12/17/2018 - PacketPLANNING COMMISSION AGENDA – DECEMBER 17, 2018
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1
City of Tigard
Planning Commission Agenda
MEETING DATE: December 17, 2018 - 7:00 p.m.
MEETING LOCATION: City of Tigard – Town Hall
13125 SW Hall Blvd., Tigard, OR 97223
1. CALL TO ORDER 7:00 p.m.
2. ROLL CALL 7:00 p.m.
3. COMMUNICATIONS 7:02 p.m.
4. CONSIDER MINUTES 7:04 p.m.
5. PUBLIC HEARING 7:05 p.m.
ROSHAK RIDGE SWIM CENTER PLANNED DEVELOPMENT MODIFICATION
Planned Development Review (PDR)2018-00004 Staff: Monica Bilodeau
The Applicant requests approval of a new planned development to modify the original Roshak Ridge
planned development (PDR2015-00002). The modification consists of reducing the front yard setback
from 12 feet to zero feet for the swim complex on Tract U and changing the site coverage from 80 percent
to 88 percent. The proposed modification only applies to Tract U, the swim center lot.
LOCATION: Southeast corner of SW Roy Rogers Road and SW Bull Mountain Road
6. BRIEFING 8:05 p.m.
Urban Forestry Manual Updates Staff: Lina Smith
7. OTHER BUSINESS 8:25 p.m.
8. ADJOURNMENT 8:30 p.m.
December 17, 2018 Page 1 of 6
CITY OF TIGARD
PLANNING COMMISSION
Minutes, December 17, 2018
Location: Tigard Civic Center
Town Hall, 13125 SW Hall Blvd.
CALL TO ORDER
Vice President Feeney called the meeting to order at 7:00 p.m.
ROLL CALL
Present: President Fitzgerald
Vice President Feeney
Commissioner Brook
Commissioner Hu
Commissioner Jackson
Commissioner Middaugh
Commissioner Roberts
Commissioner Schmidt
Alt. Commissioner Whitehurst
Absent: Commissioner Lieuallen
Staff Present: Tom McGuire, Assistant Community Development Director;
Doreen Laughlin, Executive Assistant; Monica Bilodeau, Associate Planner;
Lina Smith, Assistant Planner
COMMUNICATIONS - None
CONSIDER MINUTES (2 SETS)
President Fitzgerald asked if there were any additions, deletions, or corrections to the
November 5 minutes; there being none, President Fitzgerald declared the minutes approved as
submitted.
President Fitzgerald asked if there were any additions, deletions, or corrections to the
November 19 minutes; there being none, President Fitzgerald declared the minutes approved as
submitted.
PUBLIC HEARING
ROSHAK RIDGE SWIM CENTER PLANNED DEVELOPMENT MODIFICATION
Planned Development Review (PDR)2018-00004
DESCRIPTION OF PROPOSAL: The Applicant requests approval of a new planned
development to modify the original Roshak Ridge planned development (PDR2015-00002). The
December 17, 2018 Page 2 of 6
modification consists of reducing the front yard setback from 12 feet to zero feet for the swim complex
on Tract U and changing the site coverage from 80 percent to 88 percent. The proposed modification
only applies to Tract U, the swim center lot.
LOCATION: Southeast corner of SW Roy Rogers Road and SW Bull Mountain Road
QUASI-JUDICIAL HEARING STATEMENTS
President Fitzgerald read the required statements and procedural items from the quasi-judicial
hearing guide. There were no abstentions; there were no challenges of the commissioners for
bias or conflict of interest. Ex-parte contacts: None. Site visitations: Jackson, Feeney, Schmidt.
No one in the audience wished to challenge the jurisdiction of the commission.
STAFF REPORT
Associate Planner Monica Bilodeau introduced herself and went over a PowerPoint presentation
(Exhibit A). The applicant requests modification to the front yard setback from twelve to zero
feet for the swim center complex on Tract U. This request also includes changing the site
coverage from 80 percent to 88 percent. The applicant is seeking to modify only the rear yard
setbacks of the interior lots of the five previously approved planned developments. The
proposed modification will reduce the rear yard setbacks from fifteen feet to ten feet for interior
detached homes, and from ten feet to five feet for all interior attached row homes. She noted
that they have the authority to modify the setbacks all the way to zero feet according to Section
18.640.070 d) Where the applicant can propose to reduce the underlying base zone setbacks for
building on lots.
STAFF RECOMMENDATION
Staff recommends the Planning Commission take an action in favor of the proposed Planned
Development front yard setback and site coverage modification for the Roshak Swim Center.
QUESTIONS
Commissioner Hu – This modification has no additional conditions of approval - is that
correct? That is correct. This is subject to the previous conditions of approval from 2015. The
motion need not contain any approval of additional conditions, since those old conditions stand
and they were approved previously.
APPLICANT’S PRESENTATION Chris Walther – Vice President of Operations -
Polygon NW introduced himself as did Eric Hawkinson of Pacific Community Design
Eric went over a PowerPoint (Exhibit B). He went over the overall River Terrace Planned
District area. He noted the site is in the center – Roshak Ridge – just north of Bull Mountain
Road and east of Roy Rogers Road. He went over the Roshak Ridge siteplan. He noted this
application only applies to Tract U where the Swim Center is. He noted that the swim center is
an adequately sized building and pool area and the location along the River Terrace Blvd Trail
provides the opportunity to bring the building a little closer to the trail to foster a pedestrian
friendly environment while also still having that buffer of the trail section so it doesn’t appear
too close – having close proximity to the travel lanes of River Terrace Blvd. It still appears set-
December 17, 2018 Page 3 of 6
back and it’s closer to the trail. It’s currently under construction. He went over the proposed
architectural elevations. It has frontage along River Terrace Blvd so it’s subject to special design
standards and it’s designed in compliance with that. So things like articulation, entrances, “eyes
on the street” – those things are included in the application as well.
QUESTIONS
The entrance on the south of the building – is that a public entrance? It’s an accessible
route for egress.
Is this only open to residents of the River Terrace development – and not to other
Tigard citizens? Yes, that’s correct.
TESTIMONY IN FAVOR
Joyce Libke – 14405 SW 164th Ave. Tigard – lives very near River Terrace Blvd – she hadn’t
signed up to speak but said she had just a quick question. She said she wanted some clarification
about the River Terrace parking. “So, I understand that there’s no parking lot right next to the
swim center – just on-street parking?” Yes, that’s correct.
TESTIMONY IN OPPOSITION – None.
QUESTIONS
Does the swim center itself require additional parking on top of what’s required for each house?
VP Feeney responded, “If I recall correctly from the original application, the swim center was
already part of that application so it was already factored in to all the street parking – in addition
to all the homes and all that. So the swim center is not new to us or to the approval. It’s just the
placement of where the building’s at. So the original application already approved all the
parking.”
RESPONSE FROM STAFF
None.
APPLICANT COMMENTS
None.
PUBLIC HEARING CLOSED
DELIBERATION
President Fitzgerald asked the Commissioners to give their thoughts on the application.
• Commissioner Middaugh – “I’m not opposed to adding the zero setback or increasing
the site coverage size from 80 to 88%. I’m not opposed to the change.”
December 17, 2018 Page 4 of 6
• Commissioner Brook – “I feel like the world always needs more parking. I think the plan
is beautiful and seems very well thought out. I like the look of the building. I wish there
were more parking but I don’t know where more parking would go. Hopefully this will
just increase the resident’s desire to walk to the building and enjoy it. In my dream world
I’d ask for more parking, but I don’t know how realistic that is. Overall , I feel good
about this application.”
• Commissioner Schmidt – It’s a nice plan. No problems – it looks great.
• Vice President Feeney – is good with the zero set back and increased coverage.
• Commissioner Hu – I will vote to approve.
• Commissioner Jackson – I’ve got nothing against this proposal.
• Commissioner Roberts – is fine with setback of coverage. Agrees with Commissioner
Brook but realizes the parking is a done deal from the previous approval.
• Alt. Commissioner Whitehurst – said he would recommend approval.
• President Fitzgerald – believes it’s a reasonable request, but she commented for the
record that she believes it’s applicable to Tract U only and is not setting a precedent for
other areas of River Terrace to come in and point out that since this was approved, it
should be approved for them too. This is a one-off because it’s a swim center, a
community asset, and it has a significant set-back from River Terrace Blvd. She doesn’t
believe any conditions should be added, but just wanted to have this in the record as her
commentary.
MOTION
Vice President Feeney made the following motion: “I move for approval of application
PDR2018-00004 and adoptions of the findings and conditions of approval contained in
the staff report and based on testimony received .”
Commissioner Schmidt seconded the motion.
VOTE
All in favor – none opposed. Passes 8 - 0
RESULT
Recommendation for APPROVAL passes unanimously 8 – 0.
BRIEFING – Assistant Planner Lina Smith spoke about proposed updates to the Tigard
Urban Forestry Manual. She noted the manual is made up of administrative rules; City Council
will be notified of the proposed amendments in February, and the City Manager will be the
decision-making authority so no vote will be required of them. This is a briefing only. She noted
that since the Planning Commission was instrumental in the creation of the manual, city staff
wanted to present this information to them. She noted the first changes are basically “cleaning
up” the manual so it’s consistent with the newly-updated Community Development Code.
December 17, 2018 Page 5 of 6
Examples would include fixing outdated numerical Code references and eliminating the word
“shall” from the manual. The next change is regarding the Hazard Tree Evaluation and
Abatement Procedure for Formal Reconciliation. This process is used when a customer believes
their neighbor has a hazardous tree on their property, and they request the city get involved.
Currently, the manual requires city staff and a property owner with a hazardous tree to respond
within 7 calendar days. In practice, this timeline has proved to be too short, so they propose
amending the language so the timeline is more open-ended.
The next change is to the section on canopy credit for preserving existing trees in new
developments.
o Currently, the manual gives double canopy credit for preserving any mature tree and
doesn’t distinguish if it’s a nuisance tree.
o We propose adding language so canopy credit isn’t given for preserving nuisance
trees.
o We also propose adding language so canopy credit is given for preserving young
native trees, in addition to mature native trees.
City staff also proposes to change the section that outlines minimum canopy requirements.
o Currently, the requirements are outlined by zone, but we propose changing this so
they are outlined by housing type and development type, so it’s consistent with the
newly-updated Community Development Code.
o None of the percentages will be changing, except for wireless communications
facilities, for which we propose removing the canopy requirement.
Finally, we propose changes to the bonding requirements for trees in new developments.
o The manual currently requires bonds for street trees and on-site trees in all new
developments.
o We propose removing the separate bond requirement for street trees and
incorporating it into the Public Works bond requirement for all street improvements.
o This will help eliminate redundancy, and hopefully make things easier for the
applicant because they will only need to provide one bond instead of two.
o We propose to keep the bond requirement for on-site trees in nonresidential
developments, but to remove it for on-site trees in subdivisions and partitions.
At this point, Assistant Community Development Director Tom McGuire spoke generally
about the Tree Code. He noted where the council differed from the Commission’s
recommendation. With regard to single family houses – the original tree canopy program had
the developer of the subdivision bonding to protect trees for two years and then the property
owner would be responsible to maintain the trees that were required to meet the canopy
coverage. The council decided that owners of single family homes could decide whether they
wanted to keep the trees or not. They changed it and so staff has been implementing it where
the developer has to protect the trees for the two years but once they sell that lot to someone –
it’s up to that person, from the time they buy the property, whether they want to keep that tree
or not keep that tree.
QUESTIONS – None.
OTHER BUSINESS – None.
C I T Y O F T I G A R D
R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e
Roshak Ridge Swim Center
Planned Development
Modification
Planning Commission Hearing
Agenda Item #5
Community Development December 17, 2018
C I T Y O F T I G A R D
Project Summary
The applicant requests modification to the front yard
setback from twelve to zero feet for the swim center
complex on Tract U.
This request also includes changing the site coverage
from 80 percent to 88 percent.
C I T Y O F T I G A R D
C I T Y O F T I G A R D
C I T Y O F T I G A R D
18.640.070 PLANNED DEVELOPMENTS
B. Development Standards. The provisions of the underlying base zone(s) shall
apply except as modified by this section.
3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any
lot, including those lots abutting right-of-way, except as follows:
a)All buildings on lots along the eastern and northern perimeter of the River Terrace Plan
District abutting existing residential development, or residentially-zoned land that is
undeveloped or is in an easement or tract, shall meet the setback standard of the underlying
base zone or the abutting zone, whichever provides the greater setback, on the side of the lot
abutting the perimeter. This standard may be met by proposing an open space tract between
the proposed development and the abutting development or land.
b)All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the
Oregon Fire Code.
c)All garages and carports shall be set back a minimum of 20 feet on the side of the lot from
which vehicle access is taken from a public right-of-way. If vehicle access is taken from a
private street or alley, this setback may be reduced to zero feet where proper clearances for
turning and backing movements are provided.
d)Where the applicant proposes to reduce the underlying base zone setbacks for buildings on
lots not included in subparagraph a. of this paragraph 3, the applicant shall specify the
proposed setbacks on either a lot-by-lot or area-wide basis.
C I T Y O F T I G A R D
18.640.070 PLANNED DEVELOPMENTS
B. Development Standards. The provisions of the underlying base zone(s) shall
apply except as modified by this section.
3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any
lot, including those lots abutting right-of-way, except as follows:
a)All buildings on lots along the eastern and northern perimeter of the River Terrace Plan
District abutting existing residential development, or residentially-zoned land that is
undeveloped or is in an easement or tract, shall meet the setback standard of the underlying
base zone or the abutting zone, whichever provides the greater setback, on the side of the lot
abutting the perimeter. This standard may be met by proposing an open space tract between
the proposed development and the abutting development or land.
b)All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the
Oregon Fire Code.
c)All garages and carports shall be set back a minimum of 20 feet on the side of the lot from
which vehicle access is taken from a public right-of-way. If vehicle access is taken from a
private street or alley, this setback may be reduced to zero feet where proper clearances for
turning and backing movements are provided.
d)Where the applicant proposes to reduce the underlying base zone setbacks for buildings on
lots not included in subparagraph a. of this paragraph 3, the applicant shall specify the
proposed setbacks on either a lot-by-lot or area-wide basis.
d)Where the applicant proposes to reduce the
underlying base zone setbacks for buildings on lots
not included in subparagraph a. of this paragraph
3, the applicant shall specify the proposed setbacks
on either a lot-by-lot or area-wide basis.
C I T Y O F T I G A R D
Staff Recommendation
Staff recommends the Planning Commission take an
action in favor of the proposed Planned Development
front yard setback and site coverage modification for the
Roshak Swim Center.
C I T Y O F T I G A R D
R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e
Roshak Ridge Swim Center
Planned Development
Modification
Planning Commission Hearing
Agenda Item #5
Community Development December 17, 2018
River Terrace
River Terrace
Roshak Ridge
Roshak Ridge
Swim Center Conceptual Site Plan
Proposed Architectural Elevations
PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 1 OF 5
Agenda Item: 5
Hearing Date: December 17, 2018Time: 7:00PM
SECTION I. APPLICATION SUMMARY
FILE NAME: ROSHAK RIDGE SWIM CENTER PLANNED DEVELOPMENT MODIFICATION
CASE NOS.: Planned Development Review (PDR) PDR2018-00004
REQUEST: The Applicant requests approval of a new planned development to modify the original
Roshak Ridge planned development (PDR2015-00002). The modification consists of
reducing the front yard setback from 12 feet to zero feet for the swim complex on Tract
U and changing the site coverage from 80 percent to 88 percent. The proposed
modification only applies to Tract U, the swim center lot.
OWNER: Polygon Northwest
Company c/o Jason Baker
703 Broadway St.
Suite 510
Vancouver, WA
98660
Applicant’s
Representative:
Pacific Community Design, Inc.
