01:0 , r ,/ / / j / / / Alj 1 I I IIIill ��Ity JUNE SNOW DOGWOOD �� OREGON WHITE OAK I I I 0 ,,16P/ / < / ,/ 1 \ \ 41010 lii \ ,II / I IIIrilik41 11 Ili , , riETENTION POND , �� I \ \ \ � 1 I I' g o /AND WATER ' / I \ '`' 0 \ \ 1111111111 i II I I I q I �/QUALITY SWALE , / �-� L I \ I ( '�� !5 \ , 1 ' I I I0— SHADE TREES RED SUNSET MAPLE/ Acer rubrum 'Franksred' / EE SHE T L3.01 / / \ \ 1 .i > $1 �� I k 2' CAL. EMERALD VASE LACEBARK ELM / Ulmus parvifolia 'Emerald Vase' �� ({ �li�/�� i i� ,� / ,/ / / / .ti\ I \ �� ► )�` I ENGLISH OAK/ Quercus robur I 1�,1 ,II' , , // / I ,- , Ill v \ POLYGON NW COMPANY' ‘', ///// ///� G'3��cn `. -■ -'.:. •,��..1-..„�wv-'"-.�:.�r-.,wv-.. .w. .i-i:��r -, WHITE OAK/ Quercus alba II j` it, ' / , l , ,C�\ � �� \ ,- r►' I► �_■■� ��s. �� i��.■��c��■c��1 1, I / Q 60 6 00 [F] 60-6 2 I ` i -- �_ S „, 1 ,� .,I .� 1 I RED OAK Quercus rubra [T] (3 ) 95-77 3 93-444 11 IN \ // // S. �� \�i 0r,� ��` \ \ MY V MY \M►s wr M MIV Mr MI.yr my m►r my 1� n41)/ / / . VW& �� *MI �� r \ SW SU SHINE CIAST SPE \ \ \ ►�� < 1 I AMERICAN HOPHORNBEAM / Ostrya virginiana WWW.POLYGONHOMES.COM \ �� SW SUNSHINE COA T STREET �� , �r 4. .k%AWA , �� AW�� A� 41& �� 4� .4 �\. A BLOODGOOD LONDON PLANETREE - Platanus acerifolia 'Bloodgood' Mit IhN I� I I I� ��, k� �._��. 1I. .: ��. a�.- ��.��i.�.��:� -�.��_. -__�_. •�• i I I g i i (04, i► i. i► rApi.�7�,"z,a•.�� — 4-1#1 4-rg��:�I.�s_�1 _r--a.�l�=:==t1�, ai _.- - � ��..��i�=•'?:c .14 „ �' �:.1:;'70`:,x; DATE: 3/5/2015 V f / 4 i4--jr,-_,- / / SMALL ORNAMENTAL TREES CHINESE REDBUD/ Cercis chinensis: 2 Cal., B&B M A wi' / l / / / �'� \ CAPITAL SELECT FLOWERING PEAR P rus caller ane 'Capital' 2” Cal., B&B / / ��► /�� \ \ 2” CAL. „ REVISIONS I z IJo �ge ydlk - �1 �I / / \ l Y Y p • �f► / /" 7/ �, ;::' 1r / / / / / 1'I�I/ 4"I /--- \ BLIREIANA PLUM / Prunus x blireiana. 2 Cal. B&B �� t / � � / / / 1I►�� / ) \ CHINESE KOUSA DOGWOOD/ Cornus kousa chinensis : 2 Cal., B&B/ I =Ilk '�'�� / / 1�d / / / // / / / ,/ j!!O 4 ,/ , - _ JAPANESE MAPLE / ACER PALMATUM : 8' HT. NO. DATE DESCRIPTION O / / / / / IIII / YOSHINO FLOWERING CHERRY/ PRUNUS X YEDOENSIS: 2 CAL., B&B / \I r1 I 1 � , ' )w y,,:_ `al � � 41'I / / / / "OI 1i - / , ' - I 11� ~ / / �� / / / / / / / 1tld�/ X11 / / - G- NATIVE TREES IN NATIVE BIGLEAF MAPLE/ Acer macrophyllum: 3' Ht., 1 NOV,7,, ' i-,,, LI7SDJ,`7f%Iw•G�tti Q I►�� / / / 1 4/ / / / -.oh.V 11; a1�ii / �� PLANTING AREAS - 3 HT. / BLACK HAWTHORNE Cratae us dou lasii: 3' Ht. I • I10 '�. 1f a / / m �' / ,�A / , , , , / ' -4 7:::47---1 / // / 11.11100LI� wrj�. / / SPACING VARIES PACIFIC DOGWOOD / Cornus nuttallii: 3' Ht., / Irl fli SLI / / / IE4M / ��I / / / elm, / _ AR EVERGREEN TREES I1h�: , ,1 /III _. / 1++1i. / .._ ___//,.._ _./_.__ .._ ___/ _,,.,_ _./_�.._ ___ �.. >1�►11 / / COLUMN DOUGLAS FIR/ Pseudotsuga menziesii 8' Ht., B&B '%�� __._ •_.__ / / / -�� „ 8' HGT. WESTERN WHITE PINE / Pinus monticola: 8' Ht., B&B / ,I ��j f�, ,' ,�f(�jJ / �` w41' �+■ i►�i■.�i�.�,■�■��.>.��.� / ,& ,_ �� .�3r��•��z�� ' • i��.z.A_ _ow �� Z , / / ` WESTERN RED CEDAR/Thuja Plicate 83 Ht. / 1 11"'� '/''i''0'' I / t A� 4 V41Pr V4 V,,1A V4 V4 V'1'V4 '+w / V4 V4��V41/ 74 V4i4F V.4�e/ V4If94' V4 3,1`•4 TIEP•i4 V �'V �' /— � ,. ,I ` "- / SW TOWNSVILLE STREET / / / / / / / SW TOWNSVILLE STREET / /'1Ii - // �, i LELAND CYPRESS / CUPRESSOCYPARIS LEYLANDII: 8-10 HT., B&B ( 11114.. '`'',�' /_ AVi..AVi��lfi� .� *V ��_�V / aVi. /n�i� �'Ii.�Ci� AV, NVi�A1i. ��i,.a:i_ 1Mi..�'Ii��: AVi / / PYRAMIDAL ATLAS CEDAR/ CEDRUS ATLANTICA 'FASTIGIATA' / / ttl .� 't��'Z�AL ATIA E,AVA l■►'Z•Ai ArfrIi7�i�al4.1" e'oti�'Z p 1�/ / i 4,,.. . A,1,� ��- .ICI■.. rIAaaJ7I /�.' .'�../.Ir_I.rmr.FAvrarr. .iI i7i, �r k.►.� �+ / . / ...-- i 1 VW:V5'Y' ' �` '''' II''""':'' /cm/ �- a�1; / INCENSE CEDAR/ Calocedrus decurrens / / / r .,�1 / / �� 1�:/ / l / / / / / / / '// / // / //`�► / /// COLUMNAR EASTERN WHITE PINE/ Pinus strobus fastigiate I� 1�$ I� �ri iitgirm r•--- ‘_r � �/ / / / abliiiQ / / �,, ��1 / ,/ / / / / / // 1" �iil/// / IIIA �� / / �, /w sia /,';' / / / / / / / ORNAMENTAL GRASSES AND DWARF FOUNTAIN GRASS/Pennisetum alopecuroides ' Hamlen' V :% / / �) / / Jw1,l� / ��/ / / / / / / `�► �� / �/ BLUE OAT GRASS Helictotrichon sem ervirens II I �� , / �� ■M / tiat / �� / / / / / // // / / / / / // 1�n1� /�� / / GROUNDCOVERS / p1 I / / Z ` / / , +�� / / / / / / / / / � / / PURPLE FOUNTAIN GRASS/PENNISETUM SETACEUM RUBRUMII# / - _ �Q� / / •� / M`� 0117,--'7-",,/- AND SMALL ORNAMENTAL I' (,r �ti �- i at I / p ,�` / '� ■/ t �� / / / / / /;.