10/17/2016 - PacketPLANNING COMMISSION AGENDA – October 17, 2016
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 2
City of Tigard
Planning Commission Agenda
MEETING DATE: October 17, 2016 - 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.
RIVER TERRACE EAST No.3
PLANNED DEVELOPMENT REVIEW (PDR) 2016-00013
SUBDIVISION REVIEW (SUB) 2016-00009
REQUEST: The applicant requests a 38-unit single family residential planned development with concurrent
concept and detailed plan review and subdivision review. The site is 5.89 acres. The proposal includes 34
attached single-family row homes and four detached single-family homes. LOCATION: West and East of
SW Roy Rogers Road and South of SW Scholls Ferry Road; Washington County Tax Map 2S1060000200 and
2S106DB24300. ZONES: R-12 and R-25, Medium and Medium-High Density Residential Designations.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.430,
18.510, 18.660, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810.
6. PUBLIC HEARING 7:45 p.m.
TRIANGLE MEDICAL OFFICE BUILDING PLANNED DEVELOPMENT-
PLANNED DEVELOPMENT REVIEW (PDR) 2016-00011; SITE DEVELOPMENT REVIEW
(SDR) 2016-00007
REQUEST: The applicant requests concurrent Planned Development Concept Plan and Detailed
Development Plan review for a 36,000 square foot medical office building on a 3.73 acre vacant parcel
located southwest of SW Dartmouth Street and SW 72nd Avenue. Proposed site improvements include a
single-story building with surface parking taking access from SW Dartmouth through the eastern access to
the adjacent Walmart development. A pedestrian path is proposed through the site from SW 72nd to the
Walmart parking lot. A vegetated corridor along the northern property line is protected and improved.
LOCATION: SW of the intersection of SW 72nd Avenue and SW Dartmouth Street; Washington
County Tax Map 2S101BA, Tax Lot 00300. ZONES: C-G: general commercial district, with planned
development overlay. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.350, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810.
PLANNING COMMISSION AGENDA – October 17, 2016
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 2 of 2
7. PUBLIC HEARING 8:15 p.m.
2016 OMNIBUS CODE AMENDMENT PACKAGE
DEVELOPMENT CODE AMENDMENT (DCA) 2016-00003
REQUEST: The City of Tigard proposes legislative amendments to the Tigard Development Code
(TDC). The proposed legislative amendments would do the following: (1) amend Chapter 18.130 Use
Categories to include animal boarding as a personal service use, when completely enclosed in a
building; and (2) amend Chapter 18.610 Tigard Downtown Plan District to increase the height from 45
feet to 80 feet within the Main Street Sub-Area; and (3) amend Chapter 18.620 Tigard Triangle Plan
District and Chapter 18.520 Commercial Zoning Districts to allow multi-family dwelling units within
the General Commercial (C-G) and the Mixed Use Employment (MUE) zones in the Tigard Triangle
Plan District. LOCATION: Citywide. APPLICABLE REVIEW CRITERIA: Statewide Planning
Goals 1 (Citizen Involvement), 2 (Land Use Planning), 9 (Economic Development) and Goal 10
(Housing); Metro’s Urban Growth Management Functional Plan Title 1, and Title 8; Comprehensive
Plan Goals 1.1.2, 2.1.2, 2.1.3, 2.1.6, 2.1.11, 2.1.21, 2.1.23, 9.1.3, 9.1.12, 9.3.1, 10.1.1, and 10.1.5; and
Tigard Development Code Chapters 18.380 and 18.390
8. OTHER BUSINESS 9:15 p.m.
9. ADJOURNMENT 9:20 p.m.
•All local streets
•Stormwater treated in
adjacent developments
•0.77 ac Total open space (13.1%)
•0.66 Acre Park
•Large Oak Trees To Remain
•Play Area
•Benches
•Plaza
•Neighborhood Connection
•Open Play Lawn
•Row homes
•Exceeds architectural design standards
•English and French Styles
•Standard homes
•Medium home
•Exceeds architectural design standards
•English and French Styles
•All local streets
•Stormwater treated in
adjacent developments
•0.77 ac Total open space (13.1%)
•0.66 Acre Park
•Large Oak Trees To Remain
•Play Area
•Benches
•Plaza
•Neighborhood Connection
•Open Play Lawn
•Row homes
•Exceeds architectural design standards
•English and French Styles
•Standard homes
•Medium home
•Exceeds architectural design standards
•English and French Styles
RiverTerrace
BBRetaining Wall
Existing Ground
Scholls Ferry Rd Lemongrass Ln Alley Friendly Ln
SW 169TH AVESW SCHOLLS
F
E
R
R
Y
R
D
(C.R. N
O
.
3
1
1 0)
SW WOODGROVE ST
STRE
E
T
A
SW LARKSPRING LN
SW SNOWDALE ST
SW BIRDSONG ST
SW LEMONGRASS LN
ALLEY M
SW PEACHBLOSSOM AVESW ROY ROGERS ROAD (C.R. NO. 3150)AUBGERGINE TERFOREST HOLLOW ST SW LARKWOOD PLSW FRIENDLY LN
SW MEADBROOK LNSW LEM
O
N
G
R
A
S
S
L
N
COVER SHEET
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
PROJECT
SITE
SW SCHO
L
L
S
F
E
R
R
Y
R
D
(
C
.
R
.
N
O
.
3
1
1
0
)SW ROY ROGERS RD (C.R. NO. 3150)XSD
XSD
XSDXSDXSSXSDXSDXSDXSDXSDXSDXSDXSDXSDXSD
XSD
XSD
XSD
XSD
XSSXSSXSSXSSXSSXSSXSS
XSS XSSXSSFM FM FM FM FM FM FM
SW FRIENDLY LANE (CR 3282 T/J)
TAX MAP 2S1W06
TAX LOT 200
EXISTING OVERHEAD
POWER LINE TO BE
RELOCATED
EXISTING GAS
EXISTING SANITARY SEWER
EXISTING OVERHEAD POWER
LINE TO BE RELOCATED
SITE
BOUNDARY
EXISTING OVERHEAD POWER
LINE TO BE RELOCATED
EXISTING OVERHEAD POWER
LINE TO BE REMOVED
EXISTING GRAVEL
TO BE REMOVED
EXISTING BUILDING
TO BE REMOVED
EXISTING FENCE
TO BE REMOVED
11' PAVEMENT
TO BE REMOVED
19' PAVEMENT
TO BE REMOVED
51' EX. ROW
TO BE VACATED
TAX MAP 2S1W06
TAX LOT 200 EXISTING OVERHEAD
LINE TO BE REMOVED
EXISTING BUILDING
TO BE REMOVED
60' EX. ROW
TO BE VACATED
EXISTING PERMANENT
SLOPE EASEMENT
EXISTING PERMANENT
SLOPE EASEMENT
EXISTING PERMANENT
SLOPE EASEMENT TO
BE VACATED
EXISTING PERMANENT
SLOPE EASEMENT
EXISTING EASEMENT FOR SLOPES,
WATER, GAS, ELECTRIC AND COMM.
SERVICE LINES, FIXTURES AND FACILITIES
EXISTING POWER LINE
EASEMENT TO BE VACATED
X
XOH
XG
FM
XSS
XSD
XW
LEGEND
SIDEWALK
PAVEMENT
GRAVEL
BUILDING
BOUNDARY
EXISTING RIGHT-OF-WAY
FENCE
OVERHANGING WIRES
GAS LINE
FORCE MAIN
SANITARY SEWER
STORM SEWER
WATERLINE
UTILITY POLE
LIGHT POLE
ELECTRICAL RISER
GUY WIRE
FIRE HYDRANT
SIGN
CATCHBASIN
WATER METER
WATER VALVE
CURB INLET
MAILBOX
TELEPHONE RISER
DITCH INLET
VERIZON ELECTRICAL BOX
IRRIGATION CONTROL VALVE
GAS RISER
UTILITY RISER
GAS VALVE
EVERGREEN TREE
DECIDUOUS TREE
PAV'T PAVEMENT
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(2) EXIST.dwg - SHEET: 2 Sep 26, 2016 - 10:56am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
EXISTING
CONDITIONS AND
DEMOLITION
PLAN
SW ROY
ROGERS
ROAD
(C
.R
.
NO
.
3150
)STREET BSW SCHOLLS FERRY RD (C.R. NO. 3110)
SW WOODGROVE ST
SW HOLLY RIDGE LANE SW RIVER TERRACE BOULEVARDSTREET E
STREET D
STREET C
STREET H
SW PEACHBLOSSOM AVESW FRIENDLY LANE
AUBGERGINE TERRACEFOREST HOLLOW STREET
RIVER TERRACE
NORTHWEST
RIVER TERRACE
EAST
SW LEM
O
N
G
R
A
S
S
L
N
AERIAL
PHOTOGRAPH
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(3) AERIAL.dwg - SHEET: 3 Sep 23, 2016 - 10:40am erikPOLYGON NW COMPANY
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RIVER TERRACE
EAST NO.3
R-12 ZONE
R-25 ZONE
ZONE BOUNDARY
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(4) DENSITY.dwg - SHEET: DENSITY Sep 23, 2016 - 10:41am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
DENSITY
CALCULATION
MAP & TABLES
0.77 AC
0.00 ACPRIVATELY OWNED TRACT
PRIVATELY OWNED OPEN SPACES
5.89 ACTOTAL PROJECT AREA
LOTS 1.36 AC
PUBLIC ROW/ PRIVATE STREETS 3.77 AC
0.00 AC
RESOURCE AREAS WETLAND,
DRAINAGE WAY & VEGETATED
CORRIDOR
SW SCHOLLS FERRY RD (C.R. NO. 3110)
HIGHER
DENSITY
LOWER
DENSITY
LOWER VALUE HABITAT
NEIGHBORHOOD ROUTECOLLECTORSW ROY ROGERS ROAD (C.R. NO. 3150)RIVER TERRACE
NORTHWEST
RIVER TERRACE
EAST
PROPOSED
APARTMENTS
PGE
SUBSTATION
4%
6%
3%
6%45%8%10%20%18%1
8
%
2%
4
%
7%46%7%4%38%48%
50' EX. ROW
TO BE VACATED
60' EX. ROW
TO BE VACATED
PROJECT BOUNDARY
EXISTING POWER LINE
EASEMENT TO BE
VACATED
EXISTING TREE TO REMAIN
TRANSMISSION LINE EASEMENT
OPPORTUNITIES
AND
CONSTRAINTS
MAP
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(5.1) POPPORTUNITIES.dwg - SHEET: 5.1 Sep 26, 2016 - 9:34am BobPOLYGON NW COMPANY
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RIVER TERRACE
EAST NO.3
EXISTING MINOR CONTOUR
EXISTING MAJOR CONTOUR
SIGNIFICANT TREE GROVE
MODERATE VALUE HABITAT
HIGHEST VALUE HABITAT
LOWER VALUE HABITAT
SW SCH
O
L
L
S
F
E
R
R
Y
R
D
(
C
.
R
.
N
O
.
3
1
1
0
)SW ROY ROGERS RD (C.R. NO. 3150)RIVER TERRACE
NORTHWEST RIVER TERRACEEASTRETAIN EXISTING TREE
RETAIN DRIVING/ACCESS
TO PGE SUBSTATION
RIVER TERRACE
MONUMENT
RETAIN DRIVING/ACCESS
TO PGE SUBSTATION
RIVER TERRACE
MONUMENT
CONCEPT
PLAN
MAP
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(5.2) CONCEPT.dwg - SHEET: 5.2 Sep 23, 2016 - 10:43am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
SW SCH
O
L
L
S
F
E
R
R
Y
R
D
(
C
.
R
.
N
O
.
3
1
1
0
)SW ROY ROGERS ROAD (C.R. NO. 3150)SITE
MAP
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(5.3) SITE MAP.dwg - SHEET: 5.3 Sep 23, 2016 - 10:44am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
12.6'2
0
.
4
'78.3'2
5
.
2
'
32.5'
15.3'54.6'10.1'8.0'12.0'82.0'254
1,356 SF
258
1,368 SF
262
1,196 SF
261
1,196 SF
260
1,196 SF
263
1,196 SF
9.6'
15.9'
15.9'
15.9'22.1'35.9'45.2'52.6'23.0'15.3'15.3'23.0'23.0'15.3'15.3'15.3'12.4'6.1'SW MEADBROOK LNSW SCHOLLS
F
E
R
R
Y
R
D
(C.R. N
O
.
3
1
1 0)
6.00'
PUE, TYP.SW PEACHBLOSSOM AVE46.00'
45.98'
28.86'SW ROY ROGERS ROAD (C.R. NO. 3150)SW FRIENDLY LN
SW LEMO
N
G
R
A
S
S
L
N
55.00'
55.00'
55.00'
15.00'
VARIES
281
4,551 SF
280
4,015 SF
279
4,210 SF
TRACT G
6,603 SF
270
1,687 SF
278
1,834 SF
269
1,597 SF
276
1,032 SF
268
1,065 SF
275
1,671 SF
267
1,065 SF
274
1,775 SF
266
1,065 SF
273
1,068 SF
272
1,067 SF
271
1,066 SF
TRACT F
13,550 SF
282
3,627 SF
265
1,617 SF
277
1,021 SF
23.1'54.0'37.7'2
2
.
2
'
117.1'
40.0'78.2'
54.0'9.4'23.0'15.3'15.3'15.3'19.2'
62.7'40.9'5.1'40.7'30.0'119.2'
324.8'
10.0'
7
5
.
9
'89.9'23.4'15.3'15.3'15.3'23.0'10.5'15.1'15.3'15.3'15.3'27.9'1.6'24.1'15.4'15.4'20.0'22.3'46.3'50.0'91.0'39.9'87.0'
69.5'
69.5'
69.5'
69.5'
69.5'
69.4'
69.5'
69.5'
69.6'
69.7'
69.7'
67.8'
66.9'
66.4'
6.00'
PUE, TYP.
6.00'
PUE, TYP.50.0'130.3'49.8'67.00'
80.00'
15.3'15.3'15.4'26.1'26.1'15.3'15.3'27.1'
39.8'24.1'15.3'15.3'24.1'15.3'49.0'52.0'52.0'52.0'52.0'52.0'52.0'52.0'49.2'55.8'60.1'64.3'68.5'SW AUBERGINE TERSW FOREST HOLLOW ST
54.00'
50.00'
6.00'
PUE, TYP.
6.00'
PUE, TYP.
6.00'
PUE, TYP.
6.00'
PUE, TYP.
60.00'
41.00'
3.00'
PUE, TYP.
354.1'
VARIES
VARIES
72.86' TEMP
GRADING
EASEMENT
20.00' TEMP
GRADING
EASEMENT
13' ROW
DEDICATION
VARYING
ROW
DEDICATION
103.0'91.5'66.2'51.00'
VARYING
ROW
DEDICATION
EXISTING
SLOPE
EASEMENT
EXISTING
SLOPE
EASEMENT
EXISTING
SLOPE
EASEMENT
7.50'
PUE, TYP.
7.50'
PUE, TYP.
6.00'
PUE, TYP.
PORTLAND
GENERAL
ELECTRIC
EASEMENT
146.5'422.2'313.1'51.0'
126.9'
341.4'
535.3'
355.1'
461.9'1.3'TRACT H
8,302 SF
68.0'52.0'3.00'
PUE, TYP.
27.1'
14.0'15.3'15.3'26.1'26.1'15.4'15.3'15.3'14.2'20.5'39.0'20.0'69.3'25.0'
30.0'19.6'26.7'20.0'39.0'67.5'
168.5'22.7'2.8'15.3'15.3'15.3'70.6'28.3'78.0'15.3'78.0'15.3'78.0'15.3'78.0'15.3'77.7'14.8'65.4'30.9'13.2'49.0'192.6'
111.9'75.0'ROW : 22
180,992 SF
TRACT B
3,891 SF
2481,018 SF247953 SF246889 SF245
1,265 SF
250
1,375 SF
249
1,729 SF
TRACT A
1,720 SF
256797 SF255
1,356 SF
TRACT C
3,660 SF
TRACT D1,492 SF264
1,799 SF
259
2,153 SF
TRACT E
6,163 SF
252797 SF251797 SF257797 SF253798 SFSW LARKWOOD PLN:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(6) PLAT.dwg - SHEET: 6.1 Sep 23, 2016 - 10:45am erikPOLYGON NW COMPANY
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RIVER TERRACE
EAST NO.3
PRELIMINARY
PLAT
2:1 MAX SLOPE
2:1 MAX SLOPE
2:1 MAX SLOPE
'
'
'
281
280
279
TRACT G
270
278
269
276
268
275
267
274
266
273
272
271
TRACT F
282
265
277
'
'
'
TEMPORARY GRADING EASEMENT
TEMPORARY
GRADING
EASEMENT
SDSDSDSD
SD
SD
SD
SDSDSDSDSDSDSDSW ROY ROGERS ROAD (C.R. NO. 3150)STREET BSW SCHOLLS
F
E
R
R
Y
R
D
(C.R. N
O
.
3
1
1 0)SW PEACHBLOSSOM AVESW MEADBROOK LNSW LEMO
N
G
R
A
S
S
L
N
SW FRIENDLY LN
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(7) PGRAD.dwg - SHEET: 7 Sep 23, 2016 - 10:47am erikPOLYGON NW COMPANY
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RIVER TERRACE
EAST NO.3
PRELIMINARY
GRADING PLAN
EX 1-FT CONTOUR
EX 5-FT CONTOUR
FG 1-FT CONTOUR
FG 5-FT CONTOUR
324
320
324
320
PROPOSED RETAINING WALL
GRADING LIMITS
XSD XSSXSSXWXWXWXWXWXWXWXWXW XW
SW ROY ROGERS ROAD (C.R. NO. 3150)STREET BSW SCHOLLS
F
E
R
R
Y
R
D
(C.R. N
O
.
3
1
1 0)SW PEACHBLOSSOM AVESW MEADBROOK LNSW LEMO
N
G
R
A
S
S
L
N
CONNECT TO
SANITARY SEWER
XSD
XSDXSDSDSDSDSD
SD
SD
SD
SDSDSDSDSDSSSSSS
SS
SS
SS
SS
SSSSSSSSXSDXSDXSDXSDXSD
XSD
XSSXSSXSS
XSS XSSXSSCONNECT TO
WATER MAIN
WWWWWWWWWW
W
W
W
W
WWWWWWWWWCONNECT TO
STORM SEWER
CONNECT TO
WATER MAIN
CONNECT TO
WATER MAIN
CONNECT TO
WATER MAIN
CONNECT TO
SANITARY SEWER
CONNECT TO
STORM SEWER
CONNECT TO
STORM SEWER
CONNECT TO
SANITARY SEWER
XWXWXWXWPROPOSED FIRE
HYDRANT, TYP.