Stacy Connery
12564 SW Main Street
Tigard, OR 97223
LOCATION: Southeast corner of SW Roy Rogers Road and
SW Bull Mountain Road; Washington County Tax Map 2S107, Tax Lots 00100 - 00106.
ZONE/
COMP PLAN
DESIGNATION: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units, at a minimum lot
size of 7,500 square feet. Duplexes and attached single-family units permitted conditionally.
Some civic and institutional uses are also permitted conditionally.
R-7: medium-density residential district. The R-7 zoning district is designed to accommodate
attached single-family homes, detached single-family homes with or without accessory
residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot
size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright.
Some civic and institutional uses are also permitted conditionally.
R-12: medium-density residential district. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide
range of civic and institutional uses are also permitted conditionally.
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
120 DAYS = 3/14/2019
PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 2 OF 5
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.110, 18.640, 18.710, 18.770.
SECTION II. STAFF RECOMMENDATION
SECTION III. BACKGROUND INFORMATION
Site History and Vicinity Information:
The subject site consists of Tax Lots 100, 101, 102, 103, 104, 105 & 106 on Tax Map 2S107, located in the northeast
corner of SW Roy Rogers Road and SW Bull Mountain Road, within the River Terrace Community Plan area. The
site includes three zones: R-4.5, R-7, and R-12. The site is currently being graded and developed under the land use
approvals for Roshak Ridge. The site abuts unincorporated Washington County residential development to the east,
rural agricultural land to the north, and South River Terrace to the south that is also within the River Terrace Plan
District.
Proposal Description:
The applicant requests the approval of a modification of Planned Development – Detailed Development plan for
previously approved “Roshak Ridge” Casefile No. PDR2015-00002, SUB2015-00004, SLR2015-00001, VAR2015-
00014-24, TUP2015-00003, 00008-13. The proposed modification consists of an addition to the Proposed
Dimensional Standards Table for a front setback of zero feet for the Swim Center building and increased lot
coverage to 88 percent. The modification is requested to accommodate revised architecture for the Swim Center.
While developing detailed plans for the Swim Center, the applicant recognized a need for a refined design that allows
the Swim Center to function despite site constraints. A zero-foot front setback will allow the pool and building to be
sized large enough to accommodate residents of the Roshak Ridge development. The Swim Center has frontage
along River Terrace Boulevard and its architecture is therefore subject to the River Terrace Design Standards. It is
also located on the side of the River Terrace Boulevard ROW with the trail corridor. The Swim Center’s location on
the trail-side of River Terrace Boulevard ROW creates an opportunity to reduce the front building setback to zero-
foot without giving the appearance of close-proximity to the road. In effect, the building is 41 feet from the travel
lanes on River Terrace Boulevard. The attached building elevations (Exhibit B) includes a diagram illustrating this
relationship.
Additionally, the design refinements necessitate a modification for increased lot coverage beyond the 80 percent lot
coverage standard. This is requested to allow for the revised design that provides adequate pool/outdoor space
capacity necessary to serve the sizable population of the Roshak Ridge development.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
On November 19, 2018, the city sent notices of a pending land use action to neighboring property owners within
500 feet of the subject site boundaries. The City did not receive any comments regarding the proposal.
Staff recommends that Planning Commission find that the proposed Planned Development Detailed Plans will not
adversely affect the health, safety and welfare of the City and meet the Approval Standards as outlined in Section VI
of this report. Therefore, Staff recommends APPROVAL, subject to the following Conditions of Approval.
THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR SEVEN
YEARS FROM THE EFFECTIVE DATE OF THIS DECISION
PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 3 OF 5
SECTION V. SUMMARY OF APPLICABLE CRITERIA
Only the approval criteria that pertain to the specific modification are applicable to this requested planned
development amendment. The request is for a modification of previously approved setbacks and lot coverage. No
other aspects of the previously approved planned development is subject to this review. The requirements of the
River Terrace Plan District (18.640) apply in addition to the requirements of the Planned Development Chapter.
Because the request is to modify just the setbacks and lot coverage of Track U, the swim center, only the following
criteria apply:
18.770.070 Detailed Development Plan Submission Requirements
18.640.070 Planned Developments
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
18.770 PLANNED DEVELOPMENTS
18.770.070 Detailed Development Plan Submission Requirements
C. Compliance with specific development standards. The detailed development plan shall show
compliance with base zone provisions, with the following modifications:
2. Site coverage. The maximum site coverage is 80 percent, except in the IP zone where the
maximum site coverage shall be 75 percent. Site coverage includes all buildings and impervious
surfaces such as streets and sidewalks.
This application requests to modify the original Planned Development approval regarding site coverage. Due to the
refined Swim Center design, the impervious site coverage was increased to 88 percent. This allowance is requested to
support pool/outdoor space capacity needed to serve the population of the Roshak Ridge development.
4. Structure setback provisions:
a. Setbacks for structures on the perimeter of the project shall be the same as that required by
the base zone unless otherwise provided by Chapter 18.360;
b. The setback provisions for all setbacks on the interior of the project shall not apply except that:
i. All structures shall meet the Uniform Building and Fire Code requirements;
ii. A minimum front yard setback of 20 feet is required for any garage structure which opens
facing a street. This setback may be reduced for rear or side loaded garages, if specified on the
detailed plan and proper clearances for backing movements are accounted for;
iii. A minimum front yard setback of eight feet is required for any garage opening for an
attached single family dwelling facing a private street as long as the required off street parking spaces
are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed
plan and proper clearances for backing movements are accounted for.
c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks,
either on a lot by lot, or project wide basis. The commission may require site specific building
envelopes
The request does not modify the original compliance with most of these criteria. The applicant states that all structures
in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for
attached single family homes is proposed to be 20 feet for garages from a public street.
The applicant is seeking to modify only the front yard setback of the swim center (Track U). The proposed modification
will reduce the front yard setback from fifteen feet to zero feet. The proposed modifications are shown on the Site
Plan (Exhibit 3.1 and 3.2) of the applicant’s documents. The Commission has the authority to approve the modification
and a reduction of the front yard setback for the swim center to zero feet. As the provisions of 070.C.4.b, allow for no
front setbacks at all and the request is just for this one project on this single tract, the requested reduction is clearly
within the standards of this section. This criterion is met.
PDR2018-00004– ROSHAK RIDGE SWIM CENTER PAGE 4 OF 5
18.770.080 Detailed Development Plan Approval Criteria
The approval authority shall approve or approve with conditions a planned development detailed development
plan application when all of the following are met:
A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan
do not make the detailed plan inconsistent with the concept plan unless:
1. The change increases the residential densities, increases the lot coverage by buildings or reduces
the amount of parking;
2. The change reduces the amount of open space and landscaping;
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive or subject to a
potential hazard; and
5. The change involves a major shift in the location of buildings, proposed streets, parking lots,
landscaping or other site improvements.
The proposed modification includes the addition of a zero-foot front yard setback and 88 percent site coverage for the
Swim Center. While developing detailed plans for the Swim Center, the applicant recognized a need for a refined design
that functions within site constraints. The requested zero-foot front setback will allow the pool and building to be sized
large enough to accommodate the Roshak Ridge development residents using the facility. The Swim Center is located
on the side of the River Terrace Boulevard ROW with the trail corridor, which provides a generous setback from the
street due to the trail corridor. In effect, the building is 41 feet from the travel lanes (see Exhibit C).
No increases in residential densities, or reductions in parking are proposed. The revised Swim Center has approximately
87.7 percent impervious area, so the applicant also requests the modification for an increase in allowable lot coverage,
88 percent. The increased lot coverage is necessary for the revised design, which boosts capacity of the pool and
recreation facility. No reductions in the amount of open space or landscaping are proposed. The proposed modification
does not change the uses within the Planned Development. The proposed modification does not commit land to
development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected
agencies. The proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other
site improvements. The detailed development plan remains in compliance with the concept plan.
18.640 RIVER TERRACE PLAN DISTRICT
18.640.070 PLANNED DEVELOPMENTS
B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by
this section. The specific development standards contained in subsection 18.350.060.C shall not apply. The
following specific development standards shall apply in their place.
3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot,
including those lots abutting right-of-way, except as follows:
a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting
existing residential development, or residentially-zoned land that is undeveloped or is in an easement or
tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides
the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing
an open space tract between the proposed development and the abutting development or land.
b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire
Code All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which
vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley,
this setback may be reduced to zero feet where proper clearances for turning and backing movements are
provided.
c. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not
Zoning Map
Generalized Zoning Categories
Zoning Description
Residential
Mixed Use Residential
Commercial
Mixed Use
Triangle Mixed Use
Mixed Use Employment
Industrial
Parks and Recreation
WA-CNTY
Overlay Zones
Historic District Overlay
Planned Development Overlay
Subject Site
Map printed at 01:54 PM on 14-Nov-18
Information on this map is for general location only and should be verified with the
Development Services Division.
DATA IS DERIVED FROM MULTIPLE SOURCES. THE CITY OF TIGARD MAKES NO
WARRANTY, REPRESENTATION OR GUARANTEE AS TO THE CONTENT, ACCURACY,
TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN. THE
CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS, OMISSIONS, OR
INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED.
COMMUNITY DEVELOPMENT DEPARTMENT
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
503 639-4171
www.tigard-or.gov
SW 168TH AVENUESW RIVER TERRACE BLVDSW ROCKHAMPTON LANE
SW BULL MOUNTAIN ROAD
SCALE
1 INCH = 20 FEET
20 10 200
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.1)Color Site Exhibit.dwg - SHEET: Layout1 (2) Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
CONCEPTUAL
SITE PLAN
3.1
SW RIVER TERR
A
C
E
B
O
U
L
E
V
A
R
D
SW 168TH AVENUE
8.71'
8.71'
6.42'3.71'
2.54'
3.69'
37.08'40.41'
46.78'
SCALE
1 INCH = 10 FEET
010 5 10
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.2)Dimensional Site Plan.dwg - SHEET: 22x34 Nov 12, 2018 - 11:13am jjk[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
DIMENSIONAL
SITE PLAN
3.2
LEGEND:
ROW
PROPERTY LINES
BUILDING LIMITS
LOT COVERAGE
LOT = 7,034 SF
BUILDING = 2,687 SF (38.2%)
ADDITIONAL
IMPERVIOUS
SURFACE = 3,4854 SF (49.5%)
TOTAL
IMPERVIOUS
SURFACE = 6,172 SF (87.7%)
www.tvfr.com
Training Center
12400 SW Tonquin Road
Sherwood, Oregon
97140-9734
503-259-1600
South Operating Center
8445 SW Elligsen Road
Wilsonville, Oregon
97070-9641
503-259-1500
Command & Business Operations Center
and North Operating Center
11945 SW 70th Avenue
Tigard, Oregon 97223-9196
503-649-8577
December 4, 2018
Monica Bilodeau
Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon 97223
Re: Polygon at Roshak Ridge Swim Center
Tax Lot I.D: 2S107 Lots 00100-00106
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. These notes are provided in regards to the plans received November 15, 2018. There may be more or
less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will
endorse this proposal predicated on the following criteria and conditions of approval.
FIRE APPARATUS ACCESS:
1. ADDITIONAL ACCESS ROADS – COMMERCIAL/INDUSTRIAL HEIGHT: Buildings exceeding 30 feet in height or
three stories in height shall have at least two separate means of fire apparatus access. (D104.1) Building elevation is
not provided. This would only apply if the building exceeds the above standards.
2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof
surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial
apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the
highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to
the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this
measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC
D105.1, D105.2)
3. AERIAL APPARATUS OPERATIONS: At least one of the required aerial access routes shall be located within a
minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial access road is positioned shall be approved by the Fire Marshal.
Overhead utility and power lines shall not be located over the aerial access road or between the aerial access road and
the building. (D105.3, D105.4)
4. MULTIPLE ACCESS ROADS SEPARATION: Where two access roads are required, they shall be placed a distance apart
equal to not less than one half of the length of the maximum overall diagonal dimension of the area to be served (as identified
by the Fire Marshal), measured in a straight line between accesses. (OFC D104.3)
5. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have
an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an
Commercial/Multi-Family 3.5– Page 2
unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1 & D103.1) The fire district does not
endorse the design concept wherein twenty feet of unobstructed roadway width is not provided.
6. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and
20 feet of unobstructed driving surface, “No Parking” signs shall be installed on one or both sides of the roadway and
in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above
grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective
background. (OFC D103.6)
7. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width – no parking on either side of roadway
2. 26-32 feet road width – parking is allowed on one side
3. Greater than 32 feet road width – parking is not restricted
Note: For specific widths and parking allowances, contact the local municipality.
8. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and
marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by
six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3)
9. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant.
(OFC D103.1)
10. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily
distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel
load) and 75,000 pounds live load (gross vehicle weight). Documentation from a r egistered engineer that the final
construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC
503.2.3)
11. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point. (OFC 503.2.4 & D103.3) The turning radi are not provided in the
plans presented for review.
12. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 1 5%. Alternate methods and
materials may be available at the discretion of the Fire Marshal (for grade exceeding 15%).
13. ANGLE OF APPROACH/GR ADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the
exception of crowning for water run-off. (OFC 503.2.7 & D103.2)
14. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial
operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%.
15. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6):
1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width).
2. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved.
3. Electric gates shall be equipped with a means for operation by fire department personnel
4. Electric automatic gates shall comply with ASTM F 2200 and UL 325.
16. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall
also be provided during construction. (OFC 3309 and 3310.1)
Commercial/Multi-Family 3.5– Page 3
FIREFIGHTING WATER SUPPLIES:
17. COMMERCIAL BUILDINGS – REQUIRED FIRE FLOW: The minimum fire flow and flow duration shall be determined in
accordance with OFC Table B105.2. The required fire flow for a building shall not exceed the available GPM in the water
delivery system at 20 psi residual. (OFC B105.3)
Note: OFC B106, Limiting Fire-Flow is also enforced, except for the following:
• The maximum needed fire flow shall be 3,000 GPM, measured at 20 psi residual pressure.
• Tualatin Valley Fire & Rescue does not adopt Occupancy Hazards Modifiers in section B105.4-B105.4.1
18. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structu re or increase in the floor
area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or
600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no
adverse modifications have been made to the supply system. Water availability information may not be required to be
submitted for every project. (OFC Appendix B)
19. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1)
FIRE HYDRANTS:
20. FIRE DEPARTMENT CONNECTION (FDC) LOCATIONS: FDCs shall be located within 100 feet of a fire hydrant (or
as approved). Hydrants and FDC’s shall be located on the same side of the fire apparatus access roadway or drive
aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as otherwise
approved. (OFC 912.2.1 & NFPA 13)
• Fire department connections (FDCs) shall normally be located remotely and outside of the fall -line of the building
when required. FDCs may be mounted on the building they serve, when approved .
• FDCs shall be plumbed on the system side of the c heck valve when sprinklers are served by underground lines
also serving private fire hydrants.
BUILDING ACCESS AND FIRE SERVICE FEATURES
21. KNOX BOX: A Knox Box for building access may be required for stru ctures and gates. See Appendix B for further
information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and
instructions regarding installation and placement. (OFC 506.1)
22. FIRE PROTECTION EQUIPMENT IDENTIFICATION: Rooms containing controls to fire suppression and detection
equipment shall be identified as “Fire Control Room.” Signage shall have letters with a minimum of 4 inches high with
a minimum stroke width of 1/2 inch, and be plainly legible, and contrast wit h its background. (OFC 509.1)
23. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers
or approved building identification placed in a position that is plainly legible and visible from the street or road f ronting
the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a
minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1)
Commercial/Multi-Family 3.5– Page 4
If you have questions or need further clarification, please feel free to contact me at 503-259-1504.