�► MASSACHUSETTS KINNIKINICK / ARCTOSTAPHYLOS UVA URSI MASS. I I/ ',/ ,I. �Q �1 - Iii ‘.4, �►w' / / / / SHRUBS 1 " - ` ) I I 1 �y 'I' e►. / / / / / v / BEARBERRY COTONEASTER/ COTONEASTER DAMMERI / �, 't ,7! / / / / / / / �� / �. / / / / 1 2 GAL. ,. I �Y` / a'► /% / / / / / �� SCARLET MEIDILAND ROSE ROSA MEIDILAND MEIKROTAL 1 l I I •:► •0" Iii I a /�r 1. /49 °40 /` , / I / / / / / / / / / �'lle /� // /i DAVID VIBURNUM / VIBURNUM DAVIDII • ►. / / / / ISANTI REDOSER DOGWOOD CORNUS SERICEA ISANTI J� �111� I I I I /614,111 \ , ��1+i ,-.4! i., // / / / / //i/// / /pi M ' 1 lijoin I ;� it 1 � 11, / ; 1i'1 v / / / / / / / //// !��I� 1�1 / /i/ COMPACT JAPANESE HOLLY/ ILEX CRENATA COMPACTAI I I I 1 1 ' 41 ��, P'I_ / �; � � / /// / / / / // / // /// / / fr �I,:II • / // / 'CRIMSON PYGMY' BARBERRY/ BERBERIS THUNBERGII 'CRIMSON PYGMY' 4 , i r�y,,,,,�', ;'', _ ,— —) I I I I 1�I /1,1! , a / �0 ` / ��. : 0 / . — - , -- -- 1I / / OMNI '!� .. �1 i'. / / iaac��.....i�..��r.��.�n�.�►s.r��► �I1 / / AZALEA VARIES 1 .'' ''A z - - I 4 / / ! �r:41111��lt}..T- .--"o111111111rig EMOV it" -- III BOX CULVERT / ► / EXISTING STORM (1,,) I i `��AT M=VA�1WA Ar��X��:'itir �`�AMo�4, '��zardp �. IrilLWZIME7 op , RAI OUTLET / .. .. „ ........_._ . II - _Rte_1 iii_- n 4. ,.--,/f �jC'' JJJ ,7"` Oma;♦�� 1 ♦,�J♦ f / / / / VEGETATED ��+ice=��r VEGETATED // '` •♦♦� i \A ,♦•�•��'+� R:Wen., °Ire/Mare k ,r// _ -i- CORRIDOR/MITIGATION / CORRIDOR/MITIGATION , C-,� .O•. - 40 . / / / / ,� � AREA ye// / / DETENTION ), 11.!, RECONSTRUCTED RECONSTRUCTED / / ^• / / / / / / POND AND / t / STREAM CHANNEL STREAM CHANNEL / / / •• f t / .•� / / / WATER t FP, 1 / // / / / QUALITY / ii NEW LANDSCAPING TO BE Tii,:,4: / / , SWALE A + IL I / / / 1+ ADDED TO VACATED WATER ,.7.�I I le' ' *4‘41 % iv/ // / / •.O `/ / / / + QUALITY SWALE AREA. � ;:ISTING WATER / / / /,, � 1/ / / /1: %pip j�1 / .� / I EXUALITY SWALE. .. / i+// ,/ / ;,�G�.�.;;; ,, / // ,/ /�; ► POLYGON NW COMPANY §§ 1 / / / �, � / / / / �, 011,4T'' [T] (36o) 695 7700 [F] 360-693 4442 el / / ��;�:�.,:❖�" / / / / WWW.POLYGONHOMES.COM / /i I// / �� / `/ / / _ �4!!: I DATE: 3/5/2015 ...� a ,1 — �� I _��:� �� 1��I ►.�.'� REVISIONS ►/ / SW SUNSHINE COAST STREET '�• ii / / / oy�;� , / / 1+ / \',.- : NO. DATE DESCRIPTION ii / / / SW SUNSHINE COAST STREETu / _1 / � �� / / 1 j l \ / \ / \ / \ / \ / \ / \ / \ / l / XA.Or/- .w* •••••••®••�.. I / /A/004 / / /AI — — — — -1 _ • _ DIRECT OFF-SITE RUNOFF nor,••• • • • / rt TO PROPOSED WATER / / , • I I > n I QUALITY SWALE "B" / / // / I I I LU I �! /sdi U I LLII • I q - -� Ce I �I w I w I J I IJ I w — L — I Lac.. I wce I eae I- a angle -U 1 I tt LuT j 1\ I I li Ice II II- - - - — - - - - -- - - - - - - - - - - - - - -I I I II I I v) \-,..\ O PROPOSED MITIGATION AND STORMWATER PLANTING PLAN VEGETATED CORRIDOR AND MITIGATION ENHANCEMENT PLANTING v/7, WATER QUALITY SWALES/ DETENTION POND LEGEND l/ /, PLANTING LEGEND TREES CODE QTY. COMMON NAME/BOTANICAL NAME: SIZE AND DESCRIPTION ...♦ TREES COMMON NAME/Botanical name: Size and description PC)LYG 0 N AT OA 275 OREGON ASH/FRAXINUS LATIFOLIA:2 GAL./3'HT. 10'O.C. VINE MAPLE/ACER CIRCINATUM:2'HT. OtA PC 275 PACIFIC CRABAPPLE/MALUS FUSCA: 1 GAL./3'HT. 10'O.C. OREGON ASH/FRAXINUS LATIFOLIA:3'HT., 10 Q.C. RO S H A K F I D G E BM 275 BIGLEAF MAPLE/ACER MACROPHYLLUM:2 GAL./2'HT. 10'O.C. BITTER CHERRY/PRUNUS EMARGINATA: 2'HT., 10 O.C. DF 271 DOUGLAS FIR/PSEUDOTSUGA MENZIESII:2 GAL./2'HT. 10'O.C. SHRUBS TOTAL 1,094 109,336 S.F X.01 = 1,094 REQUIRED TREES COMMON NAME/Botanical name: Size and description SHRUBS CODE QTY. COMMON NAME/BOTANICAL NAME: SIZE AND DESCRIPTION RED TWIG DOGWOOD/CORNUS SERICEA: 1 GAL. VMA 1,090 VINE MAPLE/ACER CIRCINATUM : 1GAL./2'HT.4-5'O.C. OCEANSPRAY/HOLODISCUS DISCOLOR: 1 GAL. MITIGATION AN D U ORG 1,095 OREGON GRAPE/MAHONIA AQUIFOLIUM: 1GAL./1.5'HT.4-5'O.C. SERVICEBERRY/ALMELANCHIER ALNIFOLIA: 1 GAL. ,,e 0OS 1,093 OCEANSPRAY/HOLODISCUS DISCOLOR: 1GAL./2'HT.4-5'Q.C. STO RMWATE R `m SNOWBERRY/SYMPHORICARPUS ALBUS: 1GAL. E ODS 1,093 DOUGLAS SPIREA/SPIREA DOUGLASII: 1GAL./1.5'HT.4-5'O.C.a DOUGLAS SPIREA/SPIREA DOUGLASII: 1 GAL. SNO 1,093 SNOWBERRY/SYMPHORICARPUS ALBUS: 1GAL./2'HT.4-5'O.C. RED FLOWERING CURRENT/RIBES SANGUINEUM: 1 GAL. PLANTING PLAN 3 TOTAL 5,467 109,336 S.F X.05=5,467 REQUIRED SHRUBS (-,1 o NATIVE GRASS MIX QTY. COMMON NAME/BOTANICAL NAME: SIZE AND DESCRIPTION HERBACEOUS PLANTS ' 110 LBS. SEED MIX: 43.63 LB PER ACRE MEADOW BARLEY/HORDEUM BRACHYANTHERUM 40% COMMON NAME/Botanical name: Size and description •.• - • CALIFORNIA BROME/BROMUS CARINATUS 35% o •-*-*•W-y•*-y• BLUE WILD RYE/ELYMUS GLAUCUS 20% SLOUGH SEDGE/Carex obnupta': Plugs 1"x 6", (6)PER S.F. SLENDER HAIRGRASS/DESCHAMPSIA ELONGATA 3% = SPIKE BENTGRASS/AGROSTIS EXARATA 2% u) a TOTAL AREA= 109,336 S.F. GRASS SEED TREES= 109,336 X.01 = 1,093 3 SHRUBS= 109,336 X.05=5,467 COMMON NAME/Botanical name: Size and description a SEED MIX= 109,336 S.F.