270
278
269
276
268
275
267
274
266
273
272
271
265
277
281
280
279
TRACT G
282 SDSDSSSSSSSSSW FRIENDLY LN
PROPOSED FIRE
HYDRANT, TYP.AUBERGINE TERFOREST HOLLOW ST SW LARKWOOD PLTRACT B
248247246245
250
249
TRACT A
254256255258
TRACT C
TRACT D
262
261
260
264
259
263
TRACT E
252 251257253
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(8) COMP.dwg - SHEET: 8 Sep 23, 2016 - 10:49am erikPOLYGON NW COMPANY
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RIVER TERRACE
EAST NO.3
PRELIMINARY
UTILITY PLAN
PROPOSED SANITARY CLEANOUT
EX SANITARY CLEANOUT
EX STORM MANHOLE
PROPOSED STORM MANHOLE
EX SANITARY MANHOLE
PROPOSED SANITARY MANHOLE
EX BURIED POWER LINE
EX GAS LINE
PROPOSED WATER LINE
EX WATER LINE
EX STORM DRAIN
PROPOSED STORM DRAIN
EX SANITARY SEWER
PROPOSED SANITARY SEWER
EASEMENT LINES
EX OVERHEAD POWER LINE
EX TELEPHONE LINE
EX CABLE TV LINE
D
S C
XT
S
XG
XCOM
XOH
XE
XSD
XW
W
XSS
SS
SD
S C
PROPOSED THRUST BLOCK
EX THRUST BLOCK
PROPOSED AIR RELEASE VALVE
EX AIR RELEASE VALVE
PROPOSED BLOW-OFF
EX BLOW-OFF
PROPOSED WATER VALVE
EX WATER VALVE
PROPOSED WATER METER
EX WATER METER
PROPOSED FIRE HYDRANT
EX FIRE HYDRANT
PROPOSED STORM CLEANOUT
EX STORM CLEANOUT
EX CATCH BASIN
PROPOSED CATCH BASIN
EX GAS VALVE
EX CABLE RISER
EX TELEPHONE RISERTR
C
D C
PROPOSED STREET LIGHT
NOTES:
1.STORM SEWER TO BE 12" IN DIAMETER UNLESS
OTHERWISE NOTED.
2.SANITARY SEWER TO BE 8" IN DIAMETER UNLESS
OTHERWISE NOTED.
3.WATER LINES TO BE 8" IN DIAMETER UNLESS OTHERWISE
NOTED.
PROPOSED BIO SWALE
MATCH LINE
5.0'
PLANTER
STRIP
5.0'
PLANTER
STRIP
50.0'
RIGHT OF WAY
5.0'
PARKING PARKING
28.0'
PAVED WIDTH
0.5'0.5'
LOCAL RESIDENTIAL
CITY OF TIGARD SKINNY STREET OPTION
PARKING ON BOTH SIDES
0.5'0.5'
B
PRIVATE ALLEY
19.0'
TRAVEL
20.0'
3'-5'
SETBACK
3'-5'
SETBACK
1' WIDE
MOUNTABLE
CURB, TYP.
0.5'0.5'
G SW ROY ROGERS ROAD (C.R. NO. 3150)SW SCHOLLS
F
E
R
R
Y
R
D
(C.R. N
O
.
3
1
1 0)SW PEACHBLOSSOM AVESW MEADBROOK LNSW FRIENDLY LN
SW LEM
O
N
G
R
A
S
S
L
N
AUBERGINE TERFOREST HOLLOW ST
281
280
279
TRACT G
270
278
269
276
268
275
267
274
266
273
272
271
TRACT F
282
265
277
H1
J
H1
G
B
C1
H
C SW LARKWOOD PLTRACT B
248247246
250
249
TRACT A
254256255258
TRACT D
262
261
260
264
259
263
TRACT E
252 251257253
TRACT C
245
5
5.0'
PLANTER
STRIP
41.0'
RIGHT OF WAY
5.0'
PARKING
24.0'
PAVED WIDTH
0.5'0.5'
LOCAL RESIDENTIAL
CITY OF TIGARD SKINNY STREET OPTION
PARKING ON ONE SIDE
0.5'0.5'
H
NOTE:
1.EXCEPTION TO PLANTER STRIP ON
EAST SIDE OF STREET REQUESTED DUE
TO EXISTING PGE OVERHEAD LINES
5.5'
PLANTER
STRIP
5.5'
PLANTER
STRIP
54.00'
RIGHT OF WAY
5.00'
PARKING
5.00'
PARKING
32.00'
PAVED WIDTH0.50'0.50'
LOCAL RESIDENTIAL
CITY OF TIGARD STANDARD
PARKING ON BOTH SIDES
C
5.0'
PLANTER
STRIP
46.0'
RIGHT OF WAY
5.0'
PARKING
24.0'
PAVED WIDTH
0.5'0.5'
LOCAL RESIDENTIAL
CITY OF TIGARD SKINNY STREET OPTION
PARKING ON ONE SIDE
0.5'0.5'
H1
5.0'
PLANTER
STRIP
5.5'
PLANTER
STRIP
5.5'
PLANTER
STRIP
54.00'
RIGHT OF WAY
5.00'
PARKING
5.00'
PARKING
32.00'
PAVED WIDTH0.50'0.50'
PRIVATE LOCAL RESIDENTIAL
CITY OF TIGARD STANDARD
PARKING ON BOTH SIDES
C1
5.5'
PLANTER
STRIP
5.5'
PLANTER
STRIP
60.0'
RIGHT OF WAY
5.0'5.0'36.0'
PAVED WIDTH
0.5'0.5'
LOCAL COMMERCIAL
PARKING BOTH SIDES
J
8.0'8.0'N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(9) CIRCULATION.dwg - SHEET: 9 Sep 23, 2016 - 10:52am erikPOLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
CIRCULATION
PLAN
B
12
7
5
5
SW ROY ROGERS ROAD (C.R. NO. 3150)SW SCHOLLS
F
E
R
R
Y
R
D
(C.R. N
O
.
3
1
1 0)
SW LEM
O
N
G
R
A
S
S
L
N
ALLEY M
SW PEACHBLOSSOM AVESW MEADBROOK LN3
270
278
269
276
268
275
267
274
266
273
272
271
265
277
281
280
279
TRACT G
282
6
2
1
4 SW LARKWOOD PLFOREST HOLLOW ST
1
TRACT F
SW FRIENDLY LN
TRACT B
248247246245
250
249
254256255258
TRACT C
TRACT D
262
261
260
264
259
263
TRACT E
252 251257253
AUBERGINE TERN:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(10) PARKING.dwg - SHEET: 10 Sep 23, 2016 - 10:53am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
PARKING
PLAN
20.00'
8.5
20.00'
8.5
ON STREET PARKING (EAST)
REQUIRED
x ATTACHED SINGLE FAMILY:
6 UNITS W/3 OFF-ST. SPACES AT 1 SPACE/2 UNITS = 3 SPACES
14 UNITS W/1 OFF-ST SPACES AT 2 SPACE/1 UNITS =28 SPACES
31 SPACES
PROVIDED
x ATTACHED SINGLE FAMILY:32 SPACES
OFF STREET PARKING (EAST)
REQUIRED
x ATTACHED SINGLE FAMILY:
14 - 2 BEDROOM UNITS AT 1.5 SPACES/UNIT =21 SPACES
6 - 3 BEDROOM UNITS AT 1.75 SPACES/UNIT =11 SPACES
32 SPACES
PROVIDED
x ATTACHED SINGLE FAMILY:S
6 - UNITS W/2 CAR GARAGE + 1 DRIVEWAY SPACE = 18 SPACES
14- UNITS W/1 CAR GARAGE =14 SPACES
32 SPACES
ON STREET PARKING (WEST)
REQUIRED
x DETACHED SINGLE FAMILY:
4 UNITS W/ 4 OFF-ST SPACES AT 1 SPACE/2 UNITS = 2 SPACES
x ATTACHED SINGLE FAMILY:
8 UNITS W/3 OFF-ST. SPACES AT 1 SPACE/2 UNITS =4 SPACES
6 UNITS W/2 OFF-ST. SPACES AT 1 SPACE/1 UNITS =6 SPACES
12 SPACES
PROVIDED
x DETACHED SINGLE FAMILY:2 SPACES
x ATTACHED SINGLE FAMILY:12 SPACES
14 SPACES
OFF STREET PARKING (WEST)
REQUIRED
x DETACHED SINGLE FAMILY:
4 UNITS AT 1 SPACE/UNIT =4 SPACES
x ATTACHED SINGLE FAMILY:
8 - 2 BEDROOM UNITS AT 1.5 SPACES/UNIT =12 SPACES
6 - 3 BEDROOM UNITS AT 1.75 SPACES/UNIT =11 SPACES
27 SPACES
PROVIDED
x DETACHED SINGLE FAMILY:
4 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES =16 SPACES
x ATTACHED SINGLE FAMILY:
8 - UNITS W/2 CAR GARAGE + 1 DRIVEWAY SPACE =24 SPACES
6 - UNITS W/1 CAR GARAGE + 1 DRIVEWAY SPACE =12 SPACES
52 SPACES
10' MIN.
BUILDING
8' MIN.
STREET SIDE
(3' ALLEY)
3' MIN.
GARAGE
5' MIN.
PORCH
254256255258 252 251257253
199'
5.00' MIN.
PORCH SETBACK
20.00' MIN.
GARAGE SETBACK
10.00' MIN.
REAR SETBACK
10.00' MIN.
FRONT SETBACK
5.00' MIN.
REAR COVERED
DECK
3' MIN.
SIDE
245
TRACT A
262
261
260
264
259
263
256258257
270
269
268
267
266
271
265
281
280
279
TRACT G
282
278
276
275
274
273
272
277
TRACT F
VISUAL CLEARANCE
TRIANGLE, TYP.
VISUAL CLEARANCE
TRIANGLE, TYP.SW ROY ROGERS ROAD (C.R. NO. 3150)SW SCHOLLS F
E
R
R
Y
R
D
(C.R. NO
.
3
1
1 0)STREET H
SW PEACHBLOSSOM AVEALLEY M
SW MEADBROOK LNSW LEMON
G
R
A
S
S
L
N
SW LARKWOOD PLFOREST HOLLOW ST
AUBERGINE TER248247246245
249
TRACT A
262
261
260
264
259
263
TRACT E
TRACT B
250254256255258252251257253
EXCEPTION TO VISION CLEARANCE AREAS
REQUESTED PER 18.350.070.C.7. ADEQUATE SIGHT
DISTANCE CAN BE MET AS SHOWN ON THIS SHEET.
250'199'
20'
20'30'
30'
SW FRIENDLY LN CITYCOUNTYAASHTO STOPPING SITE DISTANCE AASHTO STOPPING SITE DISTANCE
250'
243'
AASHTO STOPPING SITE DISTANCE
AASHTO S
T
O
P
P
I
N
G
S
I
T
E
D
I
S
T
A
N
C
E
281
280
282
8.00' MIN.
PORCH SETBACK
20.00' MIN.
GARAGE SETBACK
10.00' MIN.
REAR COVERED
PATIO
12.00' MIN.
FRONT SETBACK
8' MIN.
STREET SIDE
15.00' MIN.
REAR BUILDING
3' MIN.
SIDE
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(11) SITE.dwg - SHEET: 11 Sep 26, 2016 - 10:49am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
SITE
PLAN
SW ROY ROGERS ROAD (C.R. NO. 3150)SW SCHOLLS
F
E
R
R
Y
R
D
(C.R. N
O
.
3
1
1 0)
ZONE R-12
ZONE R-25
N:\proj\395-061\09 drawings\02 xrefs\planning\395061.PTTBL-Prelim.dwg - SHEET: Model Aug 24, 2016 - 2:42pm cllPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
TREE
PRESERVATION
AND REMOVAL
PLAN
EXISTING TREE TO BE REMOVED
DECIDUOUS
CONIFEROUS
TREE NUMBER
(REFER TO "ATTACHMENT A:
EXISTING TREE INVENTORY DATA"
FOR TREE DETAILS)
70824
EXISTING TREE TO BE RETAINED
WITH TREE PROTECTION FENCING
PER DTL 1, THIS SHEET
I, MORGAN HOLEN, ATTEST THAT THIS TREE PRESERVATION
AND REMOVAL PLAN MEETS THE REQUIREMENTS IN SECTION
10, PART 1, OF THE CITY OF TIGARD URBAN FORESTRY
MANUAL.
MORGAN HOLEN
ISA CERTIFIED ARBORIST PN-6145A
DATE:
NOTES:
1.COORDINATE WITH PROJECT ARBORIST PRIOR TO
REMOVING OR MOVING TREE PROTECTION MEASURES TO
SUPERVISE CONSTRUCTION IN PROTECTION ZONE.
2.REFER TO "ATTACHMENT A: EXISTING TREE INVENTORY
DATA" PREPARED BY MORGAN HOLEN & ASSOCIATES FOR
CANOPY RADIUS DIMENSIONS.
3.SEE SHEET 2 FOR EXISTING CONDITIONS AND TAX MAP
INFORMATION.
4.SEE SHEET 7 FOR THE PROPOSED GRADING PLAN.
5.SEE SHEETS 8 FOR THE PRELIMINARY UTILITY PLAN.
6.SEE SHEETS L1.01 -L3.01 FOR LANDSCAPE PLAN.
PROPOSED TO REMAIN.
NOTE:
NOTIFY PACIFIC COMMUNITY DESIGN ATTN: BEN HOLMES - BEFORE CONDUCTING
ANY WORK WITHIN THE CRITICAL ROOT ZONE OF TREES
FENCES SHALL BE IN PLACE PRIOR TO BEGINNING CONSTRUCTION!
FENCE SHALL IDEALLY
BE LOCATED AT THE OUTER
PERIMETER OF THE CRITICAL
ROOT ZONE.
DRIP LINE
CRITICAL ROOT ZONE
SEE TREE PROTECTION PLAN
(NOT TO SCALE)
TREE PROTECTION DETAIL THIS SHEET
8'
TYP
TO BE PROTECTED
1
2" MESH CHAIN LINK SECURED TO
5' CHAIN LINK FENCING.
1-1/2" DIA STEEL OR ALUMINUM POSTS
A.TREE PROTECTION SPECIFICATIONS
1.TREE PROTECTION ZONE. THE PROJECT
ARBORIST SHALL DESIGNATE THE TREE
PROTECTION ZONE (TPZ). WHERE FEASIBLE,
THE TPZ SHALL BE ESTABLISHED AT THE
DRIPLINE OF PROTECTED TREES AS A MINIMUM.
IF INFRASTRUCTURE MUST BE INSTALLED
CLOSER TO THE TREES, THE TPZ MAY BE
ESTABLISHED WITHIN THE DRIPLINE AREA IF
THE PROJECT ARBORIST DETERMINES THAT THE
75((6:,//127%(81'8/<'$0$*('¬7+(
LOCATION OF THE TPZ SHALL BE SHOWN ON
CONSTRUCTION DRAWINGS. ¬
2.PROTECTION FENCING. ALL TREES TO BE
RETAINED SHALL BE PROTECTED BY CHAIN LINK
FENCING OR OTHER FENCING AS APPROVED BY
THE PROJECT ARBORIST. PROTECTION FENCING
SHALL BE SECURED TO STEEL POSTS PLACED NO
FURTHER THAN 8-FEET APART AND SHALL BE
INSTALLED AT THE EDGE OF THE TPZ.¬
3.PRECONSTRUCTION CONFERENCE. THE
PROJECT ARBORIST SHALL BE ON SITE TO
DISCUSS METHODS OF TREE REMOVAL AND TREE
PROTECTION PRIOR TO ANY CONSTRUCTION.
4.PRUNING. THE PROJECT ARBORIST CAN HELP
IDENTIFY IF AND WHERE PRUNING IS NECESSARY
ONCE TREES RECOMMENDED FOR REMOVAL
HAVE BEEN REMOVED AND THE SITE IS STAKED
AND PREPARED FOR CONSTRUCTION. PRUNING
SHALL BE PERFORMED BY A QUALIFIED TREE
SERVICE.
5.TREE PROTECTION ZONE MAINTENANCE. THE
PROTECTION FENCING SHALL NOT BE MOVED,
REMOVED, OR ENTERED BY EQUIPMENT EXCEPT
UNDER DIRECTION OF THE PROJECT ARBORIST.
6.STORAGE OF MATERIAL OR EQUIPMENT. THE
CONTRACTOR SHALL NOT STORE MATERIALS OR
EQUIPMENT WITHIN THE TPZ.
7.EXCAVATION. EXCAVATION WITHIN THE TPZ
SHALL BE AVOIDED IF ALTERNATIVES ARE
AVAILABLE. IF EXCAVATION WITHIN THE TPZ IN
UNAVOIDABLE, THE PROJECT ARBORIST SHALL
EVALUATE THE PROPOSED EXCAVATION TO
DETERMINE METHODS TO MINIMIZE IMPACTS TO
TREES. ALL CONSTRUCTION WITHIN THE TPZ
SHALL BE UNDER THE ON-SITE TECHNICAL
SUPERVISION OF THE PROJECT ARBORIST.¬
8.TREE PROTECTION INSPECTION. THE PROJECT
ARBORIST SHALL INSPECT AND VERIFY THE
LOCATION OF PROTECTION MEASURES PRIOR
TO CONSTRUCTION, MONITOR TREE
PROTECTION MEASURES REGULARLY, AND
PROVIDE BIWEEKLY WRITTEN REPORTS TO THE
CITY DURING PERIODS OF ACTIVE
CONSTRUCTION.
9.POST CLEARING EVALUATION. THE PROJECT
ARBORIST SHALL VISIT THE SITE AT THE TIME
OF CLEARING TO RE-ASSESS TREES PLANNED
FOR PRESERVATION IN TERMS OF GENERAL
CONDITION AND POTENTIAL RISK. IF TREES ARE
FOUND TO BE HAZARDOUS, THE PROJECT
ARBORIST SHALL UPDATE THE URBAN FORESTRY
PLAN FOR THE CITY'S REVIEW AND APPROVAL.