Sincerely,
John Wolff
John Wolff
Deputy Fire Marshal II
Email
John.wolff@tvfr.com
Cc:
A full copy of the New Construction Fire Code Applications Guide for Commercial and Multi-Family Development is
available at http://www.tvfr.com/DocumentCenter/View/1296
x
Planned development modification to modify setback standards and lot coverage for swim center on Roshak Ridge
PDR2015-00002, SUB2015-00004, SLR2015-00001, VAR2015-00015-24, TUP2015-00008-13.
NE corner of SW Roy Rogers Road & SW Bull Mountain Road
2S107 TL 00100-00106
40 AC R-7, R-12
Jason Baker - Division President Polygon WLH LLC
703 Broadway Street Suite 510
Vancouver, WA 98660
360-695-7700
Jason Baker
360-695-7700
jason.baker@polygonhomes.com
PUBLIC RECORD REPORT
FOR NEW SUBDIVISION
OR LAND PARTITION
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
THIS REPORT IS ISSUED BY THE ABOVE-NAMED COMPANY (“THE COMPANY”) FOR THE EXCLUSIVE
USE OF THE FOLLOWING CUSTOMER:
Fidelity National Title
Phone No.:
Date Prepared:May 17, 2018
Effective Date:May 14, 2018 /08:00 AM
Charge:$400.00
Order No.:20120058982TOC
Reference:Polygon at Roshak Ridge
The information contained in this report is furnished to the Customer by Fidelity National Title Company of Oregon
(the "Company") as an information service based on the records and indices maintained by the Company for the
county identified below. This report is not title insurance, is not a preliminary title report for title insurance, and is
not a commitment for title insurance. No examination has been made of the Company’s records, other than as
specifically set forth in this report ("the Report"). Liability for any loss arising from errors and/or omissions is
limited to the lesser of the fee paid or the actual loss to the Customer, and the Company will have no greater
liability by reason of this report. This report is subject to the Definitions, Conditions and Stipulations contained in it.
REPORT
A. The Land referred to in this report is located in the County of Washington, State of Oregon, and is described
as follows:
As fully set forth on Exhibit "A" attached hereto and by this reference made a part hereof.
B. As of the Effective Date, the tax account and map references pertinent to the Land are as follows:
As fully set forth on Exhibit "B" attached hereto and by this reference made a part hereof.
C. As of the Effective Date and according to the Public Records, we find title to the land apparently vested in:
As fully set forth on Exhibit "C" attached hereto and by this reference made a part hereof.
D. As of the Effective Date and according to the Public Records, the Land is subject to the following liens and
encumbrances, which are not necessarily shown in the order of priority:
As fully set forth on Exhibit "D" attached hereto and by this reference made a part hereof.
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
EXHIBIT "A"
(Land Description)
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
PARCEL 1:
That part of the Easterlymost 255 feet of the following described tract lying South of a line drawn parallel to and
860 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262:
The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette
Meridian, in the County of Washington and State of Oregon.
PARCEL 2:
The Westerly 540 feet of that portion of the following described tract lying South of a line drawn parallel to and 910
feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the Westerlymost
270 feet of said Westerly 540 feet:
The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette
Meridian, in the County of Washington and State of Oregon.
PARCEL 3:
That part of the Westerlymost 660 feet of the following described tract lying North of a line drawn parallel to and
910 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262:
The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette
Meridian, in the County of Washington and State of Oregon.
PARCEL 4:
That part of the Westerly 810 feet of the following described tract lying South of a line drawn parallel to and 910
feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the Easterly 540 feet
of said 810 feet:
The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette
Meridian, in the County of Washington and State of Oregon.
PARCEL 5:
That part of the Westerly 810 feet of the following described tract lying South of a line drawn parallel to and 910
feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the Westerly 540 feet
of said Westerly 810 feet:
The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette
Meridian, in the County of Washington and State of Oregon.
PARCEL 6:
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
EXHIBIT "A"
(Land Description)
(continued)
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
That part of the Easterlymost 510 feet of the following described tract lying South of a line drawn parallel to and
860 feet North of the North line of S.W. Bull Mountain Road, County Road No. 262, EXCEPTING the East 255 feet
of the said Easterlymost 510 feet:
The Northeast quarter of the Northeast quarter of Section 7, Township 2 South, Range 1 West, Willamette
Meridian, in the County of Washington and State of Oregon.
PARCEL 7:
That part of the Easterly most 660 feet of the following described tract lying North of a line drawn parallel to and
910 feet Northerly of the North line of S.W. Bull Mountain Road, County Road #262, together with that portion of
the Easterly most 510 feet of the following described tract lying South of a line drawn parallel to and 910 feet North
of the North line of SW. Bull Mountain Road and lying North of a line drawn parallel to and 860 feet North of the
North line of S.W. Bull Mountain Road:
The Northeast quarter of the Northeast quarter of Section 7 in Township 2 South of Range 1, West of the
Willamette Meridian, in Washington County, Oregon.
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
EXHIBIT "B"
(Tax Account and Map)
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
APN/Parcel ID(s)R973110,R973101,R1022565,R1022574,R1022583,R1022592 and R482551 as well as
Tax/Map ID(s)2S17-00101,2S17-00102,2S17-00103,2S17-00104,2S17-00105,2S17-00106 and
2S17-00100
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
EXHIBIT "C"
(Vesting)
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
Polygon WLH LLC, an Oregon limited liability company
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
EXHIBIT "D"
(Liens and Encumbrances)
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
1.[Intentionally deleted]
2.[Intentionally deleted]
3.Rights of the public to any portion of the Land lying within the area commonly known as streets, roads and
highways.
4.[Intentionally deleted]
5.[Intentionally deleted]
6.[Intentionally deleted]
7.[Intentionally deleted]
8.Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
Entitled: Stipulted Judgment, Eminent Domain, Case No. C99-1118CV
In favor of: Washingon County, an Oregon political subdivision
Purpose: Right-of-way and slope and drainage
Recording Date: February 22, 2001
Recording No: 2001-014231
Affects: Parcels 3 & 4
Note: The Public Slope and Drainage Easements granted in said document above were vacated by
Washington County Board of Commissioners Resolution and Order No. 17-129, recorded December 8,
2017, Recorder's No. 2017-096161, and by Tigard City Council Resolution No. 18-13, recorded April 30,
2018, Recorder's No. 2018-029991, Washington County Deed Records.
9.[Intentionally deleted]
10.Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have
knowledge of any outstanding obligation, please contact the Title Department immediately for further
review prior to closing.
11.[Intentionally deleted]
12.Restrictive Covenant shown below and rights incidental thereto, as granted in a document:
Granted to: That Roshak Family II LLC, an Oregon limited liability company, Dennis Roshak and Susan
Roshak, Trustees or the Roshak Joint Trust u/t/a dated 12/6/1999 as amended, Mary Ann Newell and
Jeffery M. Newell, as Trustees of the Mary Ann Newell Trust dated September 28,2005, Jeffrey M. Newell
and Mary Ann Newell, as Trustees of the Jeffrey M. Newell Trust dated September 28, 2005, Michael A.
Roshak, Kevin A. Roshak, Victor Roshak, Mark Roshak and Claire Roshak
Purpose: Union Pacific Railroad Company, a Delaware corporation
Recording Date: March 10, 2015
Recording No: 2015-016689
Affects: Reference is hereby made to said document for full particulars.
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
EXHIBIT "D"
(Liens and Encumbrances)
(continued)
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
13.[Intentionally deleted]
14.[Intentionally deleted]
**************************************************************************************************
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
EXHIBIT "D"
(Liens and Encumbrances)
(continued)
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
Note: Property taxes for the fiscal year shown below are paid in full:
Fiscal Year: 2017-2018
Amount: $12,987.81
Account No.: R973110
Map No.: 2S17-00101
Affects: Parcel 1
Fiscal Year: 2017-2018
Amount: $10,955.96
Account No.: R973101
Map No.: 2S17-00102
Affects: Parcel 2
Fiscal Year: 2017-2018
Amount: $7,854.37
Account No.: R1022565
Map No.: 2S17-00103
Affects: Parcel 3
Fiscal Year: 2017-2018
Amount: $8,003.45
Account No.: R1022574
Map No.: 2S17-00104
Affects: Parcel 4
Fiscal Year: 2017-2018
Amount: $9,738.53
Account No.: R1022583
Map No.: 2S17-00105
Affects: Parcel 5
Fiscal Year: 2017-2018
Amount: $8,685.53
Account No.: R1022592
Map No.: 2S17-00106
Affects: Parcel 6
Fiscal Year: 2017-2018
Amount: $6,409.29
Account No.: R482551
Map No.: 2S17-00100
Affects: Parcel 7
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
DEFINITIONS, CONDITIONS AND STIPULATIONS
1.Definitions. The following terms have the stated meaning when used in this report:
(a) "Customer": The person or persons named or shown as the addressee of this report.
(b) "Effective Date": The effective date stated in this report.
(c) "Land": The land specifically described in this report and improvements affixed thereto which by law constitute real
property.
(d) "Public Records": Those records which by the laws of the state of Oregon impart constructive notice of matters
relating to the Land.
2.Liability of Company.
(a) This is not a commitment to issue title insurance and does not constitute a policy of title insurance.
(b) The liability of the Company for errors or omissions in this public record report is limited to the amount of the charge
paid by the Customer, provided, however, that the Company has no liability in the event of no actual loss to the
Customer.
(c) No costs (including without limitation attorney fees and other expenses) of defense, or prosecution of any action, is
afforded to the Customer.
(d) In any event, the Company assumes no liability for loss or damage by reason of the following:
(1) Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies
taxes or assessments on real property or by the Public Records.
(2) Any facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained
by an inspection of the land or by making inquiry of persons in possession thereof.
(3) Easements, liens or encumbrances, or claims thereof, which are not shown by the Public Records.
(4) Discrepancies, encroachments, shortage in area, conflicts in boundary lines or any other facts which a survey
would disclose.
(5) (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance
thereof; (iii) water rights or claims or title to water.
(6) Any right, title, interest, estate or easement in land beyond the lines of the area specifically described or referred
to in this report, or in abutting streets, roads, avenues, alleys, lanes, ways or waterways.
(7) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances
or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use or enjoyment of the land;
(ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a
separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or
was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or
governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect,
lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the
Public Records at the effective date hereof.
(8) Any governmental police power not excluded by 2(d)(7) above, except to the extent that notice of the exercise
thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the
land has been recorded in the Public Records at the effective date hereof.
(9) Defects, liens, encumbrances, adverse claims or other matters created, suffered, assumed, agreed to or
actually known by the Customer.
3.Report Entire Contract. Any right or action or right of action that the Customer may have or may bring against the
Company arising out of the subject matter of this report must be based on the provisions of this report. No provision or
condition of this report can be waived or changed except by a writing signed by an authorized officer of the Company. By
accepting this form report, the Customer acknowledges and agrees that the Customer has elected to utilize this form of
public record report and accepts the limitation of liability of the Company as set forth herein.
4.Charge. The charge for this report does not include supplemental reports, updates or other additional services of the
Company.
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
LIMITATIONS OF LIABILITY
"CUSTOMER" REFERS TO THE RECIPIENT OF THIS REPORT.
CUSTOMER EXPRESSLY AGREES AND ACKNOWLEDGES THAT IT IS EXTREMELY DIFFICULT, IF NOT
IMPOSSIBLE, TO DETERMINE THE EXTENT OF LOSS WHICH COULD ARISE FROM ERRORS OR
OMISSIONS IN, OR THE COMPANY’S NEGLIGENCE IN PRODUCING, THE REQUESTED REPORT, HEREIN
"THE REPORT." CUSTOMER RECOGNIZES THAT THE FEE CHARGED IS NOMINAL IN RELATION TO THE
POTENTIAL LIABILITY WHICH COULD ARISE FROM SUCH ERRORS OR OMISSIONS OR NEGLIGENCE.
THEREFORE, CUSTOMER UNDERSTANDS THAT THE COMPANY IS NOT WILLING TO PROCEED IN THE
PREPARATION AND ISSUANCE OF THE REPORT UNLESS THE COMPANY’S LIABILITY IS STRICTLY
LIMITED. CUSTOMER AGREES WITH THE PROPRIETY OF SUCH LIMITATION AND AGREES TO BE
BOUND BY ITS TERMS
THE LIMITATIONS ARE AS FOLLOWS AND THE LIMITATIONS WILL SURVIVE THE CONTRACT:
ONLY MATTERS IDENTIFIED IN THIS REPORT AS THE SUBJECT OF THE REPORT ARE WITHIN ITS
SCOPE. ALL OTHER MATTERS ARE OUTSIDE THE SCOPE OF THE REPORT.
CUSTOMER AGREES, AS PART OF THE CONSIDERATION FOR THE ISSUANCE OF THE REPORT AND TO
THE FULLEST EXTENT PERMITTED BY LAW, TO LIMIT THE LIABILITY OF THE COMPANY, ITS
LICENSORS, AGENTS, SUPPLIERS, RESELLERS, SERVICE PROVIDERS, CONTENT PROVIDERS AND ALL
OTHER SUBSCRIBERS OR SUPPLIERS, SUBSIDIARIES, AFFILIATES, EMPLOYEES, AND
SUBCONTRACTORS FOR ANY AND ALL CLAIMS, LIABILITIES, CAUSES OF ACTION, LOSSES, COSTS,
DAMAGES AND EXPENSES OF ANY NATURE WHATSOEVER, INCLUDING ATTORNEY’S FEES, HOWEVER
ALLEGED OR ARISING, INCLUDING BUT NOT LIMITED TO THOSE ARISING FROM BREACH OF
CONTRACT, NEGLIGENCE, THE COMPANY’S OWN FAULT AND/OR NEGLIGENCE, ERRORS, OMISSIONS,
STRICT LIABILITY, BREACH OF WARRANTY, EQUITY, THE COMMON LAW, STATUTE OR ANY OTHER
THEORY OF RECOVERY, OR FROM ANY PERSON’S USE, MISUSE, OR INABILITY TO USE THE REPORT
OR ANY OF THE MATERIALS CONTAINED THEREIN OR PRODUCED, SO THAT THE TOTAL AGGREGATE
LIABILITY OF THE COMPANY AND ITS AGENTS, SUBSIDIARIES, AFFILIATES, EMPLOYEES, AND
SUBCONTRACTORS SHALL NOT IN ANY EVENT EXCEED THE COMPANY’S TOTAL FEE FOR THE
REPORT.
CUSTOMER AGREES THAT THE FOREGOING LIMITATION ON LIABILITY IS A TERM MATERIAL TO THE
PRICE THE CUSTOMER IS PAYING, WHICH PRICE IS LOWER THAN WOULD OTHERWISE BE OFFERED
TO THE CUSTOMER WITHOUT SAID TERM. CUSTOMER RECOGNIZES THAT THE COMPANY WOULD
NOT ISSUE THE REPORT BUT FOR THIS CUSTOMER AGREEMENT, AS PART OF THE CONSIDERATION
GIVEN FOR THE REPORT, TO THE FOREGOING LIMITATION OF LIABILITY AND THAT ANY SUCH
LIABILITY IS CONDITIONED AND PREDICATED UPON THE FULL AND TIMELY PAYMENT OF THE
COMPANY’S INVOICE FOR THE REPORT.
THE REPORT IS LIMITED IN SCOPE AND IS NOT AN ABSTRACT OF TITLE, TITLE OPINION, PRELIMINARY
TITLE REPORT, TITLE REPORT, COMMITMENT TO ISSUE TITLE INSURANCE, OR A TITLE POLICY, AND
SHOULD NOT BE RELIED UPON AS SUCH. THE REPORT DOES NOT PROVIDE OR OFFER ANY TITLE
INSURANCE, LIABILITY COVERAGE OR ERRORS AND OMISSIONS COVERAGE. THE REPORT IS NOT TO
BE RELIED UPON AS A REPRESENTATION OF THE STATUS OF TITLE TO THE PROPERTY. THE
COMPANY MAKES NO REPRESENTATIONS AS TO THE REPORT’S ACCURACY, DISCLAIMS ANY
WARRANTY AS TO THE REPORT, ASSUMES NO DUTIES TO CUSTOMER, DOES NOT INTEND FOR
CUSTOMER TO RELY ON THE REPORT, AND ASSUMES NO LIABILITY FOR ANY LOSS OCCURRING BY
REASON OF RELIANCE ON THE REPORT OR OTHERWISE.