=2.51 ACRES Q OREGON BENTGRASS/AGROSTIS OREGONESIS: 1 LB./ACRE )- z w z -- ��71 FREEBOARD CLEAN WATER"LOWGROW"SEED MIX: 120 LB PER ACRE oqf, i iIl /i? DWARF TALL FESCUE/FESTUCA ARUNDINACEA 40% #11.11111111.1111711111111111111411111111111 z -ttilipt)-- PR8820 DWARF PERENNIAL RYEGRASS/LOLIUM PERENNE'PR8820' 30% �� \�\\` \ \ Pacific Z ke S`' 07014._s-� �� CREEPING RED FESCUE/FESTUCA RUBRA 25% \\\\\\\\N \\\\\\\ - HIGHLAND COLONIAL BENTGRASS/AGROSTIS TENUIS'HIGHLAND' 05% §�cS�%ANN&NNUN`•% ;�, \� - ., Community o p NOTES:mi _ _ ��,� �,z MinnDesign o „se = .- "t. 1. WATER QUALITY FACILITY PLANT MATERIAL SHALL BE PROVIDED WITH A TEMPORARY E _' Li��i�al C�� I: Lo 6 . � AUTOMATIC IRRIGATION SYSTEM DESIGNED BY CONTRACTOR.CONTRACTOR WILL o =IE E w S�W—j"ESTR`ET ��WNs'—■ ■ co ') -wiIwo/►� y , PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER =-0 .• - g =--i � ■ 0 METER. TEMPORARY IRRIGATION SYSTEM SHALL BE MAINTAINED A MINIMUM OF THREE _ wow' IMF4 _ _ �,- ■ [T] 503-941-9484 [F] 503-941-9485 � - -li CO T-i� .,�/ (3)GROWING SEASONS. 5 _ w ■ o II �_ �_ W I�il a ` 3 lolnll ,nri�nnr Flag m, 0 ►.q0 4a to, - E W1 AI■■■■ • PROJECT NO.: 395-010 . J.a �1. '.'. .,,(iMII [I�m g 1■ TYPE: PLANNING 0co I. �b� !. 1� �� `__6W-D<_ , Ulf DNaNE,n Imo nr1 ilgrel l■ REVIEWED BY: JJK SW BV6LM°IINIAIN RD(C.R.4•.26) O o VEGETATED ENHANCEMENT SCALE o TYPICAL PLANTING PLAN 50 0 25 50 o_ o (g) m im im ii 1 INCH = 50 FEET coL3 O a • 0 12 7 7..-/ ,, \ \\ `\ \\ \\ \ \\ \ `\ N. \\ \\ '-i— �� / / � � ' aa--N s a,a.a -----a--a-,-,,- VV \ \ \ \ \ \ \ \ \ \ _ - - . J /�� ,_,,.. a,-aa.a ____-__,_,__-_ ,-----,a---„---,--Rq N.,1 ,-_,N______,a_ _N,__:____,_____N_a_________ .-,-.-eaa, a, a ,--,a,-_,A- ,i,i-,-a- ___A___,___._._._„____a ____ ___—__—__1________::_____:______-____-___ _ , _________7_ V- . \ � � v � � ' ' ' � �// /// �' ' \ \ \ \ \ \ \ \ \ \ \\ \ \ \\ `\ \\ �` \\ \ `\ `\\ \ \ R VER�ERR / i RPpmill;g,, — E Boll::: - - _ __ \\ \\ =\- N.\ Na N.\ OVERLOOK WITH BENCHES \\ , , - . — _ �_ _ _ \\ N. N NATIVE PLANTINGS ON SLOPES \ \N. \\ \ \ BIKE RACK ` `� , , , \ _ _ __- - - \ \ N. — — N. `\ /�V A i,�lAT RASH . 41_ \ - i — — , iev' N.t,__(a- 12' REGIONAL TRAIL N.\ �'� \ �\�� \ _�„�= - - -- - _- . 011-1--"LN- WASIII,Vim 10111111011M■WIUM111111nlationimainallalltraliv-mi-,..-4----_ _.„,- - _ - - -- der"1411111k1161/ \ 4.1- 0111101qt.....101Q1111 % i Mir IMF' j \ w bait , amimmegn, - - -_ - ...1 v ; �i1/►�1� 0��likm"'IMF ':\W----- � v � Ir N / _ � XX\ ' ®��, �� - _ _ - - - -- POLYGON " '." - - - YGO COMPANY �� ;°nn�r ;u - �� "_, - -, , - [T] (360) 695-7700 [F] 360-693-4442 %I� _ moi► \ �� <.h � �: �� 1�•� -_ , - - _ _ ,- ...„„ II \ % � - --- , WWW.POLYGONHOMES.COM I v _ �L i :_ Ir �l -ftio� _ 7---:-.....--------____ DATE: 3/5/2015 4667...V\., \ lig,ME „a411.0116-t"SSIX -. -41 .,,t4 ''� ‘ • vpil--;`,Ii.=,:!,--,----**, 1. vv ��'� SI:1%1,41k.:‘\ kh1/4N111%*-- �_ � ;�� REVISIONS , \ \ N v N-- • � i:17mi _ Iliiiiiillir i NO. DATE DESCRIPTION _ 1 PATHWAY V vV i "hhh,n� 1, �' ;� i�Timar �'\ uuumiuim ��, }�y\ \ \\\ �� e- , _\ , _ F �I�� ( � �� \Illal,...\\N �lb_ 4 �� 'iiiiiiiiii'a+ � � lIY)l. �� u��iy °iv vN\,-- ♦ ♦_ �� nh - � -- E '.I ��-_.; ,,f �� '�I� A �� SEE OPEN SPACE ,1/4411-01.11 ` �' �� j��' ,� 1 - ��t�l PLAN SHEET L2.01 OPEN PLAY LAWN �� 41j1FM1b yy - � �� ,I� - - _RETAINING WALL �� \ \ \ ►v., I �.,,, I0....1.________________-\-\�1�� III_L STAIRS �_, I �r; O�'I�‘4, BUILDING - �G1iI�; ��Iill ,. ' BIKE RACK Iffi `\ uum uuu ' . ,1mm� nnu, mnnni _== �� ` V — �� Ull�l// � uuu a u— �,� -MICI 1 -1 O �� i � ( i- \ ;; ,�� \, / V �\ BENCH 1� - - - -� �, ' , � _ -- 11\ \ \ �46 �J�„f/ \\ \Planum == / • _� ,� fii�.��1 — — \ , �.,inuw _ \ rr j4111144 11 f------"--N, � • \ YOUTH r 'h'tk = \ ' / um TOT LOT PLAY AREA ml 6��'/ 7m..1- `\ BASKETBALL HALF COURT Il " " / \ ::0>I141.-,Mik.W � _ ,� `� PLAY AREA �e,,, � �;�/ �� f�/ �C:iiiiii / ■ ==Imi pip POOL u peautotoMEMO 41.10I 0. i o. _ \. in,,______--- I 111M.11111 j 1111 ,md . . ANNE — • Thr\J �� — uuuuimiu �i9U — — BENCHES _ nmi \ \ �/ TRASH z ` „G >i;I��,� i�.�.�� — � ��1�r \\ li �\ � � SHELTER WITH PICNIC TABLES < � � �'��_ ‘-,�. ` �\ DRINKING FOUNTAIN --AZA a L� /� 111111111111111 ��i - - \ _ iiih ENIMIIMISIMAr II W../ I/ VIP- S _I/ iIr-\ISI I/ o. . IIS ?M, III 1', I/ "WM!TZ5W1 -I/ IA'- IV I ,\ _ _ (?...L....7._ _ __ - , ,,, SW\MACKAY TERRACE , _ _ _ II _ __ ,, _ , _..... _ _ I .. - - , _ _ , _ 7 •__._.___ _ _ \_ _ ,, ____ _ __ _ `1 I O PARK PLANTING PLAN POLYGON AT ROSHAK RIDGE LEGEND: PARK """"'°"""°""° PLANTING PLAN EVERGREEN TREES - 8' HGT. """"""""""" ORNAMENTAL GRASSES AND GROUNDCOVERS 1 2 GAL. j NATIVE PLANT MIX WITH LOW GROW NATIVE GRASSES 2 GAL. unnnnn"ur. KENTUCKY COFFEE TREE/ GYMNOCLADUS DIOICUS i \ DOUGLAS FIR/ Pseudotsuga menziesii: 8' Ht., B&B unnnnnnnm..