10.FINAL REPORT. AFTER THE PROJECT HAS
BEEN COMPLETED, THE PROJECT ARBORIST
SHALL PROVIDE A FINAL REPORT THAT
DESCRIBES THE MEASURES NEEDED TO
MAINTAIN AND PROTECT THE REMAINING
TREES.
13+00
14+00
15+00 16+00 17+00 18+00
SW LEMONGRASS LANE
ALLEY MSW PEACHBLOSSOM AVE305
310
320
330
340
305
310
320
330
340
13+50 14+00 15+00 16+00 17+00 18+00
-1.28%
PROPOSED GRADE
EXISTING GROUND
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(13.1-13.4) FUTURE PROFILES.dwg - SHEET: 13.1 Sep 23, 2016 - 10:59am erikPOLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
SW LEMONGRASS
LANE
PROFILE
SCALE: 1" = 40'
HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10'
9+00
10+00
11+00 12+00 13+00 14+00SW WOODGROVE STSW PEACHBLOSSOM AVE320
330
340
350
360
370
380
320
330
340
350
360
370
380
9+00 10+00 11+00 12+00 13+00 14+00 14+50
-1.00%
4.03%
PVI STA: 11+61.08
PVI ELEV: 342.48
K: 20.00
LVC: 100.67
BVCS: 11+10.75BVCE: 340.45EVCS: 12+11.41EVCE: 341.97HIGH PT. STA: 11+91.35
HIGH PT ELEV: 342.07 PVI STA: 14+08.56
PVI ELEV: 340.00
K: 20.00
LVC: 124.28
BVCS: 13+46.42BVCE: 340.62EVCS: 14+70.70EVCE: 335.51EXISTING GROUND
PROPOSED GRADE
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(13.1-13.4) FUTURE PROFILES.dwg - SHEET: 13.2 Sep 23, 2016 - 11:00am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
SW WOODGROVE
STREET
PROFILE
SCALE: 1" = 40'
HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10'
12+00 13+00 14+00 15+00 15+71 16+00
290
300
310
320
330
340
350
290
300
310
320
330
340
350
12+00 13+00 14+00 15+00 16+00 16+25
EXISTING GROUND
PROPOSED GRADE
2.89%
4.03%PVI STA = 15+25.88ELEV = 313.23PVI STA: 15+71.04
PVI ELEV: 314.54
K: 13.40
LVC: 15.35
BVCS: 15+63.36BVCE: 314.31EVCS: 15+78.72EVCE: 314.85N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(13.1-13.4) FUTURE PROFILES.dwg - SHEET: 13.3 Sep 23, 2016 - 11:00am erikPOLYGON NW COMPANY
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[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
FOREST HOLLOW
STREET
PROFILE
SCALE: 1" = 40'
HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10'
10+00 11+00 12+00 13+00 14+00
9+00 10+00
17+0017+30AUBGERGINE TERRACE
270
280
290
300
310
320
330
340
350
270
280
290
300
310
320
330
340
350
9+00 10+00 11+00 12+00 13+00 14+00
-7.61
%PVI STA = 10+00.75ELEV = 313.67PVI STA: 8+58.92
PVI ELEV: 324.46
K: 30.00
LVC: 198.26
BVCS: 7+59.79BVCE: 325.45EVCS: 9+58.05EVCE: 316.92EXISTING GROUND
PROPOSED GRADE
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\395061.(13.1-13.4) FUTURE PROFILES.dwg - SHEET: 13.4 Sep 23, 2016 - 11:00am erikPOLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
SW AUBERGINE
TERRACE
PROFILE
SCALE: 1" = 40'
HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10'
1 0)
D 194'=5
C 262'=7
B 257=6
D 199'=5
D 122'=3 82'=2 D
A 226'=6
R-25
R-7
R-25
R-7
8000800180028003800480058006
8007
8008
8009
8010
8011
8012
8013
8014
8015
8016
8017
8018
8019
8020
8021
8022
8023
8024
8025
8026
8027
8028
8029
8030
8031
8032
8033
8034
8035
8036 8037 8038 8039 8040
G 137=3
F 138=3
E 259=6
F 155=4
8041
8042
8043
8044
8045
8046
8047
8048
8049
8050
8051
8052
805380548055
8056 8057 8058 8059
(C.R. N
O
.
3
1
S
C
H
O
L
L
S
F
E
R
R
Y
R
D
S
W
SW FOREST HOLLOW STREET SW PEACHBLOSSOM AVE.SW ROY ROGERS ROAD (C.R. NO. 3150)SW LARKWOOD PLACETRACT O
TRACT J
278
276
275
274
273
277
270
269
268
267
266
272
271
265
TRACT G
281
282
280
279
TRACT F
SW LEM
O
N
G
R
A
S
S
L
N
.SW PEACHBLOSSOM AVE.SW MEADBROOK LN.SW FRIENDLY LN.
LAWN- SEED WITH GRASS
SEED SUPREME MIX SEE
PLANT LEGEND FOR TYPE
AND QUANTITY- SHEET L1.02
STREET TREE LEGEND:
NOTES:
1.SEE SHEET L1.02 FOR TREE CANOPY
LEGEND & NOTES
2.SEE SHEET L1.03 FOR TREE CANOPY,
SOIL VOLUMES - NOTES, DETAILS AND
EXAMPLES.
3.PLANTERS UNDER STREET TREES UNLESS
OTHERWISE NOTED ARE TO BE SEEDED
WITH GRASS SEED SUPREME MIX (LAWN).
SEE PLANT LEGEND AND GENERAL
PLANTING SHEETS FOR ADDITIONAL
INFORMATION.
4.A PERMANENT UNDERGROUND
IRRIGATION SYSTEM WILL BE PROVIDED
FOR ALL STREET TREE LAWN AREAS.
5.ALL STREET TREES ARE TO BE INSTALLED
WITH A GEO TEXTILE ROOT CONTROL
SYSTEM PER CITY OF TIGARD DETAIL 1 &
2 SHEET L1.03.
6.SEE CIVIL PLANS FOR TREE
PRESERVATION & REMOVAL PLAN.
YELLOWWOOD
GOLDENRAIN TREE
DOVE TREE
KATSURA TREE
N:\proj\395-061\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\395061.(L1)STREETTREE.dwg - SHEET: L1.01 Sep 22, 2016 - 3:16pm benPOLYGON NW COMPANY
WWW.POLYGONHOMES.COM
[T] (360) 695-7700 [F] 360-693-4442
RIVER TERRACE
EAST NO.3
L1.01
TREE CANOPY
PLANTING PLAN
TREE CANOPY - PLANTING PLAN1
STATEMENT:
COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.SYMBOL
STREET TREES - MEDIUM
YELLOWWOOD / CLADRASTIS KENTUCKIA: 2" CAL., B&B
GOLDENRAIN TREE / KOELREUTERIA PANICULATA: 2" CAL., B&B
DOVE TREE / DAVIDIA INVOLUCRATA: 2" CAL., B&B
GROUNDCOVER
i, KAREN E. LANKFORD, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE
REQUIREMENTS IN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL.
KAREN E. LANKFORD
REGISTERED LANDSCAPE ARCHITECT #369
-----------------------------------------------------------
NOTES:
1.PLANTERS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN).
LAWN (SEEDED)
PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.
RATE: 8 LBS/1000 SQUARE FEET.
2.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS
3.ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED
WITHIN 5 FEET OF ANY HARD SURFACE PAVING OR UTILITY BOX. SEE DETAIL 2 & 3 SHEET L1.03.
4.ALL PLANTER STRIPS ARE AREAS OF POTENTIAL SOIL COMPACTION, LIMITING TREE GROWTH. IF SOIL CONDITION OCCURS
BACKHOE TURNING SHOULD BE USED TO LOOSEN THE SOIL.
5.BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR
ESCS (EXPANDED SHALE/CALCINE CLAY) AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE
DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTO
LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF COMPACTED SOIL AT THE EDGE
OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF
PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPRED
TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL
TEXTURE SUITABLE TO FINE GRADE.
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.
STREET TREES BY STREET FRONTAGES
FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES
226' / 40 = 6 TREES
257' / 40 = 6 TREES
420' / 40 = 11 TREES
597' / 40 = 15 TREES
259' / 40 = 6 TREES
293' / 40 = 7 TREES
195' / 40 = 5 TREES
B
A
C
TOTAL = 55 REQUIRED TREES
STREET TREE - PLANTING LEGEND
7,944 S.F.
LAWN (SEEDED)
PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.
RATE: 8 LBS/1000 SQUARE FEET.
QTY.SYMBOL
190'=5
K
STREET FRONTAGE
IDENTIFIER
FRONTAGE LENGTH
REQUIRED STREET TREE
QUANTITY LENGTH/40
SIZE AND DESCRIPTION:
24
8
21
KATSURA TREE/ CERCIDIPHYLLUM JAPONICA: 2" CAL., B&B7
D
E
F
G
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RIVER TERRACE
EAST NO.3
L1.02
TREE CANOPY
PLANTING LEGENDS
NOTES & DETAILS1"DEPTH - 2"ROOT BALLROOTBALL + 12"
DIAMETER OF30" MIN.NOTE:BACKFILL SOIL
(REMOVE AFTER ONE YEAR)
MULCH AS SPECIFIED
KEEP MULCH CLEAR
2"X 2"X 8' WOOD STAKES
ON WINDWARD AXIS
SET OUTSIDE ROOTBALL
OF TRUNK BASE
OTHERWISE SPECIFIED.
"GROW STRAIGHT" TREE TIES
WHICH EVER IS LOWEST.
IN ALL DIRECTIONS
GALV STEEL WIRE; LOOSE
TO ALLOW 4" OF MOVEMENT
FROM TOP AND SIDES OF
CUT AND REMOVE TWINE,
FINISH GRADE
BURLAP, AND WIRE BASKET
ROOTBALL.
TREE STAKING DETAIL
L1.02
2
3' UNDER FIRST LIMBS OR 5' HIGH.
SINGLE WOOD STAKE UNLESS
AND LESS SHALL BE STAKED WITH A
VINE MAPLES. TREES 1 1/2" CALIPER
LESS THAN 4" CALIPER. DO NOT STAKE
STAKE ALL EVERGREEN TREES
L1.02
1
FOR TREES WITHIN RIGHT OF WAY
L1.02
3
TREE PLANTER AND BARRIER DETAIL
CURB
GUTTER
STREET
GEO TEXTILE ROOT CONTROL
SYSTEM 2" BELOW SURFACE - CITY
OF TIGARD STREETS 24" DEEP
(BOTH SIDES)
STAKES
TREE TIE
TREE TRUNK
MULCH
SIDEWALK
SEE WASHINGTON COUNTY STREET
TREE DETAIL FOR ALL COUNTY
ROADS
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RIVER TERRACE
EAST NO.3
L1.03
TREE CANOPY
SOIL VOLUMES
DETAILS & NOTES
STREET TREE WITH ROOT PATH
L1.03
1
REMOVAL, STORING AND AMENDED SOILS FOR
PLANTED AREAS:
CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND
EXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1
SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOAD
AREAS AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOIL
TYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL STOCKPILE
EXCAVATED TOPSOIL IN APPROVED AREA OFF SITE.
EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BY
THE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOIL
MIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD.
MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITION
ONLY ( DAMP AND NOT MUDDY WITH ADEQUATE MOISTURE TO BREAK INTO
CLODS WHEN TURNED AND WILL NOT LEAVE A MUD STAIN ON THE AND
PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TO
INSTALLATION.
BLENDED SOIL PLACEMENT AND COMPACTION:
SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL IN
LAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2"
COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUM
DRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FOR
SPECIFIC BLENDED SOIL MIXES.
1.PART 1. COVERED SOIL MATERIALS
A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES:
1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH
2. LOAM/ORGANIC TOPSOIL
62,/%,1'(568&+$6³67$%,/,=(5´
4. WATER
PART 2. PROPORTIONS OF COVERED SOIL MATERIALS
A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS:
B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER
CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE
DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED
SHALL
BE DETERMINED DURING MIXING.
PART 3. COVERED SOIL MIXING PROCEDURES
A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END
RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES
THAT
WILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE AND
QUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH.
B. START WITH HALF OF THE CRUSHED ROCK MATERIAL.
C. ADD ALL OF THE TOPSOIL MATERIAL.
D. ADD THE SOIL BINDER.
E. ADD HALF OF THE ESTIMATED WATER.
F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL.
G. MIX THE MATERIAL TOGETHER.
H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARY
WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS
AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER.
I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE
TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED
ROCK
SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED
CRUSHED ROCK IN THE MIXTURE.
J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE
TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE
DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK.
PART 4. PLACEMENT OF COVERED SOIL
A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO
NOT
STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE
PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL
TO
DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT.
B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE
ARCHITECT
AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS
INCORRECT
GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNING
PLACEMENT OF COVERED SOIL.
C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED.
SUB-GRADE
ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL
CONSTRUCTION
DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND
COMPACT TO THE REQUIRED SUB-GRADE COMPACTION.
D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH
LIFT TO
THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT
EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY.
TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL
THAT
WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE
OF
THE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OF
AT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED.
E.BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELY
PROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC OR
PLYWOOD.
MATERIAL AMOUNT FOR 1 CY
OF COVERED SOIL
CRUSHED ROCK
TOPSOIL
SOIL BINDER
WATER
AMOUNT FOR 4.6 CY
OF COVERED SOIL
23.2 CUBIC FEET
5.9 CUBIC FEET
13.7 CUBIC FEET
1.6 GALLON
4 CUBIC YARDS
1 CUBIC YARD
4 POUNDS
46 GALLONS
STANDARD COVERED SOIL VOLUME SPECIFICATIONS
STREET TREE WITH ROOT PATH
L1.03
2
FUTURE ENTRY MONUMENT LOCATION
(C.R. N
O
.
3
1
S
C
H
O
L
L
S
F
E
R
R
Y
R
D
S
W
SW FOREST HOLLOW STREET SW PEACHBLOSSOM AVE.SW ROY ROGERS ROAD (C.R. NO. 3150)SW LARKWOOD PLACESW LEM
O
N
G
R
A
S
S
L
N
.SW PEACHBLOSSOM AVE.SW MEADBROOK LN.SW FRIENDLY LN.
OPEN SPACE PLANTING LEGEND:
'CRIMSON PYGMY' BARBERRY / BERBERIS THUNBERGII 'CRIMSON PYGMY'
COMPACT JAPANESE HOLLY / ILEX CRENATA 'COMPACTA'
AZALEA / VARIES
DOUBLFILE VIBURNUM / VIBURNUM P. TOMENTOSUM: 24"-30" HT.
RHODODENDRON 'JEAN MARIE DE MONTEGUE'
FOREST FLAME PIERIS / PIERIS JAPONICA 'FOREST FLAME'
RENAISSANCE SPIREA / SPIREA VANHOUTTEI 'RENAISSANCE'
ANTHONY WATERER SPIREA / SPIREA BUMALDA 'ANTHONY WATERER'
SHOWA-NO-SAKAE CAMELLIA / CAMELLIA SASANQUA 'SHOWA-NO-SAKAE'
'NIKKO BLUE' HYDRANGEA / HYDRANGEA MACROPHYLLA 'NIKKO BLUE'
THUNBERG SPIREA / SPIREA THUNBERGII DWARF FOUNTAIN GRASS /PENNISETUM ALOPECUROIDES ' HAMLEN'
BLUE OAT GRASS / HELICTOTRICHON SEMPERVIRENS
BEARBERRY COTONEASTER / COTONEASTER DAMMERI
SCARLET MEIDILAND ROSE / ROSA MEIDILAND 'MEIKROTAL'
CHINESE REDBUD / CERCIS CHINENSIS: B&B
CAPITAL SELECT FLOWERING PEAR / PYRUS CALLERYANA 'CAPITAL' : B&B
CHINESE KOUSA DOGWOOD / CORNUS KOUSA 'CHINENSIS': B&B
YOSHINO FLOWERING CHERRY / PRUNUS X YEDOENSIS: B&B
DAVID VIBURNUM / VIBURNUM DAVIDII
ISANTI REDOSER DOGWOOD / CORNUS SERICEA 'ISANTI'
LEYLAND CYPRESS / CUPRESSOCYPARIS LEYLANDII: 8'-10' HT., B&B
INCENSE CEDAR / CALOCEDRUS DECURRENS
WESTERN WHITE PINE / PINUS MONTICOLA: 8' HT., B&B
WESTERN RED CEDAR / THUJA PLICATA 8' HT.
PACIFIC DOGWOOD / CORNUS NUTTALLII: 3' HT.
BLACK HAWTHORNE / CRATAEGUS DOUGLASII: 3' HT.
BIGLEAF MAPLE / ACER MACROPHYLLUM: 3' HT.
OTTO LUYKEN CHERRY LAUREL / PRUNUS LAUROCERASUS 'OTTO LUYKEN'
YELLOWWOOD
GOLDENRAIN TREE
DOVE TREE
KATSURA TREE
LAWN
FINE LAWN, SEED
NATIVE UNDERSTORY PLANT MIX 2 GAL. - INVASIVE SPECIES TO BE REMOVEDSMALL TO MEDIUM ORNAMENTAL SHRUBS - 3 GAL.
ORNAMENTAL GRASSES / GROUNDCOVERS / SMALL ORNAMENTAL SHRUBS 1-2 GAL.
SMALL ORNAMENTAL TREES - 2'' CAL.
STREET TREES
SEE STREET TREE PLAN SHEETS L1.01-L1.03
FOR ADDITIONAL INFORMATION
COLUMNAR EVERGREEN TREES - 8' HGT.
NATIVE TREES IN NATIVE PLANTING AREAS - 3' HT. / SPACING VARIES
MEDIUM FIR BARK UNDER EXISTING OAK
TREES TO REAMAIN
OPEN SPACE PLANT LEGEND
SNOWBERRY / SYMPHOROCARPUS ALBA
RED FLOWERING CURRENT / RIBES SANGUINEUM
OREGON GRAPE / MAHONIA NERVOSA
PACIFIC NINEBARK / PHYSOCARPUS CAPITATUS
RED TWIG DOGWOOD / CORNUS SERICEA:
BARK
LAWN
FINE LAWN, SEED
NATIVE UNDERSTORY PLANT MIX 2 GAL. - INVASIVE SPECIES TO BE REMOVEDSMALL TO MEDIUM ORNAMENTAL SHRUBS - 3 GAL.
ORNAMENTAL GRASSES / GROUNDCOVERS / SMALL ORNAMENTAL SHRUBS 1-2 GAL.
SMALL ORNAMENTAL TREES - 2'' CAL.