Fidelity National Title Company of Oregon
Public Record Report for New Subdivision or Land Partition
Order No. 20120058982TOC
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
IF CUSTOMER (A) HAS OR WILL HAVE AN INSURABLE INTEREST IN THE SUBJECT REAL PROPERTY,
(B) DOES NOT WISH TO LIMIT LIABILITY AS STATED HEREIN AND (C) DESIRES THAT ADDITIONAL
LIABILITY BE ASSUMED BY THE COMPANY, THEN CUSTOMER MAY REQUEST AND PURCHASE A POLICY
OF TITLE INSURANCE, A BINDER, OR A COMMITMENT TO ISSUE A POLICY OF TITLE INSURANCE. NO
ASSURANCE IS GIVEN AS TO THE INSURABILITY OF THE TITLE OR STATUS OF TITLE. CUSTOMER
EXPRESSLY AGREES AND ACKNOWLEDGES IT HAS AN INDEPENDENT DUTY TO ENSURE AND/OR
RESEARCH THE ACCURACY OF ANY INFORMATION OBTAINED FROM THE COMPANY OR ANY PRODUCT
OR SERVICE PURCHASED.
NO THIRD PARTY IS PERMITTED TO USE OR RELY UPON THE INFORMATION SET FORTH IN THE
REPORT, AND NO LIABILITY TO ANY THIRD PARTY IS UNDERTAKEN BY THE COMPANY.
CUSTOMER AGREES THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, IN NO EVENT WILL THE
COMPANY, ITS LICENSORS, AGENTS, SUPPLIERS, RESELLERS, SERVICE PROVIDERS, CONTENT
PROVIDERS, AND ALL OTHER SUBSCRIBERS OR SUPPLIERS, SUBSIDIARIES, AFFILIATES, EMPLOYEES
AND SUBCONTRACTORS BE LIABLE FOR CONSEQUENTIAL, INCIDENTAL, INDIRECT, PUNITIVE,
EXEMPLARY, OR SPECIAL DAMAGES, OR LOSS OF PROFITS, REVENUE, INCOME, SAVINGS, DATA,
BUSINESS, OPPORTUNITY, OR GOODWILL, PAIN AND SUFFERING, EMOTIONAL DISTRESS,
NON-OPERATION OR INCREASED EXPENSE OF OPERATION, BUSINESS INTERRUPTION OR DELAY,
COST OF CAPITAL, OR COST OF REPLACEMENT PRODUCTS OR SERVICES, REGARDLESS OF
WHETHER SUCH LIABILITY IS BASED ON BREACH OF CONTRACT, TORT, NEGLIGENCE, THE
COMPANY’S OWN FAULT AND/OR NEGLIGENCE, STRICT LIABILITY, BREACH OF WARRANTIES, FAILURE
OF ESSENTIAL PURPOSE, OR OTHERWISE AND WHETHER CAUSED BY NEGLIGENCE, ERRORS,
OMISSIONS, STRICT LIABILITY, BREACH OF CONTRACT, BREACH OF WARRANTY, THE COMPANY’S
OWN FAULT AND/OR NEGLIGENCE OR ANY OTHER CAUSE WHATSOEVER, AND EVEN IF THE COMPANY
HAS BEEN ADVISED OF THE LIKELIHOOD OF SUCH DAMAGES OR KNEW OR SHOULD HAVE KNOWN OF
THE POSSIBILITY FOR SUCH DAMAGES.
END OF THE LIMITATIONS OF LIABILITY
1 0 ’1 0 ’1 0 ’1 0 ’
1 1 0 ’ R O W110’ R O W110’ R O W110’ R O W
37' ROW
41'SW
168TH
AVE
RIVER
TERRACE
BLVD
SW
TRAIL
SCALE
10'-1"UPPER F.F.TOP PLATE2'-03 4"10'-1"10'-1"LOWER F.F.UPPER F.F.TOP PLATELOWER F.F.UPPER F.F.TOP PLATE10'-1"2'-03 4"10'-1"
2'-03 4"10'-1"LOWER F.F.UPPER F.F.10'-1"TOP PLATEAREA IV SWIM CENTER24%1234568Front porch at least5 feet deep
Balcony at least 2 feet
deep w/ inside access
5 feet wide X 2 feet
deep bay window
6 ft. wide vertical wall
offset at least 2 feet
Gabled dormer Articulation18.660-13 I (1)Single-FamilyHousesElements (min. 2 required)Eyes on th Street18.660-13 I (2)At least 12% of thestreet- facing facademust include windowsor entrance doors(windows in garagedoors count for 12)Entrances18.660-13 I (3)Both requiredEntrance shall not be
set back > 8 feet from
widest street facing wall
Entrance shall be no
more than 45° angle
relative to street
Elements (minmum 5 req'd)Detailed Design18.660-13 I (4)Covered porch
min. 5' wide X 5' deep
Recessed entry area
min. 5' wide X 2' deep
Wall offset
min. 16 inches
Dormer
min. 4 feet wide
Roof eave
min. 12" projection
Roof offset
min. 2 feet
Roof shingles
tile or wood (cedar)
Gable, hip or gambrel
roof design
Roof pitch oriented
toward south
Horizontal lap siding
Accent siding material
min. 40% street facade
Window surround trim
min. 58" x 212"
Window recess
min. 3 inches
5 feet wide X 2 feet
deep bay window
Balcony 5' wide X 3'
deep w/ inside access
Garage whose width
is < 35% street facade
Garages and Carports18.660-13 I (4)Garage Setback (need 1)Garage does not
extend beyond
front porch
Garage door measures
12 feet wide
Garage has window at
2nd story above which
is min. 12 sq. ft.
Garage setback is not
less than longest
street-facing wall
Garage Door Width (need 1)Garage door does not
exceed 40% street elev.
Garage door does not
exceed 50% street elev.
includes 7 design elem.Design Standards Compliance MatrixEntrance open
to a porch
One street
facing entry
5 ft. depth
(minimum)
25 sq.ft.
(minimum)
12 ft. max. roof
height above porch
30% min.
Porch roof coverage ALL requiredEntrances(When open to a Porch)N/A79N/AFrontElevationSideElevation atcorner lot24%25 Central Way, Suite 210, Kirkland, Washington 98033 Phone: 425-454-7130 Fax: 425-658-1208 Website: http://www.milbrandtarch.comM i l b r a n d t A r c h i t e c t s, I n c ., P . S .Polygon VancouverScale:Date:Date Plotted:Drawn By:Sheet No.:Job No.:Swim Center15-03River Terrace Area 410-9-18Tigard, OregonE1Preliminary Elevations3/32" = 1'-0"RTWest (Pool Side) ElevationEast (Entry) ElevationNorth ElevationSouth Elevation
SW RIVER TERR
A
C
E
B
O
U
L
E
V
A
R
D
SW 168TH AVENUE
8.71'
8.71'
6.42'3.71'
2.54'
3.69'
37.08'40.41'
46.78'
SCALE
1 INCH = 10 FEET
010 5 10
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.2)Dimensional Site Plan.dwg - SHEET: 22x34 Nov 12, 2018 - 11:13am jjk[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
DIMENSIONAL
SITE PLAN
3.2
LEGEND:
ROW
PROPERTY LINES
BUILDING LIMITS
LOT COVERAGE
LOT = 7,034 SF
BUILDING = 2,687 SF (38.2%)
ADDITIONAL
IMPERVIOUS
SURFACE = 3,4854 SF (49.5%)
TOTAL
IMPERVIOUS
SURFACE = 6,172 SF (87.7%)
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 1
NARRATIVE & COMPLIANCE REPORT
ROSHAK RIDGE
MODIFICATION OF PLANNED DEVELOPMENT (SWIM CENTER)
TABLE OF CONTENTS
I. PROPOSAL SUMMARY 2
PROJECT DESCRIPTION 3
II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 4
18.770 PLANNED DEVELOPMENTS 4
18.710 LAND USE REVIEW PROCEDURES 15
18.110 RESIDENTIAL ZONING DISTRICTS 17
18.640 RIVER TERRACE PLAN DISTRICT 17
III. CONCLUSION 32
LIST OF EXHIBITS
A COPIES OF APPLICATION FORMS (INCLUDES COPY OF VESTING DEED)
B PRELIMINARY PLANS
- COVER PAGE/VICINITY MAP
- CONCEPTUAL SITE PLAN
- DIMENSIONED SITE PLAN
- PRELIMINARY GRADING PLAN
- PRELIMINARY UTILITY PLAN
- CIRCULATION/PARKING PLAN
- LANDSCAPE PLAN
C ELEVATIONS & FLOOR PLAN
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 2
I. PROPOSAL SUMMARY
GENERAL INFORMATION
Applicant/Property Owner: Polygon WLH LLC
703 Broadway St
Vancouver, WA 98660
(360) 695-7700
Contact: Jason Baker
Applicant’s Representative: Pacific Community Design, Inc.
12564 SW Main Street
Tigard, OR 97223
(503) 941-9484
Contacts: Stacy Connery, AICP
Jessie King, PE
Project Name: Roshak Ridge
Existing City Approvals: PDR2015-00002
SUB2015-00004
SLR2015-00001
VAR2015-00014-24
TUP2015-00003, 00008-13
PDR2016-00002-6
Request: Planned Development Modification for the
Swim Center:
0’ Front Setback
88 percent lot coverage
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 3
PROJECT DESCRIPTION
The applicant requests the approval of a modification of Planned Development – Detailed
Development plan for previously approved “Roshak Ridge” Casefile No. PDR2015-00002,
SUB2015-00004, SLR2015-00001, VAR2015-00014-24, TUP2015-00003, 00008-13. The proposed
modification consists of an addition to Table A – Proposed Dimensional Standards for a front
setback of 0’ for the Swim Center building and increased lot coverage to 88 percent, shown in
bold and underlined below. The modification is requested to accommodate revised architecture
for the Swim Center.
While developing detailed plans for the Swim Center, the applicant recognized a need for a
refined design that allows the Swim Center to function despite site constraints. A 0’ front
setback will allow the pool and building to be sized large enough to accommodate residents of
the Roshak Ridge development. The Swim Center has frontage along River Terrace Boulevard
and its architecture is therefore subject to the River Terrace Design Standards. It is also located
on the side of the River Terrace Boulevard ROW with the trail corridor. The Swim Center’s
location on the trail-side of River Terrace Boulevard ROW creates an opportunity to reduce the
front building setback to 0’ without giving the appearance of close-proximity to the road. In
effect, the building is 41 feet from the travel lanes on River Terrace Boulevard. The attached
building elevations (Exhibit C) includes a diagram illustrating this relationship.
Additionally, the design refinements necessitate a modification for increased lot coverage
beyond the 80 percent lot coverage standard. This is requested to allow for the revised design
that provides adequate pool/outdoor space capacity necessary to serve the sizable population
of the Roshak Ridge development.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 4
II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE
18.770 PLANNED DEVELOPMENTS
18.770.040 General Provisions
A. Zoning map designation. The planned development overlay zone application shall be
concurrently approved when the detailed development plan is approved. The official
zoning map shall be amended to indicate the approved planned development overlay
zone for the development site. The approval of the planned development overlay
zone shall not expire.
B. Allowable uses.
1. In all residential zones, an applicant with a planned development approval
may develop the site to contain a mixture of uses subject to the density
requirements of the applicable base zone and the density bonus provisions in
Section 18.770.080.C.3. The following uses are allowed with planned
development approval:
i. Outdoor recreation facility, golf course, golf driving range, swimming
pool, tennis court, or similar use; and
Response: The Swim Center was shown and described in this same location in the original
Concept Plan and Detailed Development Plan. The design details have since been refined. The
setbacks, and proposed modification, are part of the Detailed Development Plan and are further
addressed below.
18.770.070 Detailed Development Plan Submission Requirements
A. General submission requirements. An application for a detailed development plan
shall contain all the general application submittal requirements as provided in
Section 18.710.030.
Response: This modification is submitted under the Type III procedure as modifications are
required to be reviewed through the same procedure as the original planned development
approval.
B. Additional information. In addition to the general information in Subsection
18.770.070.A, the application for a detailed development plan, data, and narrative
shall include the following:
1. Contour intervals of 1 foot, unless otherwise approved by the director, and
spot elevations at breaks in grade, along drainage channels or swales, and at
selected points, as needed; and
Response: The attached Grading Plan includes contour intervals of one foot and spot elevations
at breaks in grade, along drainage channels or swales, and at selected points, as needed.
2. A specific development schedule indicating the approximate dates of
construction activity, including demolition, tree protection installation, tree
removal, ground breaking, grading, public improvements, building
construction, and landscaping for each phase.
Response: The proposed development will be developed in one phase. Overall site construction
is occurring. Site construction will include demolition, tree protection installation, tree
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 5
removal, grading, and public improvements. Construction of the Swim Center is expected to
begin in 2019.
C. Compliance with specific development standards. The detailed development plan
shall show compliance with base zone provisions, with the following modifications:
1. Lot dimensional standards. The minimum lot depth and lot width standards
shall not apply. There shall be no minimum lot size except that lots on the
perimeter of the project shall not be less than 80 percent of the minimum
size required in the base zone.
Response: This request does not modify the original Planned Development approval regarding
lot dimensional standards.
2. Site coverage. The maximum site coverage is 80 percent, except in the IP
zone where the maximum site coverage shall be 75 percent. Site coverage
includes all buildings and impervious surfaces such as streets and sidewalks.
Response: This application also requests to modify the original Planned Development approval
regarding site coverage. Due to the refined Swim Center design, the impervious site coverage
was increased to 88 percent. This allowance is requested to support pool/outdoor space
capacity needed to serve the population of the Roshak Ridge development.
3. Building height. In residential zones, any increase in the building height
above the maximum in the base zone will require that the structure be set
back from the perimeter of the site a distance of at least 1.5 times the height
of the building.
Response: This request does not modify the original Planned Development approval regarding
building height.
4. Structure setback provisions:
a. Setbacks for structures on the perimeter of the project shall be
the same as that required by the base zone unless otherwise
provided by Chapter 18.780, Site Development Review;
Response: Setbacks around the perimeter of the project as defined by the River Terrace Plan
District are not modified by this request.
b. The setback provisions for all setbacks on the interior of the
project shall not apply except that:
i. All structures shall meet the Uniform Building and Fire
Code requirements;
ii. A minimum front yard setback of 20 feet is required for
any garage structure which opens facing a street. This
setback may be reduced for rear or side loaded garages,
if specified on the detailed plan and proper clearances for
backing movements are accounted for; and
iii. A minimum front yard setback of 8 feet is required for any
garage opening for an attached single-family dwelling
facing a private street as long as the required off-street
parking spaces are provided. This setback may be reduced
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 6
for rear or side loaded garages, if specified on the detailed
plan and proper clearances for backing movements are
accounted for.
Response: The request does not modify compliance of the original Planned Development
approval with these standards.
c. If seeking to modify the base zone setbacks, the applicant shall
specify the proposed setbacks, either on a lot by lot, or project
wide basis. The commission may require site specific building
envelopes.
Response: The proposed modification will add a 0’ front yard setback for the Swim Center,
and modify the site coverage to allow 88 percent impervious surface site coverage. This
modification is shown on Table A below in bold / underlined and on the Dimensioned Site Plan
(see Exhibit B).