-.. \ �„III,hI,I,I,I,,,,,,,,;� DWARF FOUNTAIN GRASS/Pennisetum alopecuroides ' Hamlen' RED FLOWERING CURRENT/ Ribes sanguineum ) 2" cal. WESTERN WHITE PINE/ Pinus monticola: 8' Ht., B&B """"""""""""""" BLUE OAT GRASS/ Helictotrichon sempervirens a iOREGON GRAPE / Mahonia nervosa N \IPA- y WESTERN RED CEDAR/Thuja Plicate 83' Ht. PURPLE FOUNTAIN GRASS/Pennisetum setaceum 'rubrum' PACIFIC NINEBARK/ Physocarpus capitatus DOVE TREE/ DAVIDIA INVOLUCRATA LELAND CYPRESS/ CUPRESSOCYPARIS LEYLANDII: 8'-10' HT., B&B L IT MASSACHUSETTS KINNIKINICK /Arctostaphylos uva-ursi 'mass.' SNOWBERRY S m horocar us alba 0 2" cal. PYRAMIDAL ATLAS CEDAR/ CEDRUS ATLANTICA 'FASTIGIATA' / y p p Q INCENSE CEDAR/ Calocedrus decurrens BEARBERRY COTONEASTER/ Cotoneaster dammeri RED TWIG DOGWOOD/ Cornus sericea SCARLET MEIDILAND ROSE/ Rosa meidiland 'meikrotal' SHINY LEAF SPIRAEA/ Spiraea betulifolia 2 GEM OLDENRAIN TREE / KOELREUTERIA PANICULATA COLUMNAR EASTERN WHITE PINE/ Pinus strobus fastigiate 2" cal. SALAL/ Gaultheria shallop O �� J \ Lu' i SHADE TREES - 2' CAL. / SPACING VARIES NATIVE TREES IN NATIVE PLANTING AREAS - 3' HT. / SPACING VARIES SMALL ORNAMENTAL SHRUBS - 3 GAL. LAWN N RED SUNSET MAPLE/ Acer rubrum 'Franksred' DAVID VIBURNUM / Viburnum davidii FINE LAWN, SEED BIGLEAF MAPLE/ Acer macrophyllum: 3 Ht., 3 EMERALD VASE LACEBARK ELM / Ulmus parvifolia 'Emerald Vase' ISANTI REDOSER DOGWOOD/ Cornus sericea isanti -0. BLACK HAWTHORNE/ Crataegus douglasii: 3' Ht., ENGLISH OAK/ Quercus robur ANTHONY WATERER SPIREA/ Spirea bumalda 'anthony waterer' o PACIFIC DOGWOOD / Cornus nuttallii: 3' Ht., WHITE OAK/ Quercus albaCOMPACT JAPANESE HOLLY/Ilex crenate 'compacta' OREGON ASH / Fraxinus latifolia: 3' Ht., . RED OAK/ Quercus rubra 'CRIMSON PYGMY' BARBERRY/ Berberis thunbergii 'crimson pygmy' 5=9Pacific ZAMERICAN H ercus r BEAM / Ostr a vir iniana AZALEA/ Varies \ ) e:�1i�11111111114z y g ` - - - - - - - _- --- - --- - Community W UN HIN •AST UN HIN •�T TN Q BLOODGOOD LONDON PLANETREE - Platanus acerifolia 'Bloodgood' k / L I - - - - - -------------- - - - - - w[ 1 in1�it \ I 7 _ _ _ - -- -_ _ _I ��, =11_ � �: ��w . Design O n \\ ��' — ` — '' _ - - �� s�w�%�� ===u_sTrs�fr� • Q P SMALL ORNAMENTAL TREES- 2 CAL. SPACING VARIES / _ _ _ _� / ■ooi sol■< ■ CHINESE REDBUD/ Cercis chinensis: 2" Cal., B&B i � '�� f _ _ _1 ■ CAPITAL SELECT FLOWERING PEAR / Pyrus calleryana 'Capital' : 2" Cal., B&B I r - _ / " 'A ■ [T] 503-941-9484 [F] 503-941-9485 BLIREIANA PLUM / Prunus x blireiana: 2" Cal. B&B III - _- / = g = = 'thr �"'�� . ,.,/,_II 80ANY BAY LANE ° CHINESE KOUSA DOGWOOD Cornus kousa 'Chinensis': 2" Cal., B&B -iiill — _ _ - -0 F lm'i 111 / / _ _ =�, 1�� wri �•�iii PROJECT NO.: 395-010 JAPANESE MAPLE ACER PALMATUM : 8' HT. \� - jl-' [I ■ ROCKHAMVTDN y. 9 �` '° I' TYPE: PLANNING \ !!!!!! !r4//i_ !111!!!■ ■ YOSHINO FLOWERING CHERRY/ PRUNUS X YEDOENSIS: 2" CAL., B&B - -J 3 N. \\ WB)IIIMUNTAIN„o .„.Na.26=, REVIEWED BY: JJK .5 O o SCALE 0 30 0 15 30 1 INCH = 30 FEET M O 2 CITY OF TIGARD PLANNING COMMISSION Meeting Minutes April 20, 2015 CALL TO ORDER President Rogers 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: President Rogers Alt. Commissioner Enloe Commissioner Feeney Commissioner Lieuallen Commissioner Middaugh Alt. Commissioner Mooney Commissioner Muldoon Commissioner Ouellette Commissioner Schmidt Absent: Vice President Fitzgerald; Commissioner Smith Staff Present: Kenny Asher, Community Development Director;Tom McGuire, Assistant Community Development Director; Gary Pagenstecher,Associate Planner; Doreen Laughlin, Executive Assistant COMMUNICATIONS — Commissioner Middaugh reported that he'd attended the Police Citizens Academy. He found it to be a great event and well worth people's time. He noted that they're well aware of River Terrace and that a lot of new homes will be coming soon. CONSIDER MINUTES March 2nd Meeting Minutes: President Rogers asked if there were any additions, deletions, or corrections to the March 2nd minutes; there being none, Rogers declared the minutes approved as submitted. OPEN PUBLIC HEARING President Rogers opened the public hearing. PUBLIC HEARING POLYGON AT ROSHAK RIDGE PLANNED DEVELOPMENT—PDR2015-00002; SUB2015- 00004; SLR 2015-00001;TUP 2015-00003 and 00008-13;VAR 2015-00014-24 REQUEST:The applicant requests a 244-unit planned development with concurrent concept and detailed plan review, subdivision review, sensitive lands review, development adjustments for front yard orientation away from SW River Terrace Blvd for eleven lots,and temporary use permits for six model homes and one sales trailer.APPLICANT: Polygon Northwest Company PROPOSED ZONE:R-4.5:low-density residential district. R-7 &R-12:: Medium-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size April 20, 2015 Page 1 of 7 of 7,500 square feet.Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: Northeast corner of SW Roy Rogers Road and SW Bull Mountain Road;Washington County Tax Map 2S107,Tax Lots 00100 -00106 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810. QUASI-JUDICIAL HEARING STATEMENTS President Rogers read the required statements and procedural items from the quasi-judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias or conflict of interest. Ex-parte contacts: None. Site visitations: Commissioners Middaugh, Schmidt, Feeney, Muldoon, Enloe, and Mooney had made site visits. No one wished to challenge the jurisdiction of the commission. STAFF REPORT Assistant Community Development Director,Tom McGuire gave a quick introduction to the commission. He noted this is the first of three River Terrace related Planned Developments. This is the culmination of what they've been working on for a couple of years now. He reminded the commissioners that they'd reviewed and approved the Community Plan in December,approved the Plan District in February, and this is where the "rubber hits the road." Associate Planner Gary Pagenstecher then introduced himself and distributed a memorandum that revised staff's recommendation in the staff report as follows: STAFF RECOMMENDATION Staff has revised its recommendation to the Planning Commission to find that the proposed Planned Development Concept Plan will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in the staff report. Staff recommends the Planning Commission approve the Concept Plan. Due to uncertainty in several areas identified below, staff recommends continuing the hearing to a time certain to allow clarification of these matters as applied to the proposal before deciding the applications for Detailed Plan, Subdivision, Sensitive Lands Review, Adjustments,Temporary Uses, and Deferred Compliance. Issues Requiring Further Clarification 1. The new Tualatin River Urban Stormwater (TRUST) specifications for calculating stormwater detention facility design have only recently become available. It is expected that the required storm facility area will be substantially greater than the area proposed in the northwest corner of the site,which could impact the proposed lot layout and street design. These standards are expected to be available in late May. 2. The applicant proposes using the unimproved Roshak Road right of way along the north property line for relocation of a stream and states they will be applying for right-of-way vacation under separate application. Since the vacation decision would be made by City Council, approval of the detailed plan now would be presumptuous. In exchange for vacation of the right of way, including a public benefit in the project such as pedestrian access would require amended approvals from CWS and perhaps other approval agencies. April 20, 2015 Page 2 of 7 3. The applicant proposes to bury the agriculturally contaminated soils found across the site in a central location, cap them, make park improvements over the surface, and then dedicate the approximately two-acre site to the City as a public neighborhood park. Staff has not had time to research the issues involved in order to make a determination whether to accept dedication for use as a public park. To meet standards for shared open space, parks must be public. 4. The proposed Development Agreement has not been sufficiently outlined to answer questions related to the "who, what and when" of deferred provision of adequate public facilities. APPLICANT Fred Gast, President of the Oregon Division of Polygon NW noted that staff and the community had worked very diligently on this development area for a significant period of time. They were very thorough and professional and certainly added value to this proposal— the first, of many to come in River Terrace which has been under review for a considerable period of time. He spoke to the tremendous amount of planning and public outreach that has gone into this project and that it's second to none. He said the plan is well thought out and is a community based effort- with a lot of input from the community. He stated that River Terrace isn't necessarily an area targeted for development but with all the planning effort that's gone into this area—it really is a master planned community; not a collection of sub-divisions but a very well thought out plan. He noted that usually master planned communities are a developer driven effort. This, however,was a community based effort; Polygon's role really is more just from an implementation point of view. It's the community that came up with the road network—with the parks orientation,with the open spaces,with the way that pedestrians interact in this community; that is different—and by doing that they've come up with a very prescriptive plan for us. They've