STREET TREES
SEE STREET TREE PLAN SHEETS L1.01-L1.03
FOR ADDITIONAL INFORMATION
COLUMNAR EVERGREEN TREES - 8' HGT.
NATIVE TREES IN NATIVE PLANTING AREAS - 3' HT. / SPACING VARIES
MEDIUM FIR BARK UNDER EXISTING OAK
TREES TO REAMAIN
OPEN SPACE PLANT LEGEND
SNOWBERRY / SYMPHOROCARPUS ALBA
RED FLOWERING CURRENT / RIBES SANGUINEUM
OREGON GRAPE / MAHONIA NERVOSA
PACIFIC NINEBARK / PHYSOCARPUS CAPITATUS
RED TWIG DOGWOOD / CORNUS SERICEA:
BARK
LAWN
FINE LAWN, SEED
NATIVE UNDERSTORY PLANT MIX 2 GAL. - INVASIVE SPECIES TO BE REMOVEDSMALL TO MEDIUM ORNAMENTAL SHRUBS - 3 GAL.
ORNAMENTAL GRASSES / GROUNDCOVERS / SMALL ORNAMENTAL SHRUBS 1-2 GAL.
SMALL ORNAMENTAL TREES - 2'' CAL.
STREET TREES
SEE STREET TREE PLAN SHEETS L1.01-L1.03
FOR ADDITIONAL INFORMATION
COLUMNAR EVERGREEN TREES - 8' HGT.
NATIVE TREES IN NATIVE PLANTING AREAS - 3' HT. / SPACING VARIES
MEDIUM FIR BARK UNDER EXISTING OAK
TREES TO REAMAIN
OPEN SPACE PLANT LEGEND
SNOWBERRY / SYMPHOROCARPUS ALBA
RED FLOWERING CURRENT / RIBES SANGUINEUM
OREGON GRAPE / MAHONIA NERVOSA
PACIFIC NINEBARK / PHYSOCARPUS CAPITATUS
RED TWIG DOGWOOD / CORNUS SERICEA:
BARK
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RIVER TERRACE
EAST NO.3
L2.01
OPEN SPACE
PLANTING PLAN
OPEN SPACE - PLANTING PLAN1
PDR2016-00013/SUB2016-00009 – RIVER TERRACE EAST No. 3 PD PAGE 1 OF 49
Agenda Item: 5
Hearing Date: October 17, 2016 Time: 7:00PM
SECTION I. APPLICATION SUMMARY
FILE NAME: RIVER TERRACE EAST No. 3 PLANNED DEVELOPMENT
CASE NOS.: Planned Development Review (PDR) PDR2016-00013
Subdivision (SUB) SUB2016-00009
REQUEST: The applicant requests a 38-unit planned development with concurrent concept and
detailed plan review and subdivision review, on 5.89 acres. The applicant requests deferral
of compliance with the provision of adequate public facilities until final plat approval and
also requests early grading authorization.
APPLICANT: Polygon Northwest Company
c/o Fred Gast
109 E 13th Street
Vancouver, WA 98660
APPLICANT’S
AGENT:
Pacific Community Design, Inc.
c/o Stacy Connery
12564 SW Main Street
Tigard, OR 97223
OWNERS: Ed Bartholemy
18485 SW Scholls Ferry Road
Beaverton, OR 97007
Cresent Grove Cemetery
9925 Greenburg Road
Tigard, OR 97223
LOCATION: East side of SW Roy Rogers Road and South of SW Scholls Ferry Road; Washington
County Tax Map 2S1060000, Tax Lot 200 and 2S106DB, Tax Lot 24300.
ZONE/
COMP PLAN
DESIGNATION:
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.
R-25: medium high-density residential district. The R-25 zoning district is designed to
accommodate existing housing of all types and new attached single-family and multifamily
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
120 DAYS = 12/29/2016
PDR2016-00013/SUB2016-00009 – RIVER TERRACE EAST No. 3 PD PAGE 2 OF 49
housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood
commercial uses is permitted outright and a wide range of civic and institutional uses are
permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.660, 18.705,
18.715, 18.725, 18.745, 18.765, 18.775, 18.785, 18.790, 18.795 and 18.810.
SECTION II. STAFF RECOMMENDATION
Staff recommends that Planning Commission find that the proposed Planned Development Concept Plan, Detailed
Plan, Subdivision, and early grading authorization will not adversely affect the health, safety and welfare of the City and
meets the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends APPROVAL,
subject to the following Conditions of Approval. Staff further recommends that the request to defer compliance with
Section 18.660.030.B to final plat approval be granted.
PDR2016-00013/SUB2016-00009 – RIVER TERRACE EAST No. 3 PD PAGE 3 OF 49
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the following requirements to the Community Development Department Attn: Monica
Bilodeau, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information
is found:
1. Prior to any site work, the project arborist shall perform a site inspection for tree protection measures,
document compliance/non-compliance with the urban forestry plan and send written verification with a
signature of approval directly to the city manager or designee within one week of the site inspection.
2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures
during periods of active site development and construction, document compliance/non-compliance with the
urban forestry plan and send written verification with a signature of approval directly to the project planner
within one week of the site inspection.
3. Prior to any site work, the applicant shall provide a fee in the amount of $2,054 for the city’s cost of collecting
and processing the inventory data for the entire urban forestry plan of 60 planted trees, and two existing stands
to be preserved ($154 first tree + $1,652 ($28 x 59) + $248)=$2,054.
4. Prior to any site work, the applicant shall provide a tree establishment bond in the amount of $30,600 (60
planted trees x $510/tree) is required.
5. Prior to any site work, the applicant shall obtain annexation approval from Washington County and Metro
for extension of the Clean Water Services District and Metro Service District boundaries, respectively, to
include the subject property.
6. Prior to any site work, the applicant shall submit a written deferral agreement in a form satisfactory to the City
that meets the requirements of 18.660.030.C.2.b.
Submit to the Engineering Department (Greg Berry, 503-718-2468) for review and approval:
7. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this
project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed
public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are
in addition to any drawings required by the Building Division and should only include sheets relevant to public
improvements. Public Facility Improvement permit plans shall conform to City of Tigard Public Improvement
Design Standards, which are available at City Hall and the City’s web page (www.tigard-or.gov).
8. Prior to commencing grading or onsite improvements, demonstrate that all relied upon offsite facilities are
complete and operational including: local street connections to Roy Rogers and Scholls Ferry Roads, sanitary
sewer lines and pump station, storm drain lines and combined treatment facilities, and adequate water pressure to
serve the entire site.
9. Prior to “grading only” permit the applicant shall comply with the City of Tigard’s grading only policy and
application requirements. NOTE: A 1200-CN permit will be required prior to any site grading.
10. Prior to commencing onsite improvements, a Washington County ROW and/or Facilities Permit is required for
this project to cover all infrastructure work and any other work in the public rights-of-way of Roy Rogers Road
and Scholls Ferry Road. The applicant shall comply with the recommended conditions by Washington County
PDR2016-00013/SUB2016-00009 – RIVER TERRACE EAST No. 3 PD PAGE 4 OF 49
LUT, dated September 29, 2016.
11. Prior to commencing onsite improvements, the applicant shall obtain approval of the right-of-way vacation
described in a memorandum with the recommended conditions by Washington County LUT, dated September
29, 2016.
12. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the
individual or corporate entity who will be designated as the “Permittee”, and who will provide the financial
assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership,
LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate
contact person. Failure to provide accurate information to the Engineering Division will delay processing of
project documents.
13. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The
purpose of this plan is for parking and traffic control during the public improvement construction phase. All
construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted
to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or
subcontractor involved in the construction of site improvements or buildings proposed by this application, and
shall include the vehicles of all suppliers and employees associated with the project.
14. The applicant’s City of Tigard Public Facility Improvement permit construction drawings shall indicate that full
width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway
aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and
underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed
and constructed to local street standards.
15. Prior to issuance of permits the applicant shall submit a plan for the east side of Peachblossom Avenue showing
how street trees or other appropriate vegetation will be accommodated behind the sidewalk.
16. The applicant’s Washington County Facilities Permit construction drawings shall indicate that full half-street
improvements, meeting the county’s A-2 standard and city standards shall be constructed along the Scholls Ferry
Road frontage. Right-of-way dedication providing 55 feet from centerline (eastern portion), 80 feet from
centerline (western portion) and additional right-of-way as needed for adequate corner radius at Roy Rogers Road.
Dedication of additional right-of-way to provide 56 feet (west side) and 70 feet (east side) from the centerline of
SW Roy Rogers Road, including an 18-foot slope easement and corner radius at Scholls Ferry Road will be
required. All improvements and right-of-way dedications shall be as described in a memorandum with the
recommended conditions by Washington County LUT, dated September 29, 2016.
17. The applicant shall provide to the City of Tigard preliminary certification from a registered professional
engineer that adequate sight distance will be obtained both directions for all development intersections.
18. The applicant’s construction drawings shall show that the pavement and rock section for the proposed private
alleys shall meet the City’s public street standard for a local residential street. Street lights on private streets shall
be metered separate from the public system.
19. Sanitary sewer and storm drainage details shall be provided to the City for review and approval as part of the
Public Facility Improvement (PFI) permit plans.
20. Prior to issuance of PFI permit, the applicant shall obtain a (CWS) Stormwater Connection Authorization. Plans
shall be submitted to the City of Tigard for review. The city will forward plans to Clean Water Services (CWS)
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after preliminary review.
21. Prior to construction, the applicant’s design engineer shall submit documentation, for review and approval by
CWS and for review by the City, of the downstream capacity of any existing storm facility impacted by the
proposed development. The design engineer must perform an analysis of the drainage system downstream of
the development to a point in the drainage system where the proposed development site constitutes ten percent
or less of the total tributary drainage volume, but in no event less than 1/4 mile. The applicant can show they
meet this condition by running the TRUST model for detention.
22. The applicant shall be required to submit separate final calculations for the combined water quality and detention
facility for the portions of the development east and west of Roy Rogers Road using the TRUST model to meet
the continuous flow duration requirements. The calculations and any subsequent revisions to site layout shall be
submitted with the applicant’s City of Tigard PFI Permit application.
23. The applicant shall resubmit design plans for the combined stormwater facility meeting the City of Tigard Design
Guidelines prior to issuance of site permits. This submittal shall include a maintenance plan, in accordance with
the CWS Design and Construction Standards and the City of Tigard Design Guidelines, for the facility and must
be reviewed and approved by the city prior to issuance of the site permit.
24. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit
construction drawings and Washington County Facilities Plans and shall be reviewed and approved by the City
and Washington County, as a part of the Engineering Department plan review. NOTE: An estimated 12 percent
of the water system cost will be assessed prior to approval of the City of Tigard’s PFI permit.
25. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The
plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual”
(current edition) and submitted to City of Tigard with the PFI plans.
26. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the
provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is
directed to the street or a public storm drainage system approved by the Engineering Division. For situations
where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm
drainage lines shall be provided to sufficiently contain and convey runoff from each lot.
27. The applicant shall incorporate the recommendations from the submitted geotechnical report into the final
grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction
period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan
and Appendix J of the Oregon Structural Specialty Code (OSSC). A final construction supervision report shall
be filed with the Engineering Department prior to issuance of building permits.
28. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10 percent
and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be
necessary in determining if special grading inspections and/or permits will be necessary when the lots develop.
29. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and
approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project.
30. The applicant shall obtain a 1200-CN General Permit issued through the City of Tigard pursuant to ORS 468.740
and the Federal Clean Water Act.
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31. Prior to construction, the applicant will have to provide sufficient information to show that public utility
connections (water, sewer and storm sewer) can be made to adjacent properties.
32. Prior to issuance of permits, the applicant shall provide calculations and plans that provide adequate water
service to the proposed development on the west side of Roy Rogers Road.
33. The applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow,
hydrant placement and access prior to issuance of the City of Tigard’s site permit.
THE FOLLOWING CONDITION SHALL BE MET PRIOR TO FINAL PLAT APPROVAL
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the following requirements to the Community Development Department Attn: Monica
Bilodeau, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information
is found:
34. Prior to final plat approval, the applicant shall provide authorization, binding its successors and assigns, for
the city to enter the property and take such actions as are necessary to dem olish and remove any temporary
sales office or model home that has been declared a nuisance. The applicant shall post a performance bond in
favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost
sufficient for this purpose. The bond shall be released upon final plat approval.
35. Prior to final plat approval, the applicant shall submit a determination in writing by the parks and facilities
division manager regarding dedication of open space or other public uses.
Submit to the Engineering Department (Greg Berry, 503-718-2468) for review and approval:
36. Prior to final plat approval, the applicant shall pay an addressing fee for 38 units in the amount of $1,9000.00.
37. Prior to final plat approval, the applicant shall record the right-of-way vacation described in a memorandum with
the recommended conditions by Washington County LUT, dated September 29, 2016.
38. Prior to to approval of the final plat, a non-access reservation along SW Roy Rogers and SW Scholls Ferry Road
frontages shall be provided.
39. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R’s)
for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the
proposed private streets and alleys. The street lights required for alleys and private streets shall be maintained and
paid for by the HOA and metered separately from the public street light system. The CC&R’s shall obligate the
private property owners within the subdivision to create a homeowner’s association to ensure regulation of
maintenance for the alleys. The applicant shall submit a copy of the CC&R’s to the Engineering Division prior
to approval of the final plat.
40. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a
homeowner’s association.
41. The applicant’s final plat shall contain State Plane Coordinates on two monuments with a tie to the City’s global
positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie networked to the City’s GPS survey.
• By random traverse using conventional surveying methods.
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42. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice
in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit
Technicians, at 503-718-2464).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised
Statutes (ORS 92.05), Washington County, and by the City of Tigard.
D. The right-of-way dedication for all public streets shall be made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the
Engineering Department indicating that the City has reviewed the final plat and submitted comments to the
applicant’s surveyor.
F. After the City and County have reviewed the final plat, submit one Mylar of the final plat for City Engineer
signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the Community Development Department Attn:
Monica Bilodeau, 503-718-2427. The cover letter shall clearly identify where in the submittal the
required information is found:
43. Prior to issuance of building permits, the applicant shall provide the Planning Department with a paper copy of
the recorded final plat.
44. At the time of building permit application submittal, the applicant shall submit plans and elevations
demonstrating that each single family dwelling unit is designed and constructed to conform to the applicable
design standards in 18.660.070.I.
45. Unless expressly provided otherwise in this approval, this proposed development is conditioned on the
applicant fully complying with the plans, specifications and commitments set forth in the application dated
and received by the city August 11, 2016, resubmitted on September 26, 2016 and all related submittals.
Submit to the Engineering Department (Kim McMillan 503-718-2642) for review and approval:
46. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper copy
of the recorded final plat.
47. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public
improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and
inspected for compliance, including franchise utilities, 2) all local residential streets shall be fully paved, 3) any
off-site street and/or utility improvements are substantially completed, and 4) all public street lights are installed
and ready to be energized. (NOTE: the City apart from this condition and in accordance with the City’s model
home policy, may issue model home permits).
48. Prior to issuance of building permits, obtain a Finaled Washington County Facility Permit for any required
improvements to SW Scholls Ferry Road as required by a Washington County LUT memorandum dated
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September 29, 2016.
49. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public
improvements as follows: 1) paper, 2) an electronic copy, and 3) the as-built drawings shall be tied to the City’s
GPS network. The applicant’s engineer shall provide the City with an electronic file with points for each
structure (manholes, catch basins, water valves, hydrants and other water system features) in the development,
and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
50. The applicant shall provide post-construction intersection sight distance certification for intersections within the
development.
51. The pump station must be fully operational and the sewer main connected to the River Terrace Northwest
development prior to issuance of building permits for the portion of the development west of Roy Rogers
Road.
52. Prior to issuance of occupancy, obtain a finaled Washington County Facility Permit. Contingent upon the
following:
A. The road improvements completed to County standards.
B. Upon completion of necessary improvements, submit final certification of adequate sight distance in
accordance with county code, prepared and stamped by a registered professional engineer.
18.430.080 Improvement Agreement:
Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the
Subdivider shall:
1. Execute and file an agreement with the City Engineer specifying the period within which all required
improvements and repairs shall be completed; and
2. Include in the agreement provisions that if such work is not completed within the period specified, the City
may complete the work and recover the full cost and expenses from the subdivider.
The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide
for the construction of the improvements in stages and for the extension of time under specific conditions therein
stated in the contract.
18.430.090 Bond:
As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance
supported by one of the following:
1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of
Oregon;
2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which
remains in force until the surety company is notified by the City in writing that it may be terminated; or
3. Cash.
The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil
engineer, to assist the City Engineer in calculating the amount of the performance assurance.
The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured
written authorization from the City.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF OCCUPANCY:
IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE
FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT
CODE; THIS IS NOT AN EXCLUSIVE LIST:
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18.430.100 Filing and Recording:
Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures
of County officials as required by ORS Chapter 92.
Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat.
18.430.070 Final Plat Application Submission Requirements:
Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data
or narrative.
The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon
Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard.
STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS:
Centerline Monumentation
In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-
of-way shall be monumented before the City accepts a street improvement.
The following centerline monuments shall be set:
1. All centerline-centerline intersection points;
2. All cul-de-sac center points; and
3. Curve points, beginning and ending points (PC's and PT's).
All centerline monuments shall be set during the first lift of pavement.
Monument Boxes Required
Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac
center points, and curve points of public streets.
The tops of all monument boxes shall be set to finished pavement grade.
18.810 Street & Utility Improvement Standards:
18.810.120 Utilities
All utility lines including, but not limited to those required for electric, communication, lighting and cable television
services and related facilities shall be placed underground, except for surface-mounted transformers, surface-
mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at 50,000 volts or above.
18.810.130 Cash or Bond Required
All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of
one year following acceptance by the City.
Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by
the City Engineer.
The cash or bond shall comply with the terms and conditions of Section 18.810.180.
18.810.150 Installation Prerequisite
No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other
requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid
and permit issued.
18.810.180 Notice to City Required
Work shall not begin until the City has been notified in advance.
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If work is discontinued for any reason, it shall not be resumed until the City is notified.
18.810.200 Engineer's Certification
The land divider's engineer shall provide written certification of a form provided by the City that all improvements,
workmanship and materials are in accord with current and standard engineering and construction practices, and are
of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation
and maintenance.