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 7
Table A: Proposed Building Dimensions
(See Dimensioned Site Plan in Exhibit B)
STANDARD R-4.5 R-7 R-12 Proposed PD
Minimum Lot Size
Detached unit
Duplex
Attached Unit [1]
7,500 sq.
ft.
5,000 sq. ft.
10,000 sq.
ft. 5,000 sq.
ft.
3,050 sq.
ft. per
unit
NA for PD
Average Minimum Lot Width,
Detached units lots
Duplex lots
Attached unit lots
50 ft.
90 ft
50 ft.
50 ft.
40 ft.
None NA for PD
Maximum Lot Coverage N/A 80% [2] 80% 88%
Minimum Setbacks
Front yard
Side facing street on corner & through lots
Side yard
Rear yard
Swim Center Building Front Setback
Side or rear yard abutting more restrictive zoning
district
Distance between property line, front of garage
20 ft.
15 ft.
5 ft.
15 ft.
-
N/A.
20 ft.
15 ft.
10 ft.
5 ft.
15 ft.
-
30 ft.
20 ft.
15 ft.
10 ft.
5 ft. [3]
15 ft.
-
30 ft.
20 ft.
12 ft. (8 ft. front
porch)
8 ft. min public street
side, 3 ft. alley side
0 attached (RH) / 3 ft.
detached/Swim
Center Building
15 ft. detached / Swim
Center Building / 10 ft
attached (RH)/ 0 ft
alley or private street
(3 ft. deck overhang of
sidewalk on private
street)
0’
NA except perimeter
20 ft front garage on
public street / 18.5 RH
on private street with
driveway parking space
or 3-5 ft RH on private
street without driveway
/ ≥16 ft. rear garage for
detached on alley with
driveway parking space
or 3-5’ rear garage for
detached on alley
without driveway
Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except
perimeter which will
meet base zone
Minimum Landscape Requirement N/A 20% 20% 20%
[1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping.
[2] Lot coverage includes all buildings and impervious surfaces.
[3] Except this shall not apply to attached units on the lot line on which the units are attached.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 8
5. Other provisions of the base zone. All other provisions of the base zone shall
apply except as modified by this chapter. (Ord. 17-22 §2)
Response: This request does not modify the compliance of the original Planned Development
approval with the above standard.
18.770.080 Detailed Development Plan Approval Criteria
The approval authority shall approve or approve with conditions a planned development
detailed development plan application when all of the following are met:
A. The detailed plan is generally consistent with the concept plan. Minor changes from
the concept plan do not make the detailed plan inconsistent with the concept plan
unless:
1. The change increases the residential densities, increases the lot coverage by
buildings or reduces the amount of parking;
2. The change reduces the amount of open space and landscaping;
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive
or subject to a potential hazard; and
5. The change involves a major shift in the location of buildings, proposed
streets, parking lots, landscaping or other site improvements.
Response: The proposed modification includes the addition of a 0’ front yard setback and 88
percent site coverage for the Swim Center. While developing detailed plans for the Swim
Center, the applicant recognized a need for a refined design that functions within site
constraints. The requested 0’ front setback will allow the pool and building to be sized large
enough to accommodate the Roshak Ridge development residents using the facility. The Swim
Center is located on the side of the River Terrace Boulevard ROW with the trail corridor, which
provides additional setback due to the trail corridor. In effect, the building is 41’ from the
travel lanes (see Exhibit C).
No increases in residential densities, or reductions in parking are proposed. The revised Swim
Center has approximately 87.7 percent impervious area, so the applicant also requests the
modification for an increase in allowable lot coverage, 88 percent. The increased lot coverage
is necessary for the revised design, which boosts capacity of the pool and recreation facility.
No reductions in the amount of open space or landscaping are proposed. The proposed
modification does not change the uses within the Planned Development. The proposed
modification does not commit land to development that is environmentally sensitive or subject
to potential hazard without obtaining approval from affected agencies. Proposed modification
does not involve major shifts in buildings, streets, parking lots, landscaping or other site
improvements. The detailed development plan remains in compliance with the concept plan.
B. All the provisions of the land division provisions, Chapters 18.820, Land Partitions,
and 18.830, Subdivisions, shall be met if applicable;
Response: The proposed modification does not alter the project’s compliance with Chapter
18.820 as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 9
C. Except as noted, the provisions of the following chapters shall be utilized as
guidelines. A planned development need not meet these requirements where a
development plan provides alternative designs and methods, if acceptable to the
commission that promotes the purpose of this chapter. In each case, the applicant
must provide findings to justify the modification of the standards in the chapters
listed below. The applicant shall respond to all the applicable criteria of each
chapter as part of these findings and clearly identify where their proposal is seeking
a modification to the strict application of the standards. For those chapters not
specifically exempted, the applicant bears the burden of fully complying with those
standards, unless a variance or adjustment has been requested.
Response: The proposed modification does not alter the project’s compliance with the
provisions of the chapters referenced above, as it only adds a 0’ front setback and 88 percent
lot coverage for the Swim Center.
D. In addition, the following criteria shall be met:
1. Relationship to the natural and physical environment:
a. The streets, buildings and other site elements shall be designed
and located to preserve the existing trees, topography and
natural drainage to the greatest degree possible. The
commission may require the applicant to provide an alternate
site plan to demonstrate compliance with this criterion;
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
The streets, buildings and other amenities in the original Roshak Ridge application were
designed so as to preserve the existing trees, topography and natural drainage to the greatest
extent possible. The site drainageway is enhanced and protected with an open space tract to
the north. Trees along the eastern edge are preserved using tree protection and minimized
grading. The Urban Forestry Plan demonstrated that the 40 percent tree canopy standard is
met through tree preservation, street tree planting, and tree plantings in parks and open
spaces. Grading on the site is limited to preserve existing topography, as shown on the
Preliminary Grading Plan. The site was proposed to be graded so that blocks step down from
east to west with some homes designed as split level to minimize impacts to the site’s natural
topography and optimize views for residents from east to west.
b. Structures located on the site shall not be in areas subject to
ground slumping and sliding as demonstrated by the inclusion
of a specific geotechnical evaluation; and
Response: The site structures are not in areas subject to ground slumping and sliding, as
described by the geotechnical report originally submitted with the planned development
application.
c. Using the basic site analysis information from the concept plan
submittal, the structures shall be oriented with consideration
for the sun and wind directions, where possible.
Response: The original planned development application included basic site analysis
information from the concept plan, detailed on an opportunities and constraints map with a
sun exposure diagram. The proposed modification does not alter the project’s compliance with
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 10
this standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim
Center.
2. Buffering, screening, and compatibility between adjoining uses:
a. Buffering shall be provided between different types of land
uses, e.g., between single-family and multifamily residential,
and residential and commercial uses;
b. In addition to the requirements of Table 18.320.1, the
requirements of the buffer may be reduced if a landscape plan
prepared by a registered landscape architect is submitted that
attains the same level of buffering and screening with alternate
materials or methods. The following factors shall be considered
in determining the adequacy and extent of the buffer required
under Chapter 18.320, Landscaping and Screening:
i. The purpose of the buffer, for example to decrease
noise levels, absorb air pollution, filter dust, or to
provide a visual barrier;
ii. The size of the buffer needs in terms of width and height
to achieve the purpose;
iii. The direction(s) from which buffering is needed;
iv. The required density of the buffering; and
v. Whether the viewer is stationary or mobile.
c. On-site screening from view from adjoining properties of such
activities as service areas, storage areas, parking lots, and
mechanical devices on rooftops shall be provided and the
following factors shall be considered in determining the
adequacy of the type and extent of the screening:
i. What needs to be screened;
ii. The direction from which it is needed; and
iii. Whether the screening needs to be year-round.
Response: The subject site is surrounded by single-family residential and agricultural uses.
Screening standards do not apply as the site contains no adjoining properties of such activities
as service areas, storage areas, parking lots and mechanical devices on roof tops.
3. Privacy and noise. Nonresidential structures which abut existing residential
dwellings shall be located on the site or be designed in a manner, to the
maximum degree possible, to protect the private areas on the adjoining
properties from view and noise;
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
4. Exterior elevations—Single-family attached and multiple-family structures.
Along the vertical face of single-family attached and multiple-family
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 11
structures, offsets shall occur at a minimum of every 30 feet by providing any
two of the following:
a. Recesses, e.g., decks, patios, entrances, floor area, of a
minimum depth of eight feet;
b. Extensions, e.g., decks, patios, entrances, floor area, of a
minimum depth of eight feet, a maximum length of an overhang
shall be 25 feet; and
c. Offsets or breaks in roof elevations of three or more feet in
height.
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
5. Private outdoor area—Residential use:
a. Exclusive of any other required open space facility, each
ground-level residential dwelling unit shall have an outdoor
private area (patio, terrace, or porch) of not less than 48
square feet with a minimum width dimension of four feet;
b. Wherever possible, private outdoor open spaces should be
oriented toward the sun; and
c. Private outdoor spaces shall be screened or designed to provide
privacy for the use of the space.
6. Shared outdoor recreation and open space facility areas—Residential use:
a. Exclusive of any other required open space facilities, each
residential dwelling development shall incorporate shared
usable outdoor recreation areas within the development plan
as follows:
i. Studio units up to and including two bedroom units, 200
square feet per unit;
ii. Three or more bedroom units, 300 square feet per unit.
b. Shared outdoor recreation space shall be readily observable
from adjacent units for reasons of crime prevention and safety;
c. The required recreation space may be provided as follows:
i. Additional outdoor passive use open space facilities;
ii. Additional outdoor active use open space facilities;
iii. Indoor recreation center; or
iv. A combination of the above.
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Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
7. Access and circulation:
a. The number of required access points for a development shall
be in compliance with Chapter 18.920, Access, Egress and
Circulation;
b. All circulation patterns within a development must be designed
to accommodate emergency and service vehicles; and
c. Provisions shall be made for pedestrian and bicycle ways
abutting and through a site if such facilities are shown on an
adopted plan or terminate at the boundaries of the project site.
Response: The original planned development application included a Circulation Plan and
Traffic Report (prepared by Kittelson & Associates) that demonstrated access and circulation
compliance. The streets connect to surrounding streets and allow for emergency vehicle access
throughout the site. Streets comply with emergency vehicle access standards, which are
assured through street widths complying with the standards set by the City. The street widths
do not compromise the ability to meet standards for safety and comfort of motorists, bicyclists,
and pedestrians as demonstrated on the Circulation Plan. The proposed modification does not
alter the project’s compliance with these standards, as it only adds a 0’ front setback and 88
percent lot coverage for the Swim Center.
8. Landscaping and open space— Residential development. In addition to the
buffering and screening requirements of Paragraph 18.770.080.D.2, and any
minimal use open space facilities, a minimum of 20 percent of the site shall
be landscaped. This may be accomplished in improved open space tracts, or
with landscaping on individual lots provided the developer includes a
landscape plan, prepared or approved by a licensed landscape architect, and
surety for such landscape installation.
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
9. Public transit:
a. Provisions for public transit may be required where the site
abuts or is within a 0.25 miles of a public transit route. The
required facilities shall be based on:
i. The location of other transit facilities in the area; and
ii. The size and type of the proposed development.
b. The required facilities may include but are not necessarily
limited to such facilities as:
i. A waiting shelter;
ii. A turn-out area for loading and unloading; and
iii. Hard surface paths connecting the development to the
waiting area.
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c. If provision of such public transit facilities on or near the site is
not feasible, the developer may contribute to a fund for public
transit improvements provided the Commission establishes a
direct relationship and rough proportionality between the
impact of the development and the requirement.
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
10. Parking:
a. All parking and loading areas shall be generally laid out in
compliance with Chapter 18.310, Off-Street Parking and
Loading; and
b. Up to 50 percent of required off-street parking spaces for
single-family attached dwellings may be provided on one or
more common parking lots within the planned development as
long as each single-family lot contains one off-street parking
space.
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
11. Drainage. All drainage provisions shall be generally laid out in compliances
with the requirements set forth in Chapter 18.910, Improvement Standards.
An applicant may propose an alternate means for stormwater conveyance on
the basis that a reduction of stormwater runoff or an increase in the level of
treatment will result from the use of such means as green streets, porous
concrete, or eco roofs.
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
12. Special flood hazard dedication. Where landfill and/or development are
allowed within or adjacent to the 100-year floodplain, the city shall require
consideration of the dedication of sufficient open land area for a greenway
adjoining and within the floodplain. This area shall include portions of a
suitable elevation for the construction of a pedestrian/bicycle pathway with
the floodplain in accordance with the adopted pedestrian bicycle pathway
plan.
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
13. Shared open space facilities. These requirements are applicable to residential
planned developments only. The detailed development plan shall designate a
minimum of 20 percent of the gross site area as a shared open space facility.
The open space facility may be comprised of any combination of the
following:
a. Minimal use facilities. Up to 75 percent of the open space
requirement may be satisfied by reserving areas for minimal
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
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use. Typically these areas are designated around sensitive
lands (steep slopes, wetlands, streams, or 100-year floodplain).
b. Passive use facilities. Up to 100 percent of the open space
requirement may be satisfied by providing a detailed
development plan for improvements (including landscaping,
irrigation, pathway and other structural improvements) for
passive recreational use.
c. Active use facilities. Up to 100 percent of the open space
requirement may be satisfied by providing a detailed
development plan for improvements (including landscaping,
irrigation, pathway and other structural improvements) for
active recreational use.
d. The open space area shall be shown on the final plan and
recorded on the final plat or covenants.
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
14. Open space conveyance: Where a proposed park, playground or other public
use shown in a plan adopted by the city is located in whole or in part in a
subdivision, the commission may require the dedication or reservation of
such area within the subdivision, provided that the reservation or dedication
is roughly proportional to the impact of the subdivision on the park system.
Where considered desirable by the commission in accordance with adopted
comprehensive plan policies, and where a development plan of the city does
not indicate proposed public use areas, the commission may require the
dedication or reservation of areas within the subdivision or sites of a
character, extent and location suitable for the development of parks or other
public use, provided that the reservation or dedication is roughly
proportional to the impact of the subdivision on the park system. The open
space shall be conveyed in accordance with one of the following methods:
a. Public ownership. Open space proposed for dedication to the
city must be acceptable to it with regard to the size, shape,
location, improvement and budgetary and maintenance
limitations. A determination of city acceptance shall be made
in writing by the parks & facilities division manager prior to
final approval. Dedications of open space may be eligible for
systems development charge credits, usable only for the
proposed development. If deemed to be not acceptable, the
open space shall be in private ownership as described below.
b. Private ownership. By conveying title (including beneficial
ownership) to a corporation, home association or other legal
entity, and granting a conservation easement to the city in a
form acceptable by the city. The terms of the conservation
easement must include provisions for the following:
i. The continued use of such land for the intended
purposes;
ii. Continuity of property maintenance;
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iii. When appropriate, the availability of funds required for
such maintenance;
iv. Adequate insurance protection; and
v. Recovery for loss sustained by casualty and
condemnation or otherwise. (Ord. 17-22 §2)
Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
18.710 LAND USE REVIEW PROCEDURES
18.710.030
A. Pre-application conference. A pre-application conference is required for all Type III
actions. Legislative applications are exempt from a pre-application conference.
Response: The original pre-application conference for Roshak Ridge was held on 2/25/16. The
applicant has had multiple meetings with staff to discuss the updated Swim Center during 2018.
B. Neighborhood meetings. A person considering filing an application shall hold a
neighborhood meeting prior to filing the following applications: comprehensive plan
map amendment (quasijudicial), conditional use, sensitive lands review, site
development review, subdivision, planned development review and zoning map
amendment (quasi-judicial).
Response: Given that the requested Planned Development modification only affects the front
setback and lot coverage of the Swim Center, which is internal to the project, an additional
neighborhood meeting is not required.