told us where all these infrastructure and these different proponents are going to go. Then it's up to us to take their plan forward and make it a reality. I think the plan, in its bigger picture is absolutely exceptional. He said that Jim Lange was present to review how they've built up the different components of the plan based on that prescriptive path. Jim Lange of Pacific Community Design using a PowerPoint, took the commissioners through a series of the components that consist of the River Terrace Community Plan (Exhibit A). Transportation improvements will include Roy Rogers widening;Bull Mountain widening; Signal at Roy Rogers/Bull Mountain;Roundabout; River Terrace Boulevard; and the River Terrace Trail. He noted that the roundabout is a key element. It ties this landscaped wide road with an adjacent trail and it takes that landscaping out into the street. They also work really well for this level of traffic. It provides a flat spot on the road to help with pedestrians passing through. Mr. Lange went on to talk about the water & sewer system improvements. He noted that the stormwater system is currently sized 230% larger than the master plan He talked about the neighborhood park that's 2.05 acres and an HOA Swim Center. They are planning on a youth playground as well as a tot lot and a half-court basketball. He noted they're at 26.7% (or 10.67 ac) total open space. Fred Gast came up and spoke about the architecture. He noted River Terrace offers a collection of different neighborhoods within a master planned community. That adds intrinsic value to April 20, 2015 Page 3 of 7 communities as a whole. There are various types of homes—cohesive— different textures —lots of interest. He went over the different styles. He said they receive lots of positive response. QUESTIONS FROM THE COMMISSIONERS Regarding the roundabout on Bull Mountain Road— are you doing the whole street— are you buying enough right of way that you can actually finish the roundabout—because it looks like it's extending past your right of way. The scope of the site, on this plan anyway, basically takes us to the center alignment. We have the property directly to the south and it's our intention to develop that street at one time. What are we looking at for wildlife corridors? If you get back to the overall plan—you'll see a lot more of that in the next stage. Are we seeing bike lanes and wide sidewalks on the east side of Roy Rogers Road? Yes, that's right. What would be the anticipated groundbreaking date that you would want to meet— and is that ahead of what the county has mentioned to you?Yes, we're kind of in tandem on that. Our desire, based on economic cycles...it's important for us to hit the ground running in the summer and be underway with development. The county's program may lag that,in which case we'll be working with them on intersection improvements, because we need to make those today from our perspective at Bull Mountain and Roy Rogers. Is the signal part of your widening of Bull MT Road or is that the county's project? Our proposal is that we would do the intersection improvement in front of the county's project. We think we can bring that to the forefront a lot faster than the county's overall project. I think the master plan looks great - but I think plans can change over time. I'm wondering how you would address that. Let's say the master plan says "We'll put in a pool" — and then later, at some point decide not to put in that pool;would that ever happen? Change is inevitable, certainly. I can't say that nothing ever changes; however, I feel very confident that the plan we have in front of you won't change. And again, the pool is something that we're offering- it wasn't a requirement—but again, we're building a master planned community. It adds that intrinsic value. I feel very confident that what you see is what you're going to get. Expectations are crucial—we find that to be the case in all of our relationships -whether it's here in front of you folks, or with our customers. If I had an inkling that this plan would change, then I probably wouldn't be here. I wonder if you would address the four points that staff raised. I think that's important to clarify for the commission so there's transparency with us. Absolutely! 