SECTION III. BACKGROUND INFORMATION
Site History and Vicinity Information:
The subject site consists of a portion of Tax Lot 200 on Tax Map 2S106 and Tax Lot 24300 on Tax Map 2S106DB,
located west and east of SW Roy Rogers Road and directly south of SW Scholls Ferry Road, within the River Terrace
Community Plan area. The site includes zones R-12 and R-25. The site is currently vacant to the east of Roy Rogers
Road. The residential buildings and driveway west of Roy Rogers Road are to be demolished. The site abuts Scholls
Ferry Road and the City of Beaverton to the north. Abutting land to the west and south is within the River Terrace
Plan District. Land to the east has been approved as “River Terrace East.” Abutting land to the southeast is an
existing PGE substation.
Proposal Description:
The Applicant requests approval of a 38-unit single-family residential Planned Development/Subdivision on a 5.89
acre site. The request includes both Concept Plan Review and Detailed Development Plan Review of the Planned
Development, and preliminary plat review for the subdivision. The proposed development includes 34 attached
single-family rowhomes and 4 detached single-family homes.
The project proposes the use of local residential standard street options, local residential skinny street options, a
private alley, and a private street. Additional right-of-way dedication and frontage improvements will be provided
along existing arterial streets SW Scholls Ferry Road and Roy Rogers Road, as identified in the attached Preliminary
Plat.
This proposal requests the following exceptions:
1. Remove the planter strip on the east side of Peach Blossom Avenue due to existing PGE lines (per section
18.810.070.C)
2. Exception to the visual clearance areas on the east side of SW Roy Rogers Road (per section 18.350.070.C.7)
3. Exception to the Washington County knuckle standard (per section 18.350.070.C.7)
4. And a request for early grading authorization.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
The applicant held a formal neighborhood meeting on August 10, 2016 with two people in attendance. Neighbor
concern focused on the number of units and timeline of completion. On September 14, 2016 the city sent notice 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.
SECTION V. SUMMARY OF APPLICABLE DEVELOPMENT CODE SECTIONS
THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR SEVEN
YEARS FROM THE EFFECTIVE DATE OF THIS DECISION
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This section lists the Development Code Chapters that are applicable to this decision in the order in which they are
addressed.
18.350 Planned Developments
18.430 Subdivisions
18.510 Residential Zoning Districts
18.660 River Terrace Plan District
18.705 Access, Egress and Circulation
18.715 Density Computations
18.745 Landscaping and Screening
18.765 Off-street Parking and Loading Requirements
18.775 Sensitive Lands
18.790 Urban Forestry Plan
18.795 Vision Clearance Areas
18.810 Street and Utility Improvement Standards
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
This section addresses only the approval criteria that are relevant to the applicant’s specific proposal.
18.350 PLANNED DEVELOPMENTS
18.350.020 Process
A. Applicable in all zones. The planned development designation is an overlay zone applicable to all
zones. An applicant may elect to develop the project as a planned development, in compliance with
the requirements of this chapter, or in the case of a commercial or industrial project an approval
authority may apply the provisions of this chapter as a condition of approving any application for the
development.
The applicant proposes to develop the project as a planned development.
D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for
concept plan and detailed development plan, including subdivision applications, the applicant shall
clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate
actions on each element of the planned development application (i.e., the concept approval must
precede the detailed development approval); however each required action may be made at the same
hearing.
The applicant is applying for a concurrent review of the planned development concept plan and the detailed
development plan. Preliminary Plans depicting the PD Concept Plan, PD Concept Site Plan and Subdivision
Preliminary Plat are included on Sheets 5.2 and 6 respectively. The applicant’s narrative addresses the concept plan
criteria on pages 4-28 The Commission shall take separate actions, first on the proposed concept plan, and second on
the detailed plan.
18.350.030 Administrative Provisions
D. Phased development.
1. The commission shall approve a time schedule for developing a site in phases, but in no case shall the total
time period for all phases be greater than seven years without reapplying for conceptual development plan
review.
2. The criteria for approving a phased detail development plan proposal are that:
a. The public facilities shall be constructed in conjunction with or prior to each phase; and
b. The development and occupancy of any phase shall not be dependent on the use of temporary public
facilities. A temporary public facility is any facility not constructed to the applicable city or district standard.
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The applicant states that the proposed project will be developed in one phase. Site construction is expected to be
initiated in 2017-2018. Home construction is expected to take place in 2018-2019. These provisions are met.
18.350.050 Concept Plan Approval Criteria
1. The concept plan may be approved by the commission only if all of the following criteria are met:
The concept plan includes specific designations on the concept map for areas of open space, and
describes their intended level of use, how they relate to other proposed uses on the site, and how
they protect natural features of the site.
The Concept Plan Map in Exhibit C-5.2 shows specific designations for areas of open space. Open space areas provide
a buffer from SW Roy Rogers Road and SW Scholls Ferry Road and allow for the preservation of an existing tree in
the planned residential development. This criterion is met.
2. The concept plan identifies areas of trees and other natural resources, if any, and identifies
methods for their maximized protection, preservation, and/or management.
The Opportunities and Constraints Plan in Exhibit C-5.1 shows trees and existing natural resources and identifies
methods for their preservation. The site has been designed to preserve existing trees where it is feasible. One existing
tree is proposed to be preserved using tree protection fencing during construction and minimizing grading near the
preserved trees. This criterion is met.
3. The concept plan identifies how the future development will integrate into the existing
neighborhood, either through compatible street layout, architectural style, housing type, or by
providing a transition between the existing neighborhood and the project with compatible
development or open space buffers.
As shown on the Circulation Plan in Exhibit C -9, the street system of the proposed planned development has been
designed so as to provide adequate internal circulation for pedestrians, cyclists, and vehicles within and through the
site. No public or private school sites are located on this site. The site abuts land not within the River Terrace Plan
District, but within the City of Beaverton across SW Scholls Ferry Road to the north. Land to the west, east, and
south is within the River Terrace Plan District. The site to the east has been approved as “River Terrace East.” The
site to the southwest has been approved as “River Terrace Northwest.” Abutting land to the southeast is an existing
PGE substation. The attached Opportunities and Constraints Map (see Exhibit C-5.1) shows existing uses on adjacent
properties. The concept plan includes open space tracts to provide a buffer along SW Roy Rogers Road and SW
Scholls Ferry Road. The street layout included in the concept plan is designed to conform to the planned street system,
connecting to existing neighborhood routes in “River Terrace East” and “River Terrace Northwest.” This criterion is
met.
4. The concept plan identifies methods for promoting walkability or transit ridership, such methods
may include separated parking bays, off street walking paths, shorter pedestrian routes than
vehicular routes, linkages to or other provisions for bus stops, etc.
The proposed development includes methods for promoting walkability through sidewalk improvements along the
street frontage where the site abuts SW Roy Rogers Road and along all streets interior to the development. The
proposed development also includes an alley which provides garages at the rear of homes so that public street
frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages,
but provides ample opportunities for on-street parking. The pedestrian paths and transportation system are shown in
the attached Concept Plan Map. This criterion is met.
5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case
of projects that include a residential component, housing type, unit density, or generalized lot
sizes shall be shown in relation to their proposed location on site.
The Concept Plan Map (see Exhibit C-5.2) shows locations of proposed uses, housing types, densities, and general
lot size ranges. The concept plan proposes 38 single-family detached and attached homes. At a gross density of 6.5
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units per acre, the concept plan places proposed residential development at the southwestern and southeastern
portions of the site with an open space buffer between the proposed residential development and adjacent Arterial
roads SW Scholls Ferry Road and SW Roy Rogers Road. This criterion is met.
6. The concept plan must demonstrate that development of the property pursuant to the plan results
in development that has significant advantages over a standard development. A concept plan has
a significant advantage if it provides development consistent with the general purpose of the zone
in which it is located at overall densities consistent with the zone, while protecting natural features
or providing additional amenities or features not otherwise available that enhance the development
project or the neighborhood.
The proposed concept plan has a significant advantage over standard development because it provides development
consistent with the general purpose of the zones at overall densities consistent with the zones, while also protecting
natural features and providing additional amenities that enhance the development.
The concept plan provides development consistent with the general purpose of the R-12 and R-25 zones in which it
is located. The concept plan places proposed residential development within the site. According to the density
calculations shown in section 18.715 of this report, the density range specified for the site according to the site’s
zoning is 37-46 units. At 38 units, the concept plan is consistent with overall densities of the zones in which it is
located.
The concept plan includes protection of natural features to the extent feasible. One existing tree will be preserved
using tree protection fencing during construction and by minimizing grading near the preserved tree.
The proposed development also includes an alley which provides garages at the rear of homes so that public street
frontages are kept clear of driveways. This not only enhances the pedestrian environment along public street frontages,
but provides ample opportunities for on-street parking. These features enhance the development project and would
not otherwise be available with the project as a standard development.
FINDING: As shown in the analysis above, staff finds that the proposed concept plan meets the concept plan
approval criteria.
RECOMMENDATION: Staff recommends the Planning Commission approve the proposed concept plan
(Sheet 5.2).
18.350.060 Detailed Development Plan Submission Requirements
C. Compliance with specific development standards. The detailed development plan shall show
compliance with base zone provisions, with the following modifications:
1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply.
There shall be no minimum lot size except that lots on the perimeter of the project shall not be
less than 80% of the minimum size required in the base zone.
Section 18.660.070.B of the River Terrace Plan District code states that this section does not apply, except to defined
perimeter lots. Section 18.660.070.B is addressed in subsequent sections of this report.
2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum
site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as
streets and sidewalks.
Site coverage for lots within the proposed development is included in the Table A below (next page).
Table A: Proposed Building Dimensions
(See Typical Lot Plans on Sheets 11.1-11.2)
STANDARD R-12 R-25 Proposed PD
Minimum Lot Size
Detached unit
Attached Unit [1]
3,050 sq. ft.
3,050 sq. ft.
3,050 sq. ft.
1,484 sq. ft.
NA for PD
Average Minimum Lot Width,
Detached units lots
Duplex lots
Attached unit
lots
None None NA for PD
Maximum Lot Coverage 80% [2] 80% 80%
Minimum Setbacks
Front yard
Side facing street on corner & through lots
Side yard
Rear yard
Side or rear yard abutting more restrictive zoning
district
Distance between property line and front of garage
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)detached/ 10 ft.
(5 ft. front porch) attached
8 ft. min public street side, 3 ft.
alley/private street side
0 attached (RH) / 3 ft. detached
10 ft. detached / 5 ft. attached (RH)/ 0
ft. alley or private street
NA except eastern and northern perimeter
20ft front garage on public street / ≥16
ft. rear garage for detached on alley
with driveway parking space or 3-6’
rear garage for detached on alley
without driveway
Maximum Height 35 ft. 35 ft. NA for PD except perimeter which will
meet base zone
Minimum Landscape Requirement 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.
[4] Governed by the UBC and ensured at time of building permit review
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3. Building height. In residential zones, any increase in the building height above the maximum in
the base zone will require that the structure be set back from the perimeter of the site a distance
of at least 1-1/2 times the height of the building.
The proposed development does not include any increases in the building height above the maximum allowed in the
base zone. This standard is met.
4. Structure setback provisions:
a. Setbacks for structures on the perimeter of the project shall be the same as that required by
the base zone unless otherwise provided by Chapter 18.360;
Setbacks for structures on the perimeter of the project will be the same as that required by the base zone as shown in
Table A above and shown on the Typical Lot Plan (Sheet 11). This provision is met.
b. The setback provisions for all setbacks on the interior of the project shall not apply except
that:
i. All structures shall meet the Uniform Building and Fire Code requirements;
ii. A minimum front yard setback of 20 feet is required for any garage structure which opens
facing a street. This setback may be reduced for rear or side loaded garages, if specified
on the detailed plan and proper clearances for backing movements are accounted for;
iii. A minimum front yard setback of eight feet is required for any garage opening for an
attached single-family dwelling facing a private street as long as the required off-street
parking spaces are provided. This setback may be reduced for rear or side loaded garages,
if specified on the detailed plan and proper clearances for backing movements are
accounted for.
The applicant states that all structures in the proposed development will meet the Uniform Building and Fire Code
requirements. The garage setback for attached single family homes is proposed to be 20 feet for garages from a public
street. The garage setback for rear loaded garages from an alley will be three to six feet when no driveway parking is
provided or at least 16 feet when driveway parking is allowed from a private alley, as shown on the table above and
on the Site Plan/Typical Lot Plans (Sheets 11). The setback provisions are met.
c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks,
either on a lot by lot, or project wide basis. The commission may require site specific building
envelopes.
Proposed setbacks and requested modification from the base zone setbacks are shown in the a pplicant’s narrative in
Table A, above, and on the Typical Lot Plan (Sheets 11). The applicant is seeking to modify only the rear yard setbacks
of the interior lots. 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 attached row homes. This provision is met.
5. Other provisions of the base zone. All other provisions of the base zone shall apply except as
modified by this chapter.
As shown in the applicant’s preliminary plans and narrative report the proposed development complies with all other
provisions of the R-12 and R-25 base zone, with the modifications listed in the applicant’s Table A and Typical Lot
Plan (Sheet 11). This provision is met.
FINDING: Based on the analysis above, the detailed development plan is consistent with the applicable base zone
development provisions. These provisions are met.
18.350.70 Detailed Development Plan Approval Criteria
A detailed development plan may be approved only if all the following criteria are met:
A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept
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plan do not make the detailed plan inconsistent with the concept plan unless:
1. The change increases the residential densities, increases the lot coverage by buildings or
reduces the amount of parking;
2. The change reduces the amount of open space and landscaping;
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive or subject to a
potential hazard; and
5. The change involves a major shift in the location of buildings, proposed streets, parking lots,
landscaping or other site improvements.
The detailed plan is generally consistent with the concept plan and none of the above changes are proposed. This
criterion is met.
B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430,
Subdivisions, shall be met if applicable;
All provisions of the subdivision provisions are met and demonstrated in Section 18.430 of this report. This criterion
is met.
C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned
development need not meet these requirements where a development plan provides alternative
designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In
each case, the applicant must provide findings to justify the modification of the standards in the
chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part
of these findings and clearly identify where their proposal is seeking a modification to the strict
application of the standards. For those chapters not specifically exempted, the applicant bears the
burden of fully complying with those standards, unless a variance or adjustment has been requested.
Compliance with the standards of Chapter 18.350.070.C.1-8 is addressed in subsequent sections of this report. The
applicant’s proposal is seeking modification to the application of the Visual Clearance Area standard as described in
18.795 of this report. Adequate sight distance can be met as demonstrated in the Site Plan (see Exhibit C-11). The
applicant is also requesting modification to the Washington County knuckle standard due to existing topography and
Scholls Ferry Road constraints to the north and existing Friendly Lane right-of-way and PGE substation driveways to
the south. No other modifications to the application of the standards listed in this section are proposed.
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;
The streets, buildings and other amenities in the proposed development have been designed so as to preserve an
existing tree, topography and natural drainages to the greatest degree possible. One existing tree will be preserved
using tree protection fencing during construction and grading will be minimized near the tree. As described in the
Urban Forestry Plan Supplemental Report, the 40% tree canopy standard will be met through tree preservation, street
tree planting, and tree plantings in open spaces. Grading on the site will be limited in order to preserve existing
topography, as shown on the Grading Plan in Exhibit C-7. As shown on the attached Opportunities and Constraints
Map (see Exhibit C-5.1), the site generally slopes to the south and to the northwest. The site slopes to SW Roy Rogers
Road through the center of the site and SW Scholls Ferry Road on the northern boundary of the site. The site includes
slopes with grades ranging from 4-7 percent throughout the entirety of the site. This criterion is met.
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
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Proposed structures located on the site are not in areas subject to ground slumping and sliding. This criterion is met.
c. Using the basic site analysis information from the concept plan submittal, the structures shall
be oriented with consideration for the sun and wind directions, where possible.
The basic site analysis information from the concept plan shows the general orientation of the lots. The application
does not include any wind force and direction information. The proposed lower density detached homes on the
eastern portion of the site are oriented east/west, while the majority of other detached homes are aligned in a north/
south configuration. Wind is not known to be a significant issue in this area. Therefore, it is found that the structures
have been oriented with consideration for the sun and wind directions, where possible. This criterion is met.
2. Buffering, screening and compatibility between adjoining uses:
a. Buffering shall be provided between different types of land uses; e.g., between single-family
and multifamily residential, and residential and commercial uses;
b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the
buffer may be reduced if a landscape plan prepared by a registered landscape architect is
submitted that attains the same level of buffering and screening with alternate materials or
methods. The following factors shall be considered in determining the adequacy and extent
of the buffer required under Chapter 18.745:
i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution,
filter dust, or to provide a visual barrier;
ii. The size of the buffer needs in terms of width and height to achieve the purpose;
iii. The direction(s) from which buffering is needed;
iv. The required density of the buffering; and
v. Whether the viewer is stationary or mobile.
c. On-site screening from view from adjoining properties of such activities as service areas,
storage areas, parking lots and mechanical devices on roof tops shall be provided and the
following factors shall be considered in determining the adequacy of the type and extent of
the screening:
i. What needs to be screened;
ii. The direction from which it is needed; and
iii. Whether the screening needs to be year-round.
No buffering standards apply to this site, as all adjoining sites are also single-family residential and do not require
buffering. The subject site is surrounded by similarly zoned property to the east, south and west, and land in the City
of Beaverton across Scholls Ferry Road to the north. Screening standards do not apply as the site contains no such
activities as service areas, storage areas, parking lots and mechanical devices on roof tops. This criterion is met.
3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be
located on the site or be designed in a manner, to the maximum degree possible, to protect the
private areas on the adjoining properties from view and noise;
The site abuts unincorporated Washington County residential development to the east. Land to the north, west, and
south is within the River Terrace Plan District. Land to the north has been approved for development as “River
Terrace East.” Land to the west across Roy Rogers Road has been approved for development as “River Terrace
Northwest.” The attached Opportunities and Constraints map (see Exhibit 5.1) shows existing development on
adjacent properties. The applicant proposes to lower density along the east and transition towards higher density in
the west. The street layout included in the concept plan is designed to conform to the existing road system including
existing collector street River Terrace Boulevard running north to south through the site. This criteria is met.
4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical
face of single-family attached and multiple-family structures, offsets shall occur at a minimum of
every 30 feet by providing any two of the following:
a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet;
b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a
maximum length of an overhang shall be 25 feet; and
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c. Offsets or breaks in roof elevations of three or more feet in height.