C. Application submittal.
1. Applications may be initiated by:
a. All of the property owners or, contract purchasers of the subject
property, or any agent authorized to represent the property owners
or contract purchasers. Easement holders are not considered owners
for this section. If the subject property was divided without a
partitioning or subdivision approval required by law at the time of the
division, an application for approval of the land division may be filed
by the owner, contract purchaser or representative of one of the units
of land created by the division;
b. The director;
c. Tigard City Council;
d. Tigard Planning Commission; or
e. A public entity that has the right of eminent domain for projects the
entity has the authority to construct.
f. Application form
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2. Multiple applications for a single proposed development shall be consolidated
unless the applicant specifies otherwise in the application. A concurrent
application review consolidates the review of multiple applications into a single
review process. The applications shall be processed using the highest review type
required for any part of the proposed development.
3. The application shall include, at a minimum, the following items. The director
may waive items listed if they are not applicable to the proposed application.
a. Application form, including signature(s) of the property owner or
public agency initiating the application.
b. Deed, title report, or other proof of ownership.
c. Detailed and comprehensive description of existing site conditions, all
existing and proposed uses and structures, including a summary of all
information contained in any site plans.
d. Narrative that demonstrates how the proposal meets all applicable
approval criteria, regulations and development standards.
e. Site plans, landscape plans, grading plans, elevation drawings,
preliminary plat, or final plat, or similar.
f. Any other materials required by a specific land use application.
g. Any required service provider letters, including but not limited to
Clean Water Services, waste disposal company, or other entity.
h. Any required studies or reports, including but not limited to a traffic
impact analysis, wetland delineation report, or geotechnical report.
i. Copy of any existing and proposed restrictions or covenants.
j. Payment of all fees, based on the fee schedule in effect at time of
submittal, as adopted by city council.
k. Copy of the pre-application conference notes, if applicable.
l. Copy of the mailed neighborhood meeting letter, the mailing list,
affidavits of mailing and posting, copy of the meeting sign-in sheets,
meeting minutes, and any handouts provided at the meeting, including
the site plan, if applicable.
Response: The materials in this notebook are provided to meet the application submittal
requirements outlined above.
4. Application completeness. In reviewing an application for completeness the
following shall be used:
1. When the application is accepted, the director shall review the application
for completeness. If the application is incomplete, the director shall notify
the applicant of exactly what information is missing within 30 days of receipt
of the application and allow the applicant to submit the missing information.
2. The application shall be deemed complete upon the receipt of:
a. All of the missing information;
b. Some of the missing information and a written notice from the
applicant that no other information will be provided; or
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
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c. Written notice from the applicant that none of the missing information
will be provided.
3. If the applicant does not submit the missing information or provide written
notice that no additional information will be provided, the application shall
be deemed void on the 181st day after submittal.
Response: The applicant is aware of the completeness requirements and will follow the
procedures to deem the application complete.
E. Modifications of applications. A modification of application means the applicant’s
submittal of new information after an application has been deemed complete and
prior to close of the record on a pending application that would modify a
development proposal by changing one or more of the following components:
proposed uses, operating characteristics, intensity, scale, or site layout, in a manner
that requires the application of new criteria to the proposal or that would require a
substantial change to the findings of fact. It does not mean a submittal of new
evidence that merely clarifies or supports the pending application.
1. A Type I or Type II application may be modified up until the decision is issued.
A Type II application that is appealed or Type III application may be modified up
until the close of the record.
2. The approval authority shall not consider any evidence submitted by the
applicant that would constitute a modification of an application, as defined
above, unless a new application is submitted for the modification. The
modification shall constitute a new application and shall restart the 120-day
clock for the application being modified.
3. Prior to the first public hearing or if a hearing is not required, the director shall
have sole authority to determine whether an applicant’s submittal constitutes a
modification. After such a time, the hearing authority shall make such
determination. The determination on whether a submittal constitutes a
modification shall be appealable only to LUBA and only after a final decision on
the application is issued.
Response: This application follows this criteria to modify the site layout of the Roshak Ridge
development. The proposed modification adds a 0’ front setback and 88 percent lot coverage
for the Swim Center, which has revised architecture from the original submittal.
18.110 RESIDENTIAL ZONING DISTRICTS
18.110.050 Development Standards
B. Development standards. Development standards in residential zoning districts are
contained in Table 18.110.3.
Response: The applicant is requesting a Planned Development modification to add a 0’ front
setback and 88 percent lot coverage for the Swim Center to Table A – Proposed Dimensional
Standards, which is shown previously in this report.
18.640 RIVER TERRACE PLAN DISTRICT
18.640.060 River Terrace Boulevard Development Standards
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A. Applicability. The applicable development standards in the applicable base zone
shall apply to all development in River Terrace, except where variances or
adjustments have been obtained in compliance with Chapter 18.790, Variances and
Adjustments or subsection D of this section, and except as specified below.
The development standards in this section shall apply to the types of development
listed below on lots abutting the River Terrace Boulevard right-of-way (ROW). The
general location of the River Terrace Boulevard ROW is shown on Map 18.640.B,
which is located at the end of this chapter. The public works director, in consultation
with the Community Development Director, shall approve the final ROW alignment.
1. All residential single-family attached, single-family detached, and duplex
development.
2. All multifamily residential development.
3. All development subject to conditional use approval.
Response: The proposed residential planned development property abuts the River Terrace
Boulevard right-of-way as shown on Map 18.640.B. Therefore, this section applies.
B. Building Placement and Design.
1. The following standards shall apply to all single-family, duplex, and
multifamily residential development that is located on the side of the River
Terrace Boulevard ROW opposite the trail corridor, except as approved
through the adjustment process in compliance with subsection D of this
section.
a. Single-family and duplex development lots shall abut the River
Terrace Boulevard ROW with their front or side lot lines.
i. Lots with front lot lines abutting the River Terrace
Boulevard ROW shall meet all of the building design
standards in subsection 18.640.070.I.
ii. Lots with side lot lines abutting the River Terrace Boulevard
ROW shall meet the building design standards for
articulation, eyes on the street, detailed design, and
garages and carports in subparagraphs 18.640.070.I.1, 2, 4,
and 5 for the façade that faces the River Terrace Boulevard
ROW.
b. Any building designed for residential use on a multifamily
residential development site that is located within 40 feet of the
River Terrace Boulevard ROW shall meet all of the building design
standards in subsection 18.640.070.I for the entire elevation that
faces the River Terrace Boulevard ROW, including those portions
of the building façade that may be further than 40 feet from the
ROW.
c. Multifamily residential development sites shall not include non-
residential buildings or uses (e.g., parking lots, detached garages
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
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or carports, and utility or storage buildings) within 40 feet of the
River Terrace Boulevard ROW.
Response: The proposed modification does not alter the project’s compliance with these
standards, as it only adds 88 percent lot coverage and a 0’ front setback for the Swim Center.
As described in the original planned development application, lots located on the side of the
River Terrace Boulevard ROW opposite the trail corridor abut the River Terrace Boulevard ROW
with their front or side lot lines, with the exception of lots 221-231, which requested an
adjustment in accordance with Subsection 18.640.060.D. Lots with front lot lines abutting the
River Terrace Boulevard ROW were designed to meet of the building design standards in
Subsection 18.640.070.I. The proposed revisions to the Swim Center also abut River Terrace
Boulevard and meets design standards in Subsection 18.640.070.I, as shown on the Conceptual
Elevations and described below.
The Swim Center will meet the building design standards for Articulation, Eyes on the Street,
Detailed Design, and Entrances in Subsections 18.640.070.I for the façade that faces the River
Terrace Boulevard ROW, as shown on the Conceptual Elevations and described below. Based on
the standards provided in the section, the project architect has prepared the Conceptual
Elevations and Design Standards Compliance Matrix to demonstrate that revise Swim Center will
meet these standards.
2. The following standards shall apply to all single-family, duplex, and
multifamily residential development that is located on the side of the River
Terrace Boulevard ROW with the trail corridor, except as approved through
the adjustment process in compliance with subsection D of this section.
a. Single-family and duplex development lots shall abut the River
Terrace Boulevard ROW with their front, side, or rear lot lines.
i. Lots with front lot lines abutting the River Terrace
Boulevard ROW shall meet all of the building design
standards in subsection 18.640.070.I.
ii. Lots with side lot lines abutting the River Terrace Boulevard
ROW shall meet the building design standards for
articulation, eyes on the street, detailed design, and
garages and carports in subparagraphs 18.640.070.I.1, 2, 4,
and 5 for the façade that faces the River Terrace Boulevard
ROW.
iii. All development shall provide at least one walkway
connection between the development and the trail a
minimum of every 200 feet of River Terrace Boulevard ROW
length, or as otherwise required by the City Engineer for
connectivity purposes.
b. Any building designed for residential use on a multifamily
residential development site that is located within 40 feet of the
River Terrace Boulevard ROW shall meet all of the building design
standards in subsection 18.640.070.I for the entire elevation that
faces the River Terrace Boulevard ROW, including those portions
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of the building façade that may be further than 40 feet from the
ROW.
c. Multifamily residential development sites shall not include
nonresidential buildings or uses (e.g., parking lots, detached
garages or carports, and utility or storage buildings) within 40 feet
of the River Terrace Boulevard ROW.
Response: The proposed modification does not alter the project’s compliance with these
standards, as it only adds 88 percent lot coverage and a 0’ front setback for the Swim Center.
The Swim Center is located on the side of the River Terrace Boulevard ROW with the trail
corridor, which provides additional setback due to the trail corridor. In effect, the building 41’
from the travel lanes on River Terrace Boulevard (see Exhibit C).
As described in the original planned development application, the proposed development
consists of single-family units. Lots located on the side of the River Terrace Boulevard ROW
with the trail corridor abut the River Terrace Boulevard ROW with their side or rear lot lines.
Lots with side or rear lot lines abutting the River Terrace Boulevard ROW were designed to
meet the building design standards for Articulation, Eyes on the Street, Detailed Design, and
Garages and Carports in Subsections 18.640.070.I for the façade that faces the River Terrace
Boulevard ROW. The development provides at least one walkway connection between the
development and the trail a minimum of every 200 feet of River Terrace Boulevard ROW length,
as demonstrated on the original Preliminary Plat. The proposed revisions to the Swim Center
also abut River Terrace Boulevard and meets design standards in Subsection 18.640.070.I, as
shown on the Conceptual Elevations and described below. Based on the standards provided in
the section, the project architect has prepared the Conceptual Elevations and Design Standards
Compliance Matrix to demonstrate that revise Swim Center will meet these standards.
3. The following standards shall apply to all development subject to conditional
use approval that is located on either side of the River Terrace Boulevard
ROW, except as approved through the adjustment process in compliance with
subsection D of this section.
a. Any building that is located within 40 feet of the River Terrace Boulevard
ROW shall meet all of the building design standards in subsection
18.640.070.I for the entire elevation that faces the River Terrace
Boulevard ROW, including those portions of the building façade that may
be further than 40 feet from the ROW, or as otherwise determined by the
approval authority through the conditional use review process.
b. Any landscape element or structure, including an accessory structure or
fence, that is located in a yard abutting the River Terrace Boulevard ROW
shall be located and designed to support and reinforce a positive
pedestrian streetscape experience.
c. Conditional use development located on the side of the River Terrace
Boulevard ROW with the trail corridor shall provide at least 1 walkway
connection between the development and the trail a minimum of every
200 feet of River Terrace Boulevard ROW length, or as otherwise
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
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determined by the approval authority through the conditional use review
process.
d. Conditional use development shall not include parking lots within 40 feet
of the River Terrace Boulevard ROW.
Response: The proposed development does not have conditional uses. This section does not
apply.
4. Direct individual access to River Terrace Boulevard from single-family and
duplex development sites is not permitted along the River Terrace Boulevard
ROW, except as approved through the adjustment process in compliance with
subsection D of this section. Direct access to River Terrace Boulevard from
multifamily residential, conditional use, and commercial development sites
are allowed where no other practicable alternatives exist. If direct access is
permitted by the city through the site development or conditional use review
process, the applicant shall be required to mitigate for any safety or traffic
management impacts identified by the city engineer. This may include, but
is not limited to, the construction of an on-site vehicle turnaround to
eliminate the need for any vehicle turning or backing movements in the
public right-of-way.
Response: The proposed development does not include direct individual access to River
Terrace Boulevard from single-family and duplex development sites. All lots abutting River
Terrace Boulevard will take access from local residential streets.
5. Fences, walls, hedges, or any combination thereof, such as a fence on top of
a retaining wall, over 3 feet in height are not permitted in any front, side, or
rear yard that lies between any single-family, duplex, or multifamily
residential development site and the River Terrace Boulevard ROW, except
as allowed below or as approved through the adjustment process in
compliance with subsection D of this section. Unstained wood, unfaced
concrete masonry units (CMU), and chain link fencing are not permitted,
except as required for wetlands or other sensitive areas.
a. Fences or walls that are an integral part of an entry, such as on a
porch or stoop, are allowed subject to the applicable base zone’s
setback standards.
b. Single-family and duplex development sites with side lot lines
abutting the River Terrace Boulevard ROW may have a fence, wall,
or hedge up to 6 feet in height and 25 feet in length along the side
lot line for the purpose of enclosing a rear yard. Additionally, a
fence, wall, or hedge up to 6 feet in height may be of any length
along the rear lot line and in the side yard abutting the River
Terrace Boulevard ROW for the purpose of enclosing the same rear
yard. An illustration of this fence allowance is shown in Figure
18.640.1.
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Response: The proposed modification does not alter the project’s compliance with this
standard, as it only adds a 0’ front setback and 88 percent lot coverage for the Swim Center.
No Fences, walls, hedges, or any combination thereof, such as a fence on top of a retaining
wall, over 3 feet in height will be placed in any front, side, or rear yard that lies between the
applicable residential development identified in Section A above and the River Terrace
Boulevard ROW, except as allowed in paragraph b of this section.
C. Density Bonus. In order to help offset the land and development costs associated
with the construction of River Terrace Boulevard, residential development sites
abutting River Terrace Boulevard ROW that are not proposing a planned
development may choose to propose smaller and narrower lots along River Terrace
Boulevard in compliance with Table 18.640.1 below. The reduced lot sizes and lot
areas per dwelling unit that are described below shall be used to calculate the
maximum and minimum number of residential units allowed in compliance with
subsections 18.40.020.B and C. This density bonus shall only apply to those proposed
residential lots within a subdivision that will have a front, side, or rear lot line
abutting the River Terrace Boulevard ROW. All other proposed lots within the
subdivision shall be subject to the minimum lot size and width standards of the
applicable base zone.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 23
Response: The applicant is not requesting a density bonus under the provisions of this section.
D. Adjustments. Adjustments shall be processed through a Type II procedure, as
provided in Section 18.710.060. The approval authority may grant an adjustment to
a standard(s) in this section, as provided in Chapter 18.790, Variances and
Adjustments, if all of the following can be met.
1. The standard(s) cannot be met due to:
a. Topography or other natural constraints associated with the specific
development site; or
b. Public safety concerns or other legitimate considerations associated
with the specific use.
2. The proposed design provides safe and convenient vehicle and pedestrian
connections to River Terrace Boulevard
3. If fences or walls, including retaining walls, over 3 feet in height are
proposed, they are constructed of high-quality materials including, but not
limited to, brick, stone, or wrought iron. Unstained wood, unfaced concrete
masonry units (CMU), and chain link are not permitted, except as required
for wetlands or other sensitive areas. (Ord. 15-03 §§1, 2)
Response: This Planned Development modification for the Swim Center revisions does not
request any special adjustments in relation to River Terrace Boulevard (Subsection
18.640.060.B). As stated earlier, the original planned development application sought an
adjustment for the standards of Subsection 18.640.060.B for lots 221-231, as the rear lot lines
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 24
face River Terrace Boulevard on the side opposite the trail corridor. Lots 221-231 were not
positioned with front lot lines facing River Terrace Boulevard because driveways are located on
the front lot line and standards restrict vehicular access and driveways to River Terrace
Boulevard, as it is a collector street. The design of streets within the site were restricted by
topographical constraints in the southern portion of the site, existing natural resources, and
the location of arterial and collector streets bordering the site. The proposed Planned
Development modification continues to provide safe and convenient pedestrian connections to
the pedestrian facilities within the River Terrace Boulevard ROW.