1. The first is the Tualatin River Urban Stormwater (the TRUST). The staffs concerns can't be discounted by any means. They're working with us to create this community so again— they're our partners. The concern with the plan is—while there's this new standard that's being developed, is there going to be a significant upsizing in the facility and they point out in a memo that it could be 1 '/z to 2 times the size that was in the master plan. At 230%we feel very confident that we've pretty much got it in that hand grenade range— it's real close. April 20, 2015 Page 4 of 7 2. The Roshak Road ROW is the northern boundary of our site. The transportation plan doesn't have that as a future road and part of the reason is because it doesn't extend to the east anymore. It was vacated a number of years ago on the east with an easement put in place for storm drainage. The staff's concern is that "it's different for us, it's a right of way and you're planning on enhancing an amenity on this site in that right of way." Our point of view is —it's not going to be used. To clean things up we can pursue a vacation— just to clean up everything. But it doesn't mean that—even if it weren't vacated, you couldn't have an amenity there. We have experience in this. This isn't the first time that something like this has been proposed and that we've followed through on it. It wouldn't be the first time something was built in a right of way. 3. Soils —Again, experience probably prevails and probably shame on me for not trying to bring this out more clearly for everybody to kind of understand. The soils are contaminated - but I use that term somewhat broadly. It's kind of a black and white issue but if you were to grade things, this is probably a level 1 out of a 10. We engaged DEQ early on and they've given us an improved work plan for dealing with the contaminants on the site. It's something they're accustomed to doing and it's something that we have done in the past as well as to create a repository for the stuff that was tagged as "hot" - to borrow a term. And then to cap that with clean material to limit contact— and that's really what they're interested in. It is, from their point of view, better to put it in the park area and cap it, than to put it in other areas of development—backyards and what have you. And that's because they're associated with a contact and time of contact. Their logic is, you spend less time in a park than you do in other areas. If it's capped appropriately, you're fine in executing it in that way. We have a lot of experience in dealing with this because of the time we've spent developing properties. When talking about agricultural contaminants, can you give me a couple of examples in layman's terms what these things are? Secondly, were this 30 years ago, here in Tigard, would we be addressing these concerns? If we were in Tigard 5 years ago we wouldn't be addressing these issues. So what kind—are we just talking about fertilizers? It's DDE/DDT low levels, low concentrations. Again, we wouldn't be talking about it because they lowered the level to a very low level— and that's fine. So in my mind—not a great concern? No, but you've got to deal with it proactively, right?And that's why we're taking the approach we're taking. The alternatives are three options: 1) Put it under the town home buildings; 2) put it in the park area and cap it (with 3 feet of good soil); or 3) you can haul it off. 4. Development Agreement—We've done a lot of development agreements. I have one I've been drafting now for a number of months to come up with all of the details. But we had our preliminary approval for that site seven months ago and we've started grading activities on the site and we're ready to sign it— so that'll come later. Sometimes they're done earlier in the process, it's just from my point of view, what we're doing is at our risk until we determine the finer points. And that is expectations of what improvements we're going to make,what credits we're going to get back—those are really the fundamental issues associated - the timing, and that kind of thing. April 20, 2015 Page 5 of 7 QUESTIONS Is this a phased development? We intend to develop this all at one time. And that's so that we can have all of those home styles and price points available at the same time. We also want to have the infrastructure done. It wouldn't be surprising to me if we see this community sell 20 homes a month. We're selling a neighborhood — something different from everywhere else. TESTIMONY IN FAVOR—Kenny Asher, Tigard's Community Development Director is excited to see Polygon come forward with this proposal. He is in support of the staff recommendation to approve the concept plan. He's giving testimony as an interested party— separate from the land use decision making process. He said he's not participating in the staff report, the findings, or anything like that. He believes Polygon has been a great partner. They came forward with this concept plan early on and immediately embraced River Terrace Blvd. which is a keystone item for Tigard—to make this a walkable and inter-connected kind of place that has an identity that goes beyond any one subdivision