Single-family attached units (row homes) are proposed with this project and will include offsets at a minimum of every
30 feet along the vertical face of the structures. Recesses, or extensions, and/or offsets will be provided on the row
homes (see attached Conceptual Elevations in Exhibit J). The project architect has prepared the Conceptual Elevations
and Design Standards Compliance Matrix (see Exhibit J) based on the standards provided in this section to show
conceptual elevations representative of the product type that Polygon typically builds. They demonstrate that the
housing types Polygon is likely to build in the proposed development will meet the applicable standards. As
conditioned, these criteria are met.
5. Private outdoor area—Residential use:
a. Exclusive of any other required open space facility, each ground-level residential dwelling
unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet
with a minimum width dimension of four feet;
b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and
c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the
space.
Section 18.660.070.C of the River Terrace Plan District code states that the private outdoor area requirements of
18.350.070.D.5 shall only apply to multifamily development. The proposed development consists of single-family
development within the River Terrace Plan District. Therefore, this section does not apply.
6. Shared outdoor recreation and open space facility areas—Residential use:
a. Exclusive of any other required open space facilities, each residential dwelling development
shall incorporate shared usable outdoor recreation areas within the development plan as
follows:
i. Studio units up to and including two bedroom units, 200 square feet per unit;
ii. Three or more bedroom units, 300 square feet per unit.
b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of
crime prevention and safety;
c. The required recreation space may be provided as follows:
i. Additional outdoor passive use open space facilities;
ii. Additional outdoor active use open space facilities;
iii. Indoor recreation center; or
iv. A combination of the above.
Section 18.660.070.D of the River Terrace Plan District code states that the shared outdoor recreation and open space
requirements of 18.350.070.D.6 shall only apply to multifamily development. This section will be addressed with the
Site Development Review Permit (SDR2016-00005). Therefore, this section does not apply.
7. Access and circulation:
a. The number of required access points for a development shall be provided in Chapter 18.705;
b. All circulation patterns within a development must be designed to accommodate emergency
and service vehicles; and
c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such
facilities are shown on an adopted plan or terminate at the boundaries of the project site.
Compliance with the access and circulation standards are addressed in subsequent sections of this report. No
adjustments are requested. This criterion is met.
8. Landscaping and open space—Residential development. In addition to the buffering and
screening requirements of paragraph 2 of this subsection D, and any minimal use open space
facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in
improved open space tracts, or with landscaping on individual lots provided the developer
includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for
such landscape installation.
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As demonstrated in the attached Planting Plan (Sheet L2.01), a minimum of 20 percent of the site will be landscaped
in either improved open space tracts or along the streets. The proposed development exceeds this with 13.1 percent
of the site as open space tracts. This criterion is met.
9. Public transit:
a. Provisions for public transit may be required where the site abuts or is within a quarter mile
of a public transit route. The required facilities shall be based on:
i. The location of other transit facilities in the area; and
ii. The size and type of the proposed development.
b. The required facilities may include but are not necessarily limited to such facilities as:
i. A waiting shelter;
ii. A turn-out area for loading and unloading; and
iii. Hard surface paths connecting the development to the waiting area.
c. If provision of such public transit facilities on or near the site is not feasible, the developer
may contribute to a fund for public transit improvements provided the Commission
establishes a direct relationship and rough proportionality between the impact of the
development and the requirement.
The proposed development site does not abut and is not within a quarter mile of a public transit route. This criterion
does not apply. The closest TriMet transit service bus stop to the site is located approximately one mile to the northeast
at the intersection of SW Scholls Ferry Road and SW Teal Blvd.
10. Parking:
a. All parking and loading areas shall be generally laid out in accordance with the requirements
set forth in Chapter 18.765;
b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be
provided on one or more common parking lots within the planned development as long as
each single-family lot contains one off-street parking space.
No parking and loading areas or common parking lots are proposed other than the spaces required for single-family
detached development. Compliance with other parking standards is addressed in subsequent sections of this report.
The proposed development will meet the specific parking standards of the River Terrace Plan District, as described
in section 18.660.100 of this report. This criterion does not apply.
11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements
set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater
conveyance on the basis that a reduction of stormwater runoff or an increase in the level of
treatment will result from the use of such means as green streets, porous concrete, or eco roofs.
Compliance with drainage standards are addressed in subsequent sections of this report. No alternate means for
stormwater conveyance is proposed and no adjustment is requested. This criterion is met.
12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the
100-year floodplain, the city shall require consideration of the dedication of sufficient open land
area for a greenway adjoining and within the floodplain. This area shall include portions of a
suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in
accordance with the adopted pedestrian bicycle pathway plan.
The subject site is not within or adjacent to a designated 100-year floodplain. This criterion does not apply.
13. Shared open space facilities. These requirements are applicable to residential planned
developments only. The detailed development plan shall designate a minimum of 20% of the
gross site area as a shared open space facility. The open space facility may be comprised of any
combination of the following:
a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving
areas for minimal use. Typically these areas are designated around sensitive lands (steep
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slopes, wetlands, streams, or 100-year floodplain).
b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing
a detailed development plan for improvements (including landscaping, irrigation, pathway
and other structural improvements) for passive recreational use.
c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing
a detailed development plan for improvements (including landscaping, irrigation, pathway
and other structural improvements) for active recreational use.
d. The open space area shall be shown on the final plan and recorded on the final plat or
covenants.
The proposed development is located within the River Terrace Plan District. As identified in section 18.660.070.E,
the shared open space facilities criteria of this section do not apply to developments within the River Terrace Plan
District. These criteria do not apply.
14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan
adopted by the city is located in whole or in part in a subdivision, the commission may require
the dedication or reservation of such area within the subdivision, provided that the reservation or
dedication is roughly proportional to the impact of the subdivision on the park system.
Where considered desirable by the commission in accordance with adopted comprehensive plan
policies, and where a development plan of the city does not indicate proposed public use areas,
the commission may require the dedication or reservation of areas within the subdivision or sites
of a character, extent and location suitable for the development of parks or other public use,
provided that the reservation or dedication is roughly proportional to the impact of the
subdivision on the park system. The open space shall be conveyed in accordance with one of the
following methods:
a. Public ownership. Open space proposed for dedication to the city must be acceptable to it
with regard to the size, shape, location, improvement and budgetary and maintenance
limitations. A determination of city acceptance shall be made in writing by the parks &
facilities division manager prior to final approval. Dedications of open space may be eligible
for systems development charge credits, usable only for the proposed development. If deemed
to be not acceptable, the open space shall be in private ownership as described below.
b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home
association or other legal entity, and granting a conservation easement to the city in a form
acceptable by the city. The terms of the conservation easement must include provisions for
the following:
i. The continued use of such land for the intended purposes;
ii. Continuity of property maintenance;
iii. When appropriate, the availability of funds required for such maintenance;
iv. Adequate insurance protection; and
v. Recovery for loss sustained by casualty and condemnation or otherwise.
Dedication of open space or other public uses will be completed at the time of final plat submittal as determined in
writing by the Parks and Facilities Division Manager prior to final plat approval. As conditioned below, these criteria
are met.
FINDING: Based on the analysis above, the applicable detailed development plan approval criteria are met, or
have been conditioned to be met. To ensure these standards are met the following condition of
approval shall be applied.
CONDITION:
Prior to final plat approval, the applicant shall submit a determination in writing by the Parks and
Facilities Division Manager regarding dedication of open space or other public uses.
Prior to issuance of building permits, the applicant shall provide elevation drawings showing that along
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the vertical face of single-family attached and multiple-family structures, offsets 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.
Prior to final plat approval, the applicant shall submit a determination in writing by the parks and
facilities division manager regarding dedication of proposed parks, playgrounds or other public uses.
18.430 SUBDIVISIONS
Approval Criteria: Preliminary Plat
A. Approval criteria. The approval authority may approve, approve with conditions or deny a
preliminary plat based on the following approval criteria:
1. The proposed preliminary plat complies with the applicable zoning ordinance and other
applicable ordinances and regulations;
The preliminary subdivision plat (Sheet 6) is in compliance with the specific regulations and standards of the zoning
ordinance, which are addressed in greater detail in this staff report. The proposal either meets, or can be conditioned
to meet, the applicable standards.
2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter
92;
The applicant submitted a plat name reservation from the Washington County Surveyor dated July 16, 2015 certifying
the proposed “River Terrace East” plat name. This criterion is met.
3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major
partitions already approved for adjoining property as to width, general direction and in all other
respects unless the city determines it is in the public interest to modify the street or road pattern;
and
The Future Streets Plan (Sheet 9) demonstrates that streets internal to the proposed subdivision are laid out to
conform with existing subdivision and partition plats and with the existing road pattern. This criterion is met.
4. An explanation has been provided for all common improvements.
The applicant’s narrative provides an explanation for all common improvements, as required. Specific details of the
proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards;
Section 18.810. This criterion is met.
FINDING: Based on the analysis above, the proposal meets all of the preliminary plat approval criteria for
subdivisions.
18.510 RESIDENTIAL ZONING DISTRICTS
18.510.050 Development Standards
B. Development standards. Development standards in residential zoning districts are contained in Table
18.510.2.
Compliance with specific development standards for the proposed planned development is shown in Table A under
the findings for Section 18.350.060.C of this report, which identifies the standards proposed to be modified through
the planned development.
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FINDING: Based on the analysis above, base zone development standards in the R-12 and R-25 residential zones
have been met or can be modified as requested through the planned development process.
Development standards will be verified at the time of building permit issuance.
18.660 RIVER TERRACE PLAN DISTRICT
18.660.020 Applicability
This chapter applies to all property that is located in the River Terrace Plan District. The boundaries of the
plan district are shown on Map 18.660.A, which is located at the end of this chapter. The standards and
requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of the
Tigard Community Development Code (TCDC). Compliance with all applicable standards and
requirements must be demonstrated in order to obtain development approval. The standards and
requirements in this chapter shall govern in the event of a conflict.
18.660.030 Provision of Adequate Public Facilities
A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to
benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan,
River Terrace Funding Strategy, and related infrastructure master plans, in light of the desire of property
owners to commence preliminary development prior to full implementation of these plans and with the
understanding that no development rights vest and no development approvals can be granted until the
infrastructure systems are in place or assured.
B. Approval Standard. Land use applications for subdivisions, partitions, planned developments, site
development reviews, and conditional uses may be approved when the applicable standards in subsection
E of this section are met by the applicant and when all of the following funding components of the River
Terrace Funding Strategy have been adopted by the city and are in effect:
1. Transportation. A citywide transportation system development charge (SDC), a River Terrace
transportation SDC, and a River Terrace transportation utility fee surcharge.
2. Sewer. A citywide utility fee surcharge.
3. Stormwater. A River Terrace stormwater utility fee surcharge.
The applicant is requesting deferral of the requirement to demonstrate compliance with the transportation, sewer and
stormwater approval standards of this section, as identified in subsection C. The applicant will establish a Development
Agreement with the City to establish alternative schedules for meeting compliance with the criteria in this section.
Compliance will be demonstrated prior to submission of applications for utility or building permits. Additionally, the
Applicant is requesting approval of an Adequate Public Facilities Exception since utility fees for transportation, sewer,
and stormwater have not yet been adopted by the City. The SDC funding components listed above were adopted in
April 2015.
C. Deferral of Compliance.
1. The applicant may request to defer demonstrating compliance with one or more of the standards in
subsections B and E of this section as provided for below:
a. Preliminary Plat. Deferral of compliance to final plat approval.
b. Planned Development Concept Plan (Without a Land Division Proposal). Deferral of compliance to
detailed development plan approval.
c. All Other Development Applications. A condition of development approval requiring demonstration of
compliance no later than 180 days after approval or prior to submission of applications for building or public
facility improvement permits, whichever occurs first.
2. Deferral of compliance as provided for in paragraph 1 of this subsection C shall be granted only if:
a. The applicant demonstrates that the approval standard will likely be met prior to filing an application for
final plat or detailed development plan approval, or prior to expiration of the condition of approval described
in subparagraph 1.c of this subsection C. A determination by the approval authority that it is likely that the
standard will be met shall be for the purposes of deferral only and in no way constitutes an assurance,
guarantee, or other representation that may in any way be relied upon by the applicant; and
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b. The applicant executes a written agreement prepared by the city acknowledging that the applicant has
determined that deferral is to its benefit and that any and all actions taken pursuant to or in furtherance of
the approval are at the applicant’s sole and exclusive risk. The acknowledgement shall waive, hold harmless
and release the city, its officers, employees and agents for any and all claims for damages, including attorney
fees, in any way arising from a denial for failure to demonstrate compliance with the standards in subsection
B of this section, without regard to fault. Nothing in this section shall preclude the applicant from seeking
review of any land use decision in accordance with ORS Chapters 197, 215, 227, or equitable relief in a court
of competent jurisdiction.
The applicant is requesting deferral of the requirement to demonstrate compliance with the approval standards of
subsection B, as identified in this section. The applicant will establish a Development Agreement with the City to
establish alternative schedules for meeting compliance with the criteria in subsection C. Compliance will be
demonstrated prior to submission of applications for utility or building permits.
D. Exception.
The Applicant is requesting an exception to the standards in subsection B. The exception will not materially impact
implementation of the River Terrace Sanitary Sewer Master Plan Addendum, River Terrace Water System Master Plan
Addendum, River Terrace Stormwater Master Plan, River Terrace Transportation Plan Addendum and River Terrace
Funding Strategy. The project includes preliminary infrastructure plans that are consistent with the aforementioned
plans and addendums. Polygon will disclose in writing to each purchaser of property for which a building permit has
been obtained that the property may be subject to future utility fees as described in the River Terrace Funding Strategy.
The Applicant has demonstrated compliance with this section.
E. Additional Standards.
1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including but not
limited to pump stations and trunk lines, shall be located and designed to serve the proposed development
and not unduly or unnecessarily restrict the ability of any other property to develop in accordance with the
applicable River Terrace Infrastructure Master Plan. Infrastructure improvements shall be evaluated for
conformance with this standard during the land use review process. The city shall take into account the
topography, size, and shape of the development site; the impact of the improvement on the development
site; and, the reasonableness of available options during its review. The applicant shall not be required to
reduce otherwise permitted density or obtain a variance to demonstrate compliance, but this standard may
be considered in reviewing a variance application.
2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are
located, wherever possible, within existing or future rights-of-way. Easements and rights-of-way shall
extend through and to the edge of the development site at such locations that would maximize the function
and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements
and rights-of-way shall be evaluated for conformance with this standard during the land use review process.
Dedications of easements and rights-of-way shall be required as a condition of land use approval, except
where the approval is for a future phase of a planned development or land division approval. The applicant’s
plans indicate the infrastructure improvements will be located in rights-of-way or easements, as defined
above. This standard is met.
3. Development in water pressure zone 550 shall either provide or demonstrate that there is sufficient water
capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another
water pressure zone that has sufficient capacity, to the satisfaction of the city engineer and Tualatin Valley
Fire and Rescue during the land use review process.
4. Development in the north and south sewer sub-basins shall demonstrate, where applicable, that there is
sufficient pump station capacity and associated force mains to serve the proposed development, or that it
can be served by other system improvements, to the satisfaction of the city engineer and Clean Water
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Services during the land use review process.
5. If compliance with stormwater management standards is dependent upon an off-site conveyance system
or an on- or off-site regional facility that has not yet been provided, the applicant may propose alternative
and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan.
a. Development approval for an interim facility shall include a condition to decommission the interim
facility, connect it to the permanent facility when it becomes available to serve the development, and
assurance that adequate financial resources are available to decommission the interim facility when the
permanent facility becomes available.
b. Development approval for an alternative or on- or off-site regional system or facility may include a
condition to form a reimbursement district.
c. No stormwater management system or facility shall be approved if it would prevent or significantly impact
the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or
other applicable standards.
The applicant is proposing to construct appropriate facilities as anticipated by the appropriate Master Plan. The
proposed development is located and designed so as not to unduly or unnecessarily restrict the ability of any other
property to provide or access a public easement or facility required for the property to develop in accordance with this
Code. The applicant is not requesting a variance that would necessitate consideration of this standard. The stormwater
runoff from development on the west side of Roy Rogers Road will be directed to the existing regional facility in River
Terrace Northwest. Stormwater runoff from development on the east side of Roy Rogers Road will be directed to the
proposed facility in River Terrace East 2. The proposed facility in River Terrace East 2 must be constructed prior to
issuance of building permits. As conditioned this standard is met.
F. Other Provisions.
1. Unless expressly authorized in a development approval, no person shall impose a private fee or any charge
whatsoever that prohibits, restricts, or impairs adjacent or surrounding properties from accessing a public
easement, facility, or service.
2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other charge to
fund public facilities and/or services described in this section shall be deemed effective if it has taken effect
and the time for any legal challenge has expired or any legal challenge has been finally decided.
The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an
adjoining property from accessing a public easement, facility, or service or denies access to such public easement,
facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other
charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect
and the time for any legal challenge has expired or any legal challenge has been finally decided.. This condition is met.
18.660.040 Approval Criteria
A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Sections 18.420.050 and
18.430.040, the following approval criteria shall apply to all Partition and Subdivision Preliminary
Plat applications in River Terrace.
1. Unless the applicable approval authority determines it is in the public interest to make modifications, the
applicant shall design and construct all streets, street extensions, and intersections to conform to:
a. The River Terrace Transportation System Plan Addendum; and
b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington County, where
applicable; and
c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and
general direction.
2. The preliminary plat shall not impede the future use or development of adjacent property in River Terrace
not under the control or ownership of the applicant proposing the preliminary plat.
3. Where future re-division is proposed pursuant to subsection 18.420.020.D or 18.430.020.C, a plan for future
phases shall show the location of lot lines, rights-of-way, easements, and other details of layout that
demonstrates that future division may readily occur without violating applicable zoning district
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requirements and development standards of the TCDC.
As demonstrated on the Circulation Plan (See Exhibit C-9), the streets, street extensions, and intersections in the
proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and
connectivity standards of this chapter, and the TCDC. The River Terrace Transportation System Plan Addendum
Figure 3 shows SW Roy Rogers Road and SW Scholls Ferry Road as arterial streets that are under Washington
County’s jurisdiction. Frontage improvements will be in accordance with the applicable arterial street standards, and in
coordination with Washington County and the City. In conformance with the River Terrace Transportation System
Plan Addendum Figure 6, the proposed development will incorporate proposed local residential streets extending
north and another extending east from “River Terrace Northwest.” Additional proposed local residential streets
include one incorporating the neighborhood route stub from “River Terrace East” extending west, and another
running north and then east to connect with “River Terrace East,” and one running north to south adjacent to “River
Terrace East.” No other streets, street extensions, and intersections are identified within the subject site in the River
Terrace Transportation System Plan Addendum. Compliance with the street spacing and connectivity standards of this
chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. The development
conforms to approved plats of subdivisions and maps of partitions of abutting properties, as to width and general
direction, where applicable.