18.640.070 Planned Developments
B. Development Standards. The provisions of the underlying base zone(s) shall apply
except as modified by this section. The specific development standards contained in
Subsection 18.770.070.C shall not apply. The following specific development
standards shall apply in their place.
3. Setbacks. The setback standards of the underlying base zone shall not apply
to any building on any lot, including those lots abutting right-of-way, except
as follows:
a. All buildings on lots along the eastern and northern perimeter of the River
Terrace Plan District abutting existing residential development, or
residentially-zoned land that is undeveloped or is in an easement or tract,
shall meet the setback standard of the underlying base zone or the abutting
zone, whichever provides the greater setback, on the side of the lot abutting
the perimeter. This standard may be met by proposing an open space tract
between the proposed development and the abutting development or land.
b. All buildings shall meet the minimum requirements of the state building code
and fire code.
c. All garages and carports shall be set back a minimum of 20 feet on the side
of the lot from which vehicle access is taken from a public right-of-way. If
vehicle access is taken from a private street or alley, this setback may be
reduced to zero feet where proper clearances for turning and backing
movements are provided.
d. Where the applicant proposes to reduce the applicable base zone setbacks
for buildings on lots not included in Subparagraph 18.640.070.B.3.a, the
applicant shall specify the proposed setbacks on either a lot-by-lot or area-
wide basis.
Response: The proposed modification will add a 0’ front setback and 88 percent site coverage
for the Swim Center. This modification is shown in Table A below and on the Dimensioned Site
Plan (See Exhibit B). The proposed modification does not alter the project’s compliance with
the minimum requirements of the Oregon Specialty Code, the Oregon Fire Code, or the
minimum 20’ garage setback from a public right-of-way.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
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Table A: Proposed Building Dimensions
(See Dimensioned Site Plan in Exhibit B)
STANDARD R-4.5 R-7 R-12 Proposed PD
Minimum Lot Size
Detached unit
Duplex
Attached Unit [1]
7,500 sq.
ft.
5,000 sq. ft.
10,000 sq.
ft. 5,000 sq.
ft.
3,050 sq.
ft. per
unit
NA for PD
Average Minimum Lot Width,
Detached units lots
Duplex lots
Attached unit lots
50 ft.
90 ft
50 ft.
50 ft.
40 ft.
None NA for PD
Maximum Lot Coverage N/A 80% [2] 80% 88%
Minimum Setbacks
Front yard
Side facing street on corner & through lots
Side yard
Rear yard
Swim Center Building Front Setback
Side or rear yard abutting more restrictive zoning
district
Distance between property line, front of garage
20 ft.
15 ft.
5 ft.
15 ft.
-
N/A.
20 ft.
15 ft.
10 ft.
5 ft.
15 ft.
-
30 ft.
20 ft.
15 ft.
10 ft.
5 ft. [3]
15 ft.
-
30 ft.
20 ft.
12 ft. (8 ft. front
porch)
8 ft. min public street
side, 3 ft. alley side
0 attached (RH) / 3 ft.
detached/Swim
Center Building
15 ft. detached / Swim
Center Building / 10 ft
attached (RH)/ 0 ft
alley or private street
(3 ft. deck overhang of
sidewalk on private
street)
0’
NA except perimeter
20 ft front garage on
public street / 18.5 RH
on private street with
driveway parking space
or 3-5 ft RH on private
street without driveway
/ ≥16 ft. rear garage for
detached on alley with
driveway parking space
or 3-5’ rear garage for
detached on alley
without driveway
Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except
perimeter which will
meet base zone
Minimum Landscape Requirement N/A 20% 20% 20%
[1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping.
[2] Lot coverage includes all buildings and impervious surfaces.
[3] Except this shall not apply to attached units on the lot line on which the units are attached.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 26
I. Design Standards for Single-Family Dwelling Units and Duplexes. The following design
standards apply only when the applicant chooses to provide them under
subparagraph E.2.e of this section or where otherwise specified in this chapter.
These standards apply to attached and detached single-family dwelling units and
duplexes. They are intended to promote architectural detail, human-scale design,
street visibility, and privacy of adjacent properties, while affording flexibility to use
a variety of architectural styles. The graphics provided are intended to illus trate
how development could comply with these standards and should not be interpreted
as requiring a specific architectural style. An architectural feature may be used to
comply with more than one standard.
Response: The design standards of this section apply to all attached and detached single-
family dwelling units along River Terrace Boulevard. The proposed modification does not alter
the project’s compliance with this standard, as it only adds a 0’ front setback and 88 percent
site coverage for the Swim Center. The revised Swim Center was designed to be in compliance
with these standards where applicable. The Conceptual Elevations and Design Standards
Compliance Matrix (Exhibit C) shows compliance with individual standards.
a. Articulation. All buildings shall incorporate design elements that break up all street-
facing façades into smaller planes as follows. An illustration of articulation is shown
in Figure 18.640.2 below.
a. This standard does not apply to buildings on lots that have less than
30 feet of street frontage.
b. For buildings on lots with 30 to 60 feet of street frontage, a minimum
of one of the following elements shall be provided on each street-
facing façade that has 30 to 60 feet of street frontage.
i. A porch that is at least 5 feet deep.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 27
ii. A balcony that is at least 2 feet deep and is accessible from an
interior room.
iii. A window or horizontal wall section with a window that
projects at least 2 feet from the street-facing façade and is at
least 5 feet wide (e.g. bay window).
iv. A horizontal wall section that is recessed at least 2 feet from
the street facing façade and is at least 6 feet wide.
v. A gabled dormer.
c. For buildings on lots with over 60 feet of street frontage, a minimum
of one additional element from subparagraph b of this paragraph 1
shall be provided for every 30 feet of street frontage over 60 feet, on
each street-facing façade that has over 60 feet of street frontage.
Elements shall be distributed along the length of the façade so that
there is no more than 30 feet between elements.
Response: Compliance with the articulation standards of this section is demonstrated in the
Conceptual Elevations and Design Standards Compliance Matrix (Exhibit C), as applicable.
b. Eyes on the Street. At least 12 percent of the area of each street-facing façade shall
include windows or entrance doors. An illustration of eyes on the street is shown in
Figure 18.640.3. Street-facing façade is defined as the aggregate area of all vertical
exterior walls measured from top of finished floor at lowest level to top plate or
roof eave at highest level, including areas of exterior walls above top plate or roof
eave, such as areas within gables, dormers, and clerestories.
a. Windows. Window area is the aggregate area of each window unit
measured around the visible perimeter of the window and includes
the outer window frame and any interior grids, mullions, or transoms.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 28
i. Wall Windows. All of the window area in a street-facing façade
wall, including the side wall of a garage, may count toward
meeting this standard provided that the windows are
transparent and allow views from the building to the street.
Glass blocks and privacy windows in bathrooms do not count
toward meeting this standard.
ii. Garage Door Windows. Half of the window area in the door(s)
of an attached garage may count toward meeting this standard.
b. Entrance Doors. Door area is considered the portion of the door that
moves. Door frames do not count toward this standard. Entrance doors
used to meet this standard must be parallel to the street or at an angle
that is no more than 45 degrees from the street.
Response: Compliance with the eyes on the street standards of this section is shown in the
Conceptual Elevations and Design Standards Compliance Matrix (Exhibit C), as applicable. The
Conceptual Elevations and Design Standards Compliance Matrix demonstrates the proposed
Swim Center complies with the applicable standards.
c. Entrances. At least 1 entrance shall meet both of the following standards. An
illustration of entrances is shown in Figure 18.640.4. The entrance shall be:
a. Set back no further than 8 feet beyond the longest street-facing wall of
the building; and
b. Parallel to the street, at an angle that is no more than 45 degrees from
the street, or open onto a porch. If the entrance opens onto a porch, the
porch must meet the following standards:
i. Have a minimum area of 25 square feet and a minimum depth of 5
feet; and
ii. Have at least one porch entry facing the street; and
iii. Have a roof that is no more than 12 feet above the floor of the
porch; and
iv. Have a roof that covers at least 30 percent of the porch area.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 29
Response: Compliance with the articulation standards of this section is demonstrated in the
Conceptual Elevations and Design Standards Compliance Matrix (Exhibit C), as applicable. The
Conceptual Elevations and Design Standards Compliance Matrix demonstrates the proposed
Swim Center elevations facing River Terrace Boulevard comply with the applicable standards.
d. Detailed Design. All buildings shall include at least five of the following elements on
all street-facing façades. An illustration of detailed design elements is shown in
Figure 18.640.5.
a. Covered porch: A minimum depth of 5 feet, as measured horizontally
from the face of the building wall, and a minimum width of 5 feet.
b. Recessed entry area: A minimum depth of 2 feet, as measured
horizontally from the face of the building wall, and a minimum width
of 5 feet.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 30
c. Wall offset: A minimum offset of 16 inches from one exterior wall
surface to the other.
d. Dormer: A minimum width of 4 feet that is integrated into the roof
form.
e. Roof eave: A minimum projection of 12 inches from the intersection
of the roof and the building walls.
f. Roof offset: A minimum offset of 2 feet from the top surface of one
roof to the top surface of the other.
g. Roof shingles: Tile or wood shingle roofing material.
h. Roof design: Gable roof, hip roof, or gambrel roof design.
i. Roof pitch: One roof pitch of at least 500 square feet in area that is
sloped to face the southern sky and has its eave line oriented within
30 degrees of the true north/south axis.
j. Horizontal lap siding: A minimum width of 3 to 7 inch laps in the
visible portion once installed. The siding material must be wood, fiber-
cement, or vinyl to meet this standard.
k. Accent siding: Brick, cedar shingles, stucco, or other accent material
that covers a minimum of 40 percent of the street-facing façade.
l. Window trim: A minimum width of 2.5 inches and a minimum depth
of 5/8 inches around all street-facing windows.
m. Window recess: A minimum depth of 3 inches, as measured
horizontally from the face of the building wall, for all street-facing
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 31
windows expect where a bay window is proposed that meets the
standard in subparagraph n of this paragraph 4.
n. Window projection (e.g. bay window): A minimum depth of 2 feet, as
measured horizontally from the face of the building wall, and a
minimum width of 5 feet.
o. Balcony: A minimum depth of 3 feet and a minimum width of 5 feet
that is accessible from an interior room.
p. Attached garage: 35 percent or less of the street-facing façade width,
as measured between the inside of the garage door frame.
Response: Compliance with the articulation standards of this section is demonstrated in the
Conceptual Elevations and Design Standards Compliance Matrix, as applicable. The Conceptual
Elevations and Design Standards Compliance Matrix demonstrates the proposed Swim Center
elevations facing River Terrace Boulevard comply with the applicable standards.
e. Garages and Carports. These standards are intended to prevent garages from
obscuring or dominating the street-facing façade of residential buildings. An
illustration of garage door width is shown in Figure 18.640.6.
a. Garage Setback: A garage or carport shall be no closer to the front or
side lot line than the longest street-facing wall of the building that
encloses living area, except as follows:
i. A garage or carport may extend up to 5 feet in front of the
longest street-facing wall if there is a covered front porch and
the garage or carport does not extend beyond the front of the
porch.
ii. A garage or carport may extend up to 5 feet in front of the
longest street-facing wall where the garage is part of a 2-story
building and there is a window on the second story above the
garage that faces the street with a minimum area of 12 square
feet.
b. Garage Door Width: The width of a garage door is the width of the
opening as measured from inside the garage door frame.
i. A dwelling is allowed one 12-foot-wide garage door, regardless
of the total width of the street-facing facade.
ii. A dwelling may have a garage door wider than 12 feet provided
that it does not exceed 40 percent of the total width of the
street-facing façade on which the garage door is located.
iii. The maximum allowed garage door width may be increased to
50% of the total width of the street-facing façade provided that
a total of seven detailed design elements from paragraph 4 of
this subsection I are included on the street-facing façade on
which the garage door is located.
Planned Development Modification for Swim Center – Roshak Ridge Pacific Community Design, Inc.
October 15, 2018 Page 32
c. Garage Orientation: A garage may face the front or side lot line on a
corner lot provided that the eyes on the street standard in paragraph
2 of this subsection I is met for both street-facing façades.
Response: The garage orientation standards are not applicable to the Swim Center design, as
it does not include any garages.
III. CONCLUSION
This narrative and the attached exhibits demonstrate compliance with the applicable provisions
of the City of Tigard Community Development Code. Therefore, the Applicant respectfully
requests approval of the requested Planned Development modification to add a 0’ front setback
and 88 percent lot coverage for the Swim Center.
SW TOWNSVILLE STREET
SW BOTANY BAY LANE
SW ROCKHAMPTON LANE
SW SUNSHINE COAST STREET
SW 169TH AVENUESW 165TH AVENUESW 168TH AVENUESW BULL MOUNTAIN RD (C.R. NO. 262)SW ROY ROGERS RD. (C.R. NO. 3150)SW RIVER TERRACE BOULEVARDSW SHELLHARBOUR WAYTRACT U
TRACT V
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(1)PCOVER.dwg - SHEET: (1) COVER Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
TRACT U, POLYGON AT ROSHAK RIDGE SUBDIVISION, NORTHEAST CORNER
OF SECTION 7, TOWNSHIP 2 SOUTH, RANGE 1 WEST, SEC. 7 W.M.
CITY OF TIGARD
WASHINGTON COUNTY, OREGON
POLYGON AT ROSHAK RIDGE SWIM CENTER
VICINITY MAPWASHINGTON COUNTY BENCHMARK NO. 938,
A BRASS DISK SET IN CONCRETE, NE CORNER
OF INTERSECTION OF SW ROY ROGERS ROAD AND
SW BEEF BEND ROAD.
ELEVATION DATUM: NGVD 29, ELEVATION = 180.657
TUALATIN VALLEY WATER
CLEAN WATER SERVICES
CLEAN WATER SERVICES
PORTLAND GENERAL ELECTRIC
NORTHWEST NATURAL
TUALATIN VALLEY FIRE & RESCUE
WASHINGTON COUNTY SHERIFF
BEAVERTON SCHOOL DISTRICT
TUALATIN HILLS PARK & RECREATION
FRONTIER
WALKER GARBAGE SERVICE
COMCAST
UTILITIES & SERVICES:
WATER:
STORM:
SEWER:
POWER:
GAS:
FIRE:
POLICE:
SCHOOL:
PARKS:
PHONE:
WASTE DISPOSAL:
CABLE:
BENCHMARK:
POLYGON NORTHWEST COMPANY
109 E. 13TH ST.
VANCOUVER, WA 98660
[P] 503-221-1920
CONTACT: FRED GAST
APPLICANT:
PACIFIC COMMUNITY DESIGN, INC
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503-941-9484
CONTACT: JESSIE KING, PE
CIVIL ENGINEER:
PACIFIC COMMUNITY DESIGN, INC
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503-941-9484
CONTACT: STACY CONNERY, AICP
PLANNER:
KITTELSON & ASSOCIATES, INC
610 SW ALDER STREET, STE 700
PORTLAND, OR 97205
[P] 503-228-5230
CONTACT: JULIA KUHN, PE
TRAFFIC ENGINEER:
GEODESIGN, INC.