that ties the whole thing together. He itemized a few things that he believes makes this a very strong proposal: • Implements the Community Plan that is the product of neighbors, property owners, and other stakeholders. • Mixture of lot sizes and housing types will meet a wide range of housing needs • Regional water quality/quantity stormwater facility will meet new flow duration design requirements and community amenity standards for recreation, habitat, and/or education • Centrally located neighborhood park with multi-modal access implements Park System Master Plan concept plan and is consistent with the city's LOS standards • River Terrace Blvd contains key design elements (i.e. landscaped median and trail corridor) and will meet boulevard planting standards • Pedestrian connections and amenities throughout will help residents lead healthy and interconnected lives. TESTIMONY IN OPPOSITION—Joyce Lidke 14405 SW 164th Tigard, OR said she's not against this as she thinks it will be lovely. She just wanted to comment. Her concern is the traffic that it will put on 164th St. which is Washington County and not the City of Tigard. She will talk to Washington County too. She's not sure the roundabout is going to help her street. She thinks people will go through their street instead of the roundabout. She really believes there's a need for the signal on Roy Rogers and Bull Mountain Rd. She hopes the signal will be in place before the whole development is done. She added that she hopes they'll make some single story homes or something with a master on the main floor. APPLICANT REBUTTAL Fred Gast came up to speak again. He noted that the signal is integral to the project. He said that they intend to install it. With regard to River Terrace Blvd., they hope to build it as soon as possible—they'll push for its early development. So far as the master on the main he said, 'We have a house for you,Joyce! That will be part of our suite of homes that we'll be offering at River Terrace. It's very much needed." April 20, 2015 Page6of7 PUBLIC HEARING — CLOSED No further testimony or questions from the audience are allowed. CONCEPT PLAN DELIBERATION President Rogers said this is the time for the commissioners to talk amongst themselves about the concept plan and detailed plan. Commissioner Muldoon sees no problem with the Concept Plan. He believes it could go forward tonight and he doesn't see specific conditions that would need to be addressed. Commissioner Schmidt is comfortable with it as is and sees no reason not to approve it. The other commissioners concurred. President Rogers said it looks very walkable and inter connected. He believes they've done a good job and are setting the bar high; they're doing well with the wildlife —good job. He supports the Concept Plan as well. DETAILED PLAN DELIBERATION The commissioners decided that they are in support of continuing the Detailed Plan to a date certain. They talked about what questions/concerns they would like staff to answer (other than the four in the memo from staff) and come back with on that date. At staff's suggestion, it was decided that May 4th would be the date that they'd continue the hearing to. CONCEPT PLAN MOTION Commissioner Muldoon made the following motion: "I move that we approve the development plan - leaving the Detailed Plan for a date certain, May 4th, and that substantially we found that the Concept Plan will not adversely affect the health, safety, and welfare of the City and meets the approval standards as outlined and supported by the testimony and documentation that we saw tonight." Commissioner Schmidt seconded the motion. All in favor—none opposed—no abstentions. MOTION PASSES UNANIMOUSLY OTHER BUSINESS — None. ADJOURNMENT President Rogers adjourned the meeting at 8:40 p.m. oreen Laughlin, Planning Co .scion Secretary A.r EST: P -sin Rogers`� April 20, 2015 Page 7 of 7 • SITE • 61111111111111.11111.11161 r - . -.- :• _ .. .-. - •-•,.: .-_--_ --. -: . ) 0, 1., I ,,'. 1 : , t I: . :1. ' It Op OF 1.10 :.;444qk41,14• e .. -- _,_..,..,. . - _- . 1__. - 1.,....••• ? 3 ,t . .... IAA P 6 WETLANDSRIPARIAN AREAS A River Wetlands and Riparian Areas An ,...... , _ . . . 1 ONSVegeinad CA Htlor i SW Waver 1 ...Inane,',WarEs ; �` 1 _IP r Cry kund, > li I a ° E '1 Liii.1 L__, ;i 1.-_ Lqq--Iff 1 .,,..- l, —_�it III_ [. 012 c2sti r • Enhanced stream and habitat corridor • Relocation already approved by: Army Corps Of Engineers Department of State Lands . , - F- National Marine Fisheries Service ;'• Clean Water Services aYdlad qa r ! W 7 tiCil.rr j 14P1Pirlirik11,rsrr Ya ;4s:; i .y._4,; 4 MAP.TRANSPORTATION IMPROVEMENTS n diver Terrace Transportation Improvcmcnts J • o.. 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