With the provision of the above mentioned street network, the preliminary plat does not impede the future use or
development of adjacent property within River Terrace not under the control or ownership of the applicant proposing
the preliminary plat.
With the provision of the above mentioned future street connections, the preliminary plat does not impede the future
use or development of adjacent property within River Terrace not under the control or ownership of the applicant
proposing the preliminary plat. The optional phasing plan is phased in such a way that provides for adequate street
connections with each phase. This criterion is met.
B. Conditional Use, Planned Development, and Site Development Review Approval Criteria. In addition to
the approval criteria in Sections 18.330.030, 18.350.050, 18.350.070, and 18.360.090, the following approval
criterion shall apply to all conditional use, planned development, and site development review applications
in River Terrace.
1. Unless the applicable approval authority determines it is in the public interest to make modifications, the
applicant shall design construct all streets, street extensions, and intersections to conform to:
a. The River Terrace Transportation System Plan Addendum; and
b. The street spacing and connectivity standards of this chapter, the TCDC, and Washington
County, where applicable; and
c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and
general direction.
2. The development shall not impede the future use or development of adjacent property in Riv er Terrace
not under the control or ownership of the applicant proposing the conditional use, planned development,
multifamily, or commercial development.
As demonstrated on the Circulation Plan (See Exhibit C-9), the streets, street extensions, and intersections in the
proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and
connectivity standards of this chapter, and the TCDC. The River Terrace Transportation System Plan Addendum
Figure 3 shows SW Roy Rogers Road and SW Scholls Ferry Road as arterial streets that are under Washington
County’s jurisdiction. Frontage improvements will be in accordance with the applicable arterial street standards, and in
coordination with Washington County and the City. In conformance with the River Terrace Transportation System
Plan Addendum Figure 6, the proposed development will incorporate proposed local residential streets extending
north and another extending east from “River Terrace Northwest.” Additional proposed local residential streets
include one incorporating the neighborhood route stub from “River Terrace East” extending west, and another
running north and then east to connect with “River Terrace East,” and one running north to south adjacent to “River
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Terrace East.” No other streets, street extensions, and intersections are identified within the subject site in the River
Terrace Transportation System Plan Addendum. Compliance with the street spacing and connectivity standards of this
chapter and the TCDC are demonstrated in section 18.660.080 and later sections of this report. The development
conforms to approved plats of subdivisions and maps of partitions of abutting properties, as to width and general
direction, where applicable. This criterion is met.
C. Conditions of Approval. The approval authority may attach such conditions as are necessary to comply
with the River Terrace Community Plan, related infrastructure master plans, this chapter, and other
applicable provisions of the TCDC.
Staff has recommended conditions of approval in this staff report for the Planning Commission’s consideration.
18.660.060 River Terrace Boulevard Development Standards
A. Applicability. The applicable development standards contained in the underlying base zone shall apply
to all development in River Terrace, except where the applicant has obtained variances or adjustments in
accordance with Chapter 18.370 or subsection D of this section, and except as specified below.
The development standards in this section shall apply to the types of development listed below on lots
abutting the River Terrace Boulevard right-of-way (ROW).
The subject site does not include River Terrace Boulevard, which is located east of the site within “River Terrace
East.” Therefore, these standards are not applicable.
18.660.070 Planned Developments
The requirements of Chapter 18.350 shall apply to all planned developments in River Terrace, except as
modified below.
A. Density Calculation. To encourage development that is consistent with the design concept for River
Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter,
planned developments in River Terrace may limit the land dedicated for public or private rights-of-way,
including tracts for vehicle access, to 20% of gross site acreage for the purpose of calculating net
development area and density as described in paragraphs 18.715.020.A.3 and 4.
The proposed development does not utilize the 20 percent deduction of land dedicated for public or private rights-of-
way for the purpose of calculating net development area and density. As shown on the Density Calculation Maps &
Tables (see Exhibit 4), the proposed development meets minimum and maximum densities using the standards
described in Subsections 18.715.020.A.3 and 4.
B. Development Standards. The provisions of the underlying
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.
1. Lot Dimensions. The minimum lot area and lot width standards of the underlying base zone shall not
apply to any lots, including those lots abutting right-of-way, with the following exception:
Lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential
development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the
minimum lot area and lot width standards of the underlying base zone.
2. Building Height. The maximum building height standard of the underlying base zone shall not apply to
any building on any lot, including those lots abutting right-of-way, with the following exception: Buildings
on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing
residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall
be set back one additional foot for every two feet of height above the maximum height allowed on the side
of the lot abutting the perimeter.
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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 b y 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
included in subparagraph a. of this paragraph 3, the applicant shall specify the proposed setbacks on either
a lot-by-lot or area-wide basis.
4. Planning Commission Discretion. The Planning Commission may approve a smaller perimeter lot and/or
a lesser perimeter setback where the applicant demonstrates that a smaller lot or lesser setback will have no
greater impact on abutting development or land than the minimum standards for perimeter lots described
above in paragraphs 1 through 3 of this subsection B.
The proposed development contains lots on the northern perimeter of the River Terrace Plan District, but these lots
are separated from residentially zoned land to the north by Scholls Ferry Road. Setback modifications are addressed
in Section 18.350.060.C of this report and listed within Table A. Proposed buildings will meet all requirements of the
Uniform Building and Fire Code for attached single-family. A minimum garage setback of 20 feet will be provided
where vehicle access is taken from a public right-of-way. Garage setbacks on the private alley are specified in Table A
and on the Typical Lot Plan in Exhibit C-11. These criteria are met.
C. Private outdoor area—Residential use. The private outdoor area requirements of 18.350.070.D.5 shall only
apply to multifamily development.
The proposed development consists of single-family development. Therefore, the private outdoor area requirements
of 18.350.070.D.5 do not apply.
D. Shared outdoor recreation and open space facility areas—Residential use. The shared outdoor recreation
and open space requirements of 18.350.070.D.6 shall only apply to multifamily development.
The proposed development consists of single-family development. Therefore, the shared outdoor recreation and open
space requirements of 18.350.070.D.6 do not apply.
E. Shared Open Space Facilities. The shared open space facility requirements of paragraph 18.350.070.D.13
shall not apply. In lieu of these requirements, the following open space requirements and development
enhancements shall apply. These requirements are intended to provide the community with added benefits
that are consistent with the overall development vision for River Terrace as described in the River Terrace
Community Plan and River Terrace Park System Master Plan Addendum.
1. The development shall provide parks, trails, and/or open space that:
a. Meets a need for neighborhood parks, linear parks, open space, and/or trails that is identified in the River
Terrace Park System Master Plan Addendum with respect to both location and the plan’s level of service
standard; and
b. Will be dedicated to the public if the proposal is for a neighborhood park, linear park, or trail.
The proposed development will provide parks, trails, and/or open space that meets a need for neighborhood or
linear parks, open space, and/or trails that is identified in the River Terrace Park System Master Plan Addendum
with respect to both location and the plan’s level of service standard. The site is within a ½ mile buffer for one
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community park and within a ¼ mile buffer of two neighborhood parks identified on the River Terrace Park System
Addendum. Neighborhood parks have been approved in “River Terrace Northwest” and in “River Terrace East.”
2. The development shall include at least three of the following development enhancements:
a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails,
open spaces, commercial areas, and similar destinations. Trails and paths shall meet all applicable ADA
standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public
access easement shall be maintained by a homeowner association. Nature trails along or through natural
resource areas or open spaces. Trails through protected natural resource areas must obtain all necessary
approvals and meet all applicable development standards. Trails shall meet all applicable ADA standards
and be dedicated to the public or placed in a public access easement. Trails in a public access easement
shall be maintained by a homeowner association.
b. Trails, paths, or sidewalks that provide direct access to a public park or recreation area that is no further
than one-quarter mile from the development site. Trails and paths shall meet all applicable ADA standards
and be dedicated to the public or placed in a public access easement. Trails and paths in a public access
easement shall be maintained by a homeowner association.
c. Intersection treatments that are acceptable to the City Engineer and that elevate the pe destrian
experience through art, landscaping, signage, enhanced crossings, and/or other similar treatments.
d. High-quality architectural features on attached and detached single-family dwelling units and duplexes
that meet the building design standards in subsection I of this section.
The proposed development will include “a” of the development enhancements identified in this section, as
described throughout this report, and will include two of the enhancements from below and shown on the attached
Conceptual Elevations in Application Exhibit J.
3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more of the following
enhancements may be provided in lieu of one or more of the enhancements listed in Subsection E.2 above:
a. Long-term maintenance plan administered by a homeowner association that is acceptable to the
applicable road authority for any proposed and/or required landscaping in or adjacent to the Roy Rogers
Road or River Terrace Boulevard right-of-way that is not part of a stormwater management facility.
b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative and solid
barrier component outside of the public right-of-way.
c. Park facilities in the River Terrace Trail corridor, including but not limited to benches, picnic tables,
lighting, and/or small playground areas (i.e. tot lots or pocket parks). Provision of such facilities may allow
the applicant to count the trail corridor as a linear park facility, thus contributing to meeting the city’s level
of service standards in the River Terrace Park System Master Plan Addendum for both linear parks and
trails. The Public Works Director shall determine whether the proposed facilities elevate the trail corridor to
a linear park facility.
The proposed development will include a and b of the development enhancements identified in this section, in
addition to the enhancements listed in Section E.2 above. Landscaped tracts maintained by a Home Owners
Association will be provided between the proposed development and SW Roy Rogers Road and along SW Scholls
Ferry Road. Additionally, a high-quality visual and noise buffer will be provided in the form of a solid fence and
vegetation along Roy Rogers Road outside of the right of way. The proposed development does not abut River
Terrace Boulevard. This criterion is met.
F. Open Space Conveyance. The standards of paragraph 18.350.070.D.14 shall apply to the conveyance of
open space in River Terrace. The standards of subsection 18.810.080.B shall not apply.
Open space in the proposed development will comply with the standards of Subsection 18.350.070.D.14, as detailed
in that section of this report.
G. Street Design Standards. The standards of Chapter 18.810 shall apply in addition to the specific provisions
for public skinny streets, private streets, and private alleys in subsections 18.660.080.D and E.
As shown on the Circulation Plan in Exhibit C-9, streets in the proposed development meet the standards of
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Chapter 18.810 in addition to the specific provisions for public skinny streets, private streets, and private alleys in
Subsections 18.660.080.D and E. This criterion is met.
H. Phased Development. The provision for phased development allowed by Subsection 18.350.030.D.1 is
modified as follows to clarify the total time period allowed for developing a site in phases: Any additional
required land use approvals shall be obtained, e.g. partition or subdivision, and a complete building permit
application(s) for the final proposed phase of development shall be submitted to the city within seven years
of the Detailed Development Plan approval in order to be issued under the original approval.
The proposed development is proposed to be developed in one phase.
I. Design Standards for Single-Family Dwelling Units and Duplexes. The following design standards apply
only when the applicant chooses to provide them under Subsection 18.660.070.E.2.e or where otherwise
specified in this chapter.
These standards apply to attached and detached single-family dwelling units and duplexes. They are
intended to promote architectural detail, human-scale design, street visibility, and privacy of adjacent
properties, while affording flexibility to use a variety of architectural styles. The graphics provided are
intended to illustrate how development could comply with these standards and should not be interpreted as
requiring a specific architectural style. An architectural feature may be used to comply with more than one
standard.
The design standards of this section apply to all detached single-family dwelling units within the proposed
development, as required according to Section 18.660.060.B and 18.660.070.E.2.e. The Conceptual Elevations and
Design Standards Compliance Matrix in Exhibit J shows compliance with individual standards for each product type.
These exhibits are representative of the product type that Polygon typically builds. They demonstrate that the product
type Polygon is likely to build in the proposed development can comply with the standards of Subsection 18.660.070.I.
Provided development occurs that is consistent with the examples provided in Exhibit J, these standards will be met.
FINDINGS: As shown in the analysis above, the applicable planned development standards are substantially met.
To ensure compliance, the following condition of approval will be imposed.
CONDITION: The applicant shall submit plans and elevations demonstrating that each single family dwelling unit is
designed and constructed to conform to the applicable design standards in 18.660.070.I.
18.660.080 Street Design
A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as
shown in Figure 18.660.7 below. The general location of River Terrace Boulevard is shown on Map 18.660.B,
which is located at the end of this chapter.
The proposed residential planned development property does not include the River Terrace Boulevard right -of-way.
This section does not apply.
B Street Design – Commercial Collector
Section 18.660.080.B states that the following street design standards apply to the commercial collector as
shown in Figure 18.660.8 below. These standards apply to the collector street located in the community
commercial zone as shown on the city’s zoning map. The general location of the commercial collector is
shown on Map 18.660.B,
The commercial collector is not located within the site. This section does not apply.
C. Street Design – Arterial Streets. The following street design standards apply to the arterial streets in the
River Terrace Plan District as shown on Map 18.660.B, which is located at the end of this chapter.
The proposed development abuts arterial streets SW Scholls Ferry Road and SW Roy Rogers Road. Right-of-way
dedication will occur as shown on the Preliminary Plan (see Exhibit C-6). The proposed development abuts Roy
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Rogers and Scholls Ferry Roads, Washington County arterial streets. Required street improvements are described in a
County memorandum dated September 29, 2016.
Scholls Ferry Road
• Complete any remaining frontage improvements to A-2 County standards.
• Dedicate additional right-of-way to provide 55 feet (eastern portion) to 80 feet (western portion)
including corner radius to Roy Rogers Road.Roy Rogers Road
• Frontage improvements will be constructed as part of the County’s MSTIP project.
• Dedicate additional right-of-way to provide 56 feet west of the centerline and 70 feet east of the
centerline, an 18-foot slope easements along both sides and corner radius to Scholls Ferry Road.
This required section shall be submitted with the applicant’s Washington County Facilities Permit and the City of
Tigard’s Public Facility Improvement (PFI) Permit application. As conditioned this criterion is met.
D. Public Skinny Streets and Private Streets. Development sites that have public street frontage on an arterial
street upon which they cannot take vehicle access shall take access from a private street that meets city
standards or from another public street that, at a minimum, meets the skinny street option as shown in
Figure 18.810.6.B. Private street standards are established by the city engineer pursuant to subsection
18.810.030.T.
The site abuts two arterial streets, SW Scholls Ferry Road and SW Roy Rogers Road, from which vehicular access
cannot be taken. Proposed residential lots along these roads will take access from internal public and private streets
that meet the public Local Street Standard (a portion of Aubergine Terrace), the Local Skinny Street Standards (Forest
Hollow Street, SW Peachblossom Avenue, SW Meadowbrook Lane, SW Lemongrass Lane) in Figure 18.810.6, or the
Private Street Standards (SW Larkwood Place). The proposed skinny streets are shown as Street Sections B, H, and
H1 on the Circulation Plan in Exhibit C-9. Due to the existing arterial roads on the site, the most feasible way to
provide street access to homes in the center of the site, west of Roy Rogers Road, is by using a priv ate street. The
proposed private street and private alley are shown as Street Sections C1 and G, respectively, on the Circulation Plan
in Exhibit C-9.2. The private street and alley will be managed by the HOA and will include a legal recorded document
with a legal description, ownership, use rights and a maintenance agreement. As described throughout this report, the
development is proposed through the Planned Development and on-street parking standards are met. This criterion
is met.
E. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route,
or collector street may choose to provide vehicle access through a private alley provided that the alley meets
all of the standards below and in subsection 18.810.030.R. Adjustments to any of these standards shall be
processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria from
paragraph 18.370.020.C.9.
The proposed planned development will provide vehicle access for some lots through an alley located in a tract for
private access purposes and that is a minimum width of 20 feet and will be managed by a homeowner association into
perpetuity. The proposed private alley is shown as street section G on the Circulation Plan in Exhibit C-9. This
criterion is met.
18.660.090 Street Connectivity
A. Street Alignment and Connections. In addition to the exceptions already allowed in subsection
18.810.030.H, the following exceptions shall also apply to development in River Terrace.
1. For development sites located on the side of the River Terrace Boulevard right-of-way with the trail
corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize
the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements
or rights-of-way a minimum of every 330 feet.
The proposed residential planned development property does not include the River Terrace Boulevard right -of-way.
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This section does not apply.
2. For public or private school sites, an additional exception to the street spacing requirement is allowed,
provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through
the site and a sufficient number and distribution of public access points from the site to public streets,
sidewalks, and trails as determined by the approval authority.
The subject property is not a public or private school site. This exception to street spacing does not apply.
B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed a total of 1,600 feet measured
along the centerline of the streets except where street location is precluded by natural topography, wetlands,
significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along
which the city has identified a need to minimize the number of intersections.
As shown on the Circulation Plan in Exhibit C-9, the street system of the proposed planned development has been
designed so as to provide adequate internal circulation for pedestrians, cyclists, and vehicles within and through the
site. The existence of abutting arterial streets to the north and through the center of the site were factors, in the
design of the project. The perimeter of blocks formed by streets in the proposed development does not exceed 1,600
feet measured along the centerline of the streets, except where connection is restricted due to arterial access
restrictions and existing development patterns.
Block perimeters are shown on the Preliminary Plat in Exhibit C-6. Property north and through the center of the site
is abutted by arterial streets SW Scholls Ferry Road and SW Roy Rogers Road, respectively, so no street connections
are provided. Connections along the edges of the site to “River Terrace Northwest” and “River Terrace East” were
limited to four due to pre-existing development. The abutting arterial streets preclude full compliance with the City’s
block connectivity and street spacing standards. These criterion are met.
18.660.100 On-Street Parking
A. Applicability. In addition to the standards in Chapter 18.765 for off-street parking, the following onstreet
parking standards shall also apply to all residential single-family attached, single-family detached, and
duplex development in River Terrace with individual off-street parking and vehicle access on a local street,
neighborhood route, or private street or alley.
B. Quantity Standards. All single-family and duplex development described in subsection A of this section
shall provide the following number of on-street parking spaces:
1. For a dwelling with one off-street parking space, a minimum of two on-street parking spaces shall be
provided.
2. For a dwelling with two off-street parking spaces, a minimum of one on-street parking space shall be
provided.