15575 SW SEQUOIA PARKWAY, STE 100
PORTLAND, OR 97224
[P] 503-968-8787
CONTACT: SHAWN DIMKE, PE, GE
GEOTECHNICAL ENGINEER:
1 COVER SHEET
2 EXISTING CONDITIONS
3.1 CONCEPTUAL SITE PLAN
3.2 DIMENSIONAL SITE PLAN
4 PRELIMINARY GRADING PLAN
5 PRELIMINARY UTILITY PLAN
6 CIRCULATION / PARKING PLAN
7 LANDSCAPE PLAN
SHEET INDEX:
LEGEND:
PROPERTY LINES
PROJECT BOUNDARY
GROSS ACREAGE: 0.16 AC
ROSHAK FAMILY LLC
14205 SW HIGH TOR DR.
TIGARD, OR 97224
OWNERS:
PACIFIC COMMUNITY DESIGN, INC
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503-941-9484
CONTACT: TRAVIS JANSEN, PLS, PE
SURVEYOR:
SWCA ENVIRONMENTAL CONSULTANTS
434 NW SIXTH AVENUE, STE 304
PORTLAND, OR 97209
[P] 503-224-0333
CONTACTS: MIRTH WALKER, PWS, CWD
NATURAL RESOURCE CONSULTANT:
SW BULL MOUNTAIN RD.SW ROY ROGERS RD.SW SCHOLLS FERRY RD.SW ROSHAK RD.PROJECT SITE
1 INCH = 150 FEET
150 75 150
SCALE
0
ROW LINES
FARALLON CONSULTING, LLC
4830 SW MACADAM AVE., SUITE 500
PORTLAND, OR 97239
[P] 503-280-4635
CONTACT: CRAIG WARE, RG, LG
ENVIRONMENTAL CONSULTANT:
PACIFIC COMMUNITY DESIGN, INC
12564 SW MAIN ST.
TIGARD, OR 97223
[P] 503-941-9484
CONTACT: KERRY LANKFORD, RLA, CLARB
LANDSCAPE ARCHITECT:
COVER
SHEET
1
PROJECT SITE
3410B3ARW W W W W W W W W W W W W
WWSDSDSDSSSSSD
SS
SDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDPGE
644
302
302310
320
302
302
304
30
6
30
8
312
314
316
318
322
32
4
32
6
310
320
304306308
312
314
316
318322324 32031832232430
2 304168TH AVENUE
SW RIVER TE
R
R
A
C
E
B
L
V
D
TRACT U
232
TRACT V
233
234
TRACT N
EXISTING SANITARY
LATERAL CONNECTION
EXISTING STORM
LATERAL CONNECTION
EXISTING WATER
METER CONNECTION
EXISTING RETAINING
WALL TO REMAIN
EXISTING PARK
WALKWAY TO
REMAIN
EXISTING PGE
VAULT TO REMAIN
EXISTING PRIVATE
DRIVE C TO REMAIN
SCALE
1 INCH = 10 FEET
010 5 10
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(2)EX CON.dwg - SHEET: 2 Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
EXISTING
CONDITIONS
2
EX AIR RELEASE VALVE
EX BLOW-OFF
EX WATER VALVE
EX WATER METER
EX FIRE HYDRANT
EX STORM CLEANOUT
EX AREA DRAIN
EX SANITARY CLEANOUT
EX STORM MANHOLE
EX SANITARY MANHOLE
EX GAS VALVE
EX CABLE RISER
EX TELEPHONE RISERDYH
EXISTING FENCEX
EX TREES
EX LIGHT POLE
S C
S
D
EX CURB INLET
C
TEX BURIED POWER LINE
EX GAS LINE
EX WATER LINE
EX STORM DRAIN
EX SANITARY SEWER
EASEMENT LINES
EX OVERHEAD POWER LINE
EX TELEPHONE LINE
EX CABLE TV LINE
LEGEND
EX 2-FOOT CONTOURS
EX 10-FOOT CONTOURS
EXISTING RIGHT-OF-WAY
EXISTING SIDEWALK
EXISTING CENTERLINE
EXISTING PROPERTY LINE
EXISTING BOUNDARY LINE
SW 168TH AVENUESW RIVER TERRACE BLVDSW ROCKHAMPTON LANE
SW BULL MOUNTAIN ROAD
SCALE
1 INCH = 20 FEET
20 10 200
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.1)Color Site Exhibit.dwg - SHEET: Layout1 (2) Oct 18, 2018 - 11:06am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
CONCEPTUAL
SITE PLAN
3.1
SW RIVER TERR
A
C
E
B
O
U
L
E
V
A
R
D
SW 168TH AVENUE
8.71'
8.71'
6.42'3.71'
2.54'
3.69'
37.08'40.41'
46.78'
SCALE
1 INCH = 10 FEET
010 5 10
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(3.2)Dimensional Site Plan.dwg - SHEET: 22x34 Oct 18, 2018 - 11:07am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
DIMENSIONAL
SITE PLAN
3.2
LEGEND:
ROW
PROPERTY LINES
BUILDING LIMITS
3410B3ARGFF = 306.5
GFF = 307.5
168TH AVENUE
SW RIVER TE
R
R
A
C
E
B
L
V
D
7.5%7.5%7.5%7.5%6.0%7.1%
7.2%1.0%4.8%
4.8%1.8%10.0%8.0% MAX
8.0% MAX
1.5%320325317
318318
31
8
319321322323324
305310
3
0
4 306307308
3
0
9
305
310
303
304
306
307
308
309
302302 320318322324326304320
317
318
31
9
321
322
310
320
3
0
4
3
0
6
3
0
8
312
314
316
318
322
324
326
SWIM CENTER
UFF: 322.6
LFF: 310.5
POOL DECK
ELEV: 310.4
TW
FG'2.7 307.3
310.0
TW
FG '303.8
308.9 5.1
TW
FG '304.4
308.8 4.4
TW
FG '303.2
310.5 7.3 TW
FG '302.5
310.6 8.1TW
FG '303.3
310.5 7.2
TW
FG '306.5
310.5 4.0
TW
FG'4.1 304.8
308.9
TW
FG'1.0 304.0
305.0
TW
FG '306.9
307.5 0.6
TW
FG '308.7
309.0 0.3
TW
FG'0.5 310.5
311.0
TW
FG'5.5 310.5
316.0
TW
FG'6.5 310.5
317.0 TW
FG'9.5 310.5
320.0 TW
FG'9.0 309.0
319.0
TW
FG'2.3 316.2
318.5
TW
FG'1.0 316.4
317.4
TW
FG'0.2 316.0
316.2
TW
FG '308.0
319.2 11.2 TW
FG '309.1
317.0 7.9TW
FG '308.4
318.5 10.1
TW
FG'6.7 303.8
310.5
TW
FG '310.3
310.5 0.2
TW
FG'4.0 305.7
309.7
318.1
319.1
319.2
316.2
308.8
310.5
310.5
310.4
307.3
308.8
308.9
305.0
303.5
322.6
TOC 308.6
EX TOC 307.3
EX TOC 305.8
EX TOC 304.5
EX TOC 303.2
EXTEND
FOUNDATION
WALL
EXTEND
FOUNDATION
WALL
GRADING LIMITS
SCALE
1 INCH = 10 FEET
010 5 10
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(4)Prelim Grading.dwg - SHEET: Layout1 Oct 18, 2018 - 11:22am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
PRELIMINARY
GRADING PLAN
4
EX 2-FT CONTOUR
EX 10-FT CONTOUR
FG 2-FT CONTOUR
FG 10-FT CONTOUR
LEGEND
324
320
324
320
PROPOSED RETAINING WALL
GRADING LIMITS
3410B3ARW W W W W W W W W W W W W
WWSDSDSDSSSSSD
SS
SDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS
D
PGE
644
168TH AVENUE
SW RIVER TE
R
R
A
C
E
B
L
V
D
233
TRACT U
232
TRACT V
TRACT N
EXISTING 4" SANITARY
LATERAL CONNECTION
EXISTING 4" STORM
LATERAL CONNECTION
EXISTING 1" WATER SERVICE WITH
WATER 3/4" METER CONNECTION
SCALE
1 INCH = 10 FEET
010 5 10
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(5)Prelim Util.dwg - SHEET: 5 Oct 18, 2018 - 11:08am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
PRELIMINARY
UTILITY PLAN
5
EX AIR RELEASE VALVE
EX WATER VALVE
EX WATER METER
EX FIRE HYDRANT
EX STORM MANHOLE
EX SANITARY MANHOLE
DYH
S
D
EX WATER LINE
EX STORM DRAIN
EX SANITARY SEWER
EASEMENT LINES
LEGEND
EXISTING RIGHT-OF-WAY
EXISTING SIDEWALK
EXISTING CENTERLINE
EXISTING PROPERTY LINE
EXISTING BOUNDARY LINE
SWIM CENTER
UFF: 322.6
LFF: 310.5
POOL DECK
ELEV: 310.4
168TH AVENUE
SW RIVER TE
R
R
A
C
E
B
L
V
D
ACCESIBLE ROUTE OF
TRAVEL TO SWIM CENTER
ACCESIBLE
ROUTE OF
TRAVEL
ACCESIBLE ROUTE OF
TRAVEL TO SWIM CENTERACCESIBLE
ROUTE OF
TRAVEL
ACCESIBLE ROUTE OF
TRAVEL TO SWIM CENTER
POTENTIAL RESERVED
PARKING FOR SWIM CENTER
NO PARKING DUE TO FIRETRUCK TURN RADIUS
SCALE
1 INCH = 10 FEET
010 5 10
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\395010.(6)Circulation & Parking.dwg - SHEET: 6 Oct 18, 2018 - 11:08am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/09/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
JJK
CIRCULATION &
PARKING PLAN
6
DESIGNATED ON-STREET
PARKING FROM ROSHAK
RIDGE PLANNING
LEGEND
POTENTIAL
RESERVED PARKING
FOR SWIM CENTER
ACCESSIBLE ROUTE
TO SWIM CENTER
3410B3AR8 FOUN
240 THAI
469 SF
268 BFES
525 SF
240 THAI
469 SF
268 BFES
525 SF
240 THAI
469 SF
268 BFES
525 SF
PRINCETON SENTRY GINKGO / GINKGO BILOBA 'PRINCETON SENTRY': 2" CAL., B&B
DECIDUOUS TREES
PACIFIC SUNSET MAPLE / ACER TRUNCATUM X ACER PLATANOIDES 'WARRENRED': 2" CAL., B&B
WHITE GROUND ROSE / ROSA X 'NOASCHNEE' P.P. #9573: 2 GAL.
DWARF RED TWIG DOGWOOD / CORNUS SERICEA 'KELSEYII': 2 GAL.
BEACH STRAWBERRY / FRAGERIA 'CHILOENSIS': 4" POT, 12" O.C.145
SWIM CENTER PLANTING LEGEND
ARCTIC FIRE RED TWIG DOGWOOD / CORNUS SERICEA 'FARROW': 2 GAL.
CABARET JAPANSE SILVER GRASS / MISCANTHUS SINENSIS 'CABARET': 2 GAL.
NOTE:
SYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY
1
1. LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED BY CONTRACTOR.
CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER METER.
SHRUBS
SYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY
LAWN AND GROUNDCOVER
SYMBOL COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYCODE
STRW
4
1
132
95
87
11
CHINESE REDBUD / CERCIS CHINENSIS: 2" CAL., B&B, MULTI-TRUNK2
126 SF
8 INCENSE CEDAR / CALOCEDRUS DECURRENS': 8'-10' HT., B&B
CHOKECHERRY / PRUNUS VIRGINIANA: 2" CAL., B&B
NO.
DATE:
REVIEWED BY:
TYPE:
PROJECT NO.:
DATE
REVISIONS
DESCRIPTION
N:\proj\395-010\09 Drawings\03 Planning\Sheets - Swim Center\LANDSCAPE\395010.SWIM CENTER-PLANT.dwg - SHEET: 22x34 Oct 18, 2018 - 11:08am rebecca[T] 503-941-9484 [F] 503-941-9485
POLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
Pacific
Community
Design
PLANNING
395-010
10/16/2018
POLYGON AT
ROSHAK RIDGE
SWIM CENTER
KEL
DIAMETER OF
ROOT BALL + 12"DEPTHROOTBALL1"DEPTH - 2"ROOT BALLROOTBALL + 12"
DIAMETER OF30" MIN.NOTE:
OF ROOT BALL
2 X DIAMETER1 1/2 X ROOTCONIFER TREE GUYING DETAIL
L1
3BALL DEPTHSHRUB PLANTING DETAIL
L1
4
TREE STAKING DETAIL
L1
1
GROUNDCOVER PLANTING DETAIL
L1
2
'CHAIN LOCK" TREE TIES OR BLACK
FLEX GARDEN HOSE COVERING
TWIST STRANDS AROUND EACH OTHER
MIN. 3 GUYS @ 120° APART
SET ROOT CROWN NO MORE THAN 4''
ABOVE FINISHED GRADE
MULCH AS SPECIFIED KEEP MULCH
CLEAR OF TRUNK BASE
CUT AND REMOVE TWINE AND BURLAP
FROM TOP AND SIDES OF ROOTBALL.
(REMOVE ALL WIRE BASKET)
2 x 2 WOOD STAKES OR METAL
TREE ANCHORS AS APPROVED.
AMENDED NATIVE SOIL /
BACKFILL PLANTING MIX
PER SPECIFICATIONS
TILLED, AMENDED, AND MOUNDED
NATIVE SUBSOIL
1. TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.))
2. IN LAWN AREAS CUT TREE CIRCLE AT 12' RADIUS FROM TRUNK.
MULCH AS SPECIFIED
KEEP MULCH CLEAR
OF TRUNK BASE
2"X 2"X 8' WOOD STAKES
SET OUTSIDE ROOTBALL ON
WINDWARD AXIS (REMOVE
AFTER ONE YEAR)
BACKFILL SOIL NOTE: STAKE ALL EVERGREEN TREES
LESS THAN 4" CALIPER. DO NOT STAKE
VINE MAPLES. TREES 1 1/2" CALIPER
AND LESS SHALL BE STAKED WITH A
SINGLE WOOD STAKE UNLESS
OTHERWISE SPECIFIED.
3' UNDER FIRST LIMBS OR 5' HIGH.
WHICH EVER IS LOWEST.
CUT AND REMOVE TWINE,
BURLAP, AND WIRE BASKET
FROM TOP AND SIDES OF
ROOTBALL.
FINISH GRADE
GALV STEEL WIRE; LOOSE
TO ALLOW 4" OF MOVEMENT
IN ALL DIRECTIONS
"GROW STRAIGHT" TREE TIES
MULCH AS SPECIFIED, KEEP
MULCH CLEAR OF SHRUB
STEM BASE
BACKFILL SOIL
FINISHED GRADE
SCARIFY EDGES AND BOTTOM
OF HOLE
12" THOROUGHLY TILLED SUBSOIL
NOTE: TILL SOIL SO THAT
THERE ARE NO CLODS OR
CLUMPS LARGER THAN 1
1/2" DIA.
THOROUGHLY MIX INTO
A DEPTH OF 6"
6" SPECIFIED
BACKFILL SOIL
FINISHED GRADE
MULCH
GROUNDCOVER PLANT
GENERAL NOTES: LANDSCAPE PLAN
1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL
DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL
UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION.
2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN
CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.
3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR.
4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.
5.BED EDGE TO BE NO LESS THAN 12" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF
AREA AS SHOWN.
6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS.
7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES
(BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS.
8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF
REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A
DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL
GOVERN.
9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS.
10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR.
11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS.
12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN
TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER.
13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE
RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE.
14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER
MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION.
15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED.
16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT
SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE
ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS.
17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS
SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT.
18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS
CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS.
19.LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED BY CONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS
AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER METER.
SWIM CENTER- PLANTING PLAN1
1 INCH = 20 FEET
20 10 20
SCALE
0
PLANTING
PLAN
L1
PARK PLANTING
BY OTHERS
RIVER TERRACE
BLVD PLANTING
BY OTHERS