3. For dwellings with more than two off-street parking spaces, a minimum of one on-street parking space
shall be provided for every two lots with more than two off-street parking spaces that are adjacent to each
other.
The proposed development will provide more than the required number of on-street parking spaces, as shown on the
attached Parking Plan (See Exhibit C-10).
West of Roy Rogers Road, the development includes eight attached single-family units with three off-street parking
spaces which require one on-street parking space for every two of these units for a total of four required on street
parking spaces. The development includes six attached single-family units with two off-street parking spaces which
requires one on-street parking space for each unit for a total of six required on-street parking spaces. The
development includes four detached single-family units with four off-street parking spaces which requires one on-
street space for every two of these units, totaling two required on-street spaces. Thus, a total of ten on-street parking
spaces are required for attached single-family homes and two for single-family detached homes.
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A total of fourteen on-street parking spaces are provided for the detached and attached single-family homes west of
Roy Rogers Road, exceeding the required twelve spaces.
East of Roy Rogers Road, the development includes six attached single-family units with three off-street parking
spaces which require one on-street parking space for every two of these units for a total of three required on street
parking spaces. The development includes 14 attached single-family units with one off-street parking space which
requires two on-street parking spaces for each unit for a total of 28 required on-street parking spaces. Thus, a total of
31 on-street parking spaces are required for attached single-family homes.
A total of 32 on-street parking spaces are provided for the attached single-family homes east of Roy Rogers Road,
exceeding the required 31 spaces.
In total, 46 on-street parking spaces are provided for the detached attached single -family homes on the subject site,
exceeding the total required 43 spaces. This standard is met.
C. Dimensional Standards. Parking spaces shall be at least 20 feet in length. Parking spaces may not utilize
street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire
hydrant to meet the required dimensional standard.
Parking spaces within the proposed development will be at least 20 feet in length and will not utilize street frontage
that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required
dimensional standard, as demonstrated on the attached Parking Plan in Exhibit C-10. This standard is met.
D. Location Standards. Required on-street parking spaces shall be provided within the development site
and along the affected lot’s street frontage by parallel parking, except as provided below.
1. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be
provided on a street frontage not associated with the affected lot provided that the required parking space(s)
is located on the same block and within 200 feet of the affected lot.
2. All or some of the on-street parking spaces required in paragraphs B.1 through 3 of this section may be
provided in parking courts that are interspersed throughout the development when all of the following
standards are met:
a. A parking court shall contain no more than eight parking spaces.
b. A parking court shall be located within 200 feet of the affected lots.
c. Parking courts within the same block and on the same side of the street shall be separated by at least 200
feet of street frontage.
d. A parking court shall be paved and comply with all applicable grading and drainage standards in the
TCDC.
e. A parking court shall have a landscape strip around its perimeter that is at least five feet wide and contains
living ground cover and trees spaced every 15 to 40 feet on center. The ground cover shall include shrubs of
an appropriate height to minimize headlight glare impacts on adjacent residential uses.
f. A parking court shall be illuminated. All lighting shall be shielded and directed away from adjacent
residential uses.
g. A parking court that takes access on a public or private local street or alley may be designed to allow
vehicle turning or backing movements within the street or alley. A parking court that takes access on a
public neighborhood route may be designed to allow vehicle turning or backing movements within the
public right-of-way with the approval of the city engineer.
h. All parking spaces in a parking court shall be clearly marked.
i. A parking court shall be privately owned and maintained by a homeowner association into perpetuity. For
each parking court there shall be a legal recorded document that includes, at a minimum, the following:
i. A legal description; and
ii. Ownership; and
iii. Use rights, including responsibility for enforcement; and
iv. A maintenance agreement, including an allocation or method of determining liability for a failure to
maintain.
j. No portion of a parking court, including landscaped areas, shall be used to satisfy any requirement for
open space or recreation. Additionally, no paved portion of a parking court shall be used as a development’s
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stormwater management facility where it would interfere with the use of the court for parking.
k. A parking court shall be used solely for the parking of operable passenger vehicles.
Parking spaces within the proposed development will meet the location standards of this section, as demonstrated on
the attached Parking Plan (See Exhibit C-10). All on-street parking spaces required in Subsection B.1 – 3 above are
either provided on a street frontage associated with the affected lot, on the same block, and within 200 feet of the
affected lot, no parking courts are proposed. These standards are met.
E. Adjustments. Adjustments to these standards shall be processed by means of a Type II procedure, as
governed by Section 18.390.040, using approval criteria from subparagraph 18.370.020.C.6.a.
The applicant does not propose any adjustments. This standard does not apply.
FINDING: As shown in the analysis above, the on street parking standards are met.
18.660.110 Temporary Sales Offices and Model Homes
One temporary sales office and one or more model homes may be located and used prior to final plat
approval when proposed by the applicant in conjunction with a preliminary plat application for a
subdivision. Any such proposal and approval shall be processed in accordance with Section 18.785.030, meet
the approval criteria in subsection 18.785.040.C, and comply with the provisions in this section. If the
applicant does not propose a temporary sales office or model home in conjunction with a preliminary plat
application for a subdivision, one or both may be proposed at a later date in accordance with Chapter 18.785.
The applicant is not requesting approval of a sales office or model homes with this request. This section does not
apply.
18.705 ACCESS, EGRESS, AND CIRCULATION
Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including the
construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to
a change of use which increases the on-site parking or loading requirements or which changes the
access requirements.
A 38-unit subdivision for single-family residential detached dwellings is proposed with this application. The attached
Parking Plan and Future Streets Plan (Sheets 9 and 10) show the proposed access, egress, and circulation from and
within the site as well as on-street parking. Compliance with Chapter 18.430 is addressed in preceding sections of this
report. These standards apply.
18.705.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of access and egress
stipulated in this title are continuing requirements for the use of any structure or parcel of real
property in the city.
B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented
and approved as provided by this chapter that show how access, egress and circulation requirements
are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant
with detailed information about this submission requirement.
D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect
directly with a public or private street approved by the city for public use and shall be maintained at
the required standards on a continuous basis.
The Circulation Plan in Exhibit C-9 demonstrates proposed access, egress, and circulation in compliance with the
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applicable standards. Driveways will connect directly with public streets, a private street, or a private alley and will be
maintained at the required standards. These criterion are met.
F. Required walkway location. On-site pedestrian walkways shall comply with the following standards:
1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs,
ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the
required access and egress. Walkways shall provide convenient connections between buildings in multi-
building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be
constructed between new and existing developments and neighboring developments.
2. Within all attached housing (except two-family dwellings) and multifamily developments, each
residential dwelling shall be connected by walkway to the vehicular parking area, and common open
space and recreation facilities.
3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be
designed and located for pedestrian safety. Required walkways shall be physically separated from motor
vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimu m
three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for
distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting
pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle
overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in
compliance with ADA standards.
4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick,
other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to
remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety
purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in
addition to required pathways.
The proposed subdivision consists of single-family detached and attached units. Each of the attached units in the
proposed development will have its own parking space in an attached garage at the rear/front entrance of the unit.
Access to the unit from the parking space will be provided through the attached garage. All attached units will have
pedestrian access from the front entrance of the unit to the sidewalk, which will provide access to adjacent streets and
common open space and recreation facilities. On-site pedestrian walkways are provided as needed to facilitate access
to/from homes and to/from parking areas. This criterion is met.
H. Access management.
1. An access report shall be submitted with all new development proposals which verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending
on jurisdiction of facility).
The applicant shall submit final sight distance certification for proposed intersections prior to issuance of building
permits. As conditioned this standard is met.
2. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum
spacing of driveways and streets along an arterial shall be 600 feet.
No driveways are located on arterial or collector streets. This standard is not applicable.
3. The minimum spacing of local streets along a local street shall be 125 feet.
No driveways or streets along a collector or arterial street are proposed. The local streets in the development meet
the minimum spacing standard of 125 feet. This requirement is met.
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on
individual lots and multifamily residential uses shall not be less than as provided in Tables
18.705.1 and 18.705.2.
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TABLE 18.705.1
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
RESIDENTIAL USE (6 or fewer
units) Number Dwelling Unit/Lots
Min. Number of
Driveways Required
Min. Access Width Min. Pavement
Width
1 or 2 1 15′ 10′
3-6 1 20′ 20′
As demonstrated on the Site Plan/Typical Lot Plans (see Exhibit C-11), a driveway will be provided for each of the
proposed residential lots that has a minimum access width of 15 feet and a minimum paved width of 10 feet.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met.
18.715 DENSITY COMPUTATIONS
18.715.010 Purpose
The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for
determining the number of dwelling units permitted.
18.715.20 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area(s) from the total site acres:
1. All sensitive land areas:
a. Land within the 100-year floodplain,
b. Land or slopes exceeding 25%,
c. Drainage ways, and
d. Wetlands,
e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard
“Significant Tree Grove Map” or “Significant Habitat Areas Map”;
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Single-family development: allocate 20% of gross acreage,
b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive
area;
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling
is to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of residential
units per net acre, divide the number of square feet in the net acres by the minimum number of
square feet required for each lot in the applicable zoning district.
FINDING: The portion of the project site within the R-25 district is approximately 2.57 acres in size. The
minimum lot size is 1,480 square feet within the R-25 district. The portion of the project site within
the R-12 district is approximately 3.31 acres in size. The minimum lot size is 3,050 square feet within
the R-12 district. The following tables show the density calculations performed in accordance with
Chapter 18.715. The proposed subdivision includes 38 single-family dwellings. The proposed unit
count is within the permitted density range of 35-43 units. No adjustments or density transfers are
requested. The density computations criteria are met.
Table B: Density Calculation
R-25 Zone
R-12 Zone
Total
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Total Project Area 2.58 3.31 5.89
Less Public ROW / Private Streets 1.51 1.51 3.76
Less Public ROW to be Vacated 0 0 0
Less Resource Areas 0 0 0
Net Development Area 0.86 1.27 2.13
Total Maximum Units 25 18 43
Total Minimum Units (80%) 20 15 35
Proposed Lots
38
18.745 LANDSCAPING AND SCREENING
General Provisions
A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant
and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of
all landscaping and screening used to meet the requirements of this chapter according to applicable
industry standards.
B. Installation requirements. The installation of all landscaping and screening required by this chapter
shall be as follows:
1. All landscaping and screening shall be installed according to applicable industry standards;
2. All plants shall be of high grade, and shall meet the size and grading standards of the American
Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and
3. All landscaping and screening shall be installed in accordance with the provisions of this title.
C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of
this chapter have been met or other arrangements have been made and approved by the city such as
the posting of a bond.
The proposed subdivision is subject to a Type III land use review procedure. Therefore, this chapter applies. The
attached preliminary plans (see Exhibits C-L1.01 – C-L1.03, C-L2.01) depict plan information for an Urban Forestry
Plan, including existing trees, proposed tree removal, and proposed street trees. Additionally, an Urban Forestry
Plan Supplemental Report is attached as Exhibit F. Compliance with Chapter 18.790 is addressed in the subsequent
sections of this report.
18.745.40 Street Trees
A. Street trees shall be required as part of the approval process for Conditional Use (Type III),
Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development
(Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits.
B. The minimum number of required street trees shall be determined by dividing the linear amount of
street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the
minimum number of required street trees shall be determined by rounding to the nearest whole
number.
C. Street trees required by this section shall be planted according to the Street Tree Planting Standards
in the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the Street
Tree Soil Volume Standards in the Urban Forestry Manual.
E. Street trees required by this section shall be planted within the right of way whenever practicable
according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be
planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in
the Urban Forestry Manual when planting within the right of way is not practicable.
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F. An existing tree may be used to meet the street tree standards provided that:
1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is
either within the subject site or within the right of way immediately adjacent to the subject site;
2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume
Standards in the Urban Forestry Manual if it were newly planted; and
3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per
18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per
18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective
tree canopy cover of the site.
G. In cases where it is not practicable to provide the minimum number of required street trees, the
Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting
and early establishment in an amount equivalent to the City’s cost to plant and maintain a street tree
for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each
tree below the minimum required.
The preliminary landscape plans (Sheets C-L1.01 – C-L1.03)) and Supplemental UFP Report show 60 street trees are
provide, based on linear feet of street frontage divided by 40 feet only 55 are required. The applicant shall submit a
plan demonstrating that the soil volume standards are met for street trees and other planted trees in the Urban Forestry
Plan.
18.745.50 Buffering and Screening
A. General provisions.
1. It is the intent that these requirements shall provide for privacy and protection and reduce or
eliminate the adverse impacts of visual or noise pollution at a develop ment site, without unduly
interfering with the view from neighboring properties or jeopardizing the safety of pedestrians
and vehicles.
2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a
different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The
owner of each proposed development is responsible for the installation and effective maintenance
of buffering and screening. When different uses would be abutting one another except for
separation by a right-of-way, buffering, but not screening, shall be required as specified in the
matrix.
3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be
submitted for the director’s approval as an alternative to the buffer area landscaping and
screening standards, provided it affords the same degree of buffering and screening as required
by this code.
The subject property abuts properties to the east, west, and south within the Tigard River Terrace Plan District that
have a zoning designation of either R-12 or R-25. The R-12 and R-25 zones permit single family residential units.
Adjacent properties to the north are within the City of Beaverton. The subject site is surrounded by future single -
family residential properties and a PGE substation to the east and south. Therefore, buffering and screening is not
required.
FINDING: Based on the analysis above, the Landscaping and Screening standards are met.
18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS
18.765.030 General Provisions
18.765.030 General Provisions
A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are
presented and approved as provided by this chapter that show how access, egress and circulation
requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the
applicant with detailed information about this submission requirement.
A Parking Plan is provided in Exhibit C-10 that shows proposed parking, access, egress, and circulation. As previously
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described, off-street parking will be provided within the driveways and garages of future residential dwellings. On-
street parking will be provided as depicted on the Parking Plan in Exhibit C-10. This standard is met.
B. Location of vehicle parking. The location of off-street parking will be as follows:
1. Off-street parking spaces for single-family and duplex dwellings and single-family attached
dwellings shall be located on the same lot with the dwellings.
Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met.
18.765.070 Minimum and Maximum Off-Street Parking Requirements
H. Specific requirements. See Table 18.765.2.
No bicycle parking is required for single-family attached or detached dwellings. As shown on the Circulation Plan in
Exhibit C-10, with the provision of parking in driveways and garages more than one off-street space will be provided
per dwelling unit thus meeting the parking standard in table 18.765.2. The development includes four single-family
detached units requiring one parking space per unit for a total of four required off-street spaces.
West of Roy Rogers Road, the development includes eight two bedroom attached single-family units requiring 1.5
spaces per unit for a total of 12 required off-street parking spaces. The development includes six three bedroom
attached single-family units requiring 1.75 spaces per unit for a total of 11 required off-street parking spaces. The
development includes four detached single-family unit requiring one space per unit for a total of 4 spaces required for
off-street parking. This totals 27 required off-street parking spaces for single-family detached and attached units.
The proposed 52 off-street parking spaces exceeds the required 27 off-street parking spaces west of Roy Rogers Road.
This is summarized in the table on the Parking Plan in Exhibit C-10.
East of Roy Rogers Road, the development includes 14 two bedroom attached single-family units requiring 1.5 spaces
per unit for a total of 21 required off-street parking spaces. The development includes six three bedroom attached
single-family units requiring 1.75 spaces per unit for a total of 11 required off-street parking spaces. This totals 32
required off-street parking spaces for single-family attached units.
The proposed 32 off-street parking spaces meets the required 32 off-street parking spaces east of Roy Rogers Road.
This is summarized in the table on the Parking Plan in Exhibit C-10. In total, the proposed 84 off-street parking
spaces exceeds the required 59 off-street parking spaces on the subject site.
FINDING: As shown in the analysis above, the applicable off street parking requirements are met.
18.775 SENSITIVE LANDS
F. Sensitive lands permits issued by the director.
1. The director shall have the authority to issue a sensitive lands permit in the following areas by means of
a Type II procedure, as governed in Section 18.390.040, using approval criteria conta ined in Section
18.775.070:
a. Drainageways;
b. Slopes that are 25% or greater or unstable ground; and
c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as
significant wetlands on the City of Tigard “Wetland and Streams Corridors Map.”
The proposed development site is not within the 100-year floodplain or 1996 flood inundation line. The site contains
no drainageways, wetland areas, steep slopes, or significant fish and wildlife habitat. This section does not apply.
18.790 URBAN FORESTRY PLAN
Urban Forestry Plan Requirements
A. Urban forestry plan requirements. An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a
person that is both a certified arborist and tree risk assessor (the project arborist), except for
minor land partitions that can demonstrate compliance with effective tree canopy cover and soil
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volume requirements by planting street trees in open soil volumes only;
2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM);
3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and
4. Meet the supplemental report standards in the Urban Forestry Manual.
The Landscape plans (see Exhibits C-L1.01 – C-L1.03, C-L2.01) include sheets associated with the Urban Forestry Plan
Supplemental Report (see Exhibit F), which has been prepared by a landscape architect, Kerry Lankford in accordance
with the Urban Forestry Manual. As conditioned the urban forestry plan requirements are met.
B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent
effective tree canopy cover will not be provided through any combination of tree planting or
preservation for the overall development site (excluding streets) or that the 15% effective tree canopy
cover will not be provided through any combination of tree planting or preservation for any individual
lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or
exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a
tree canopy fee according to the methodology outlined in the tree canopy fee calculation
requirements in the Urban Forestry Manual.
The Urban Forestry Plan Supplemental Report (see Exhibit F) demonstrates that the project will comply with the
required tree canopy cover through the proposed street tree planting. Thus, a tree canopy fee is not required.
FINDING: Based on the analysis above, the urban forestry plan requirements are met or are conditioned to be
met.
18.790.060 Urban Forestry Plan Implementation
C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan
(per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban
forestry plan shall be guaranteed and required according to the tree establishment requirements in
Section 11, part 2 of the Urban Forestry Manual.
A condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements
of the Urban Forestry Manual Section 11, Part 2. 60 new trees are proposed. Therefore, a bond in the amount of
$30,600 (60 planted trees x $510/tree) is required. As conditioned, this requirement is met.
D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban
forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of
stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report
(per Section 18.790.030.A.4) of a previously approved urban forestry plan.
Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall
provide a fee to cover the city’s cost of collecting and processing the inventory data for the entire urban forestry
plan of 60 planted trees, and 2 stands of trees to be preserved ($154 first tree + $1,652 ($28 x 59) + $248)=$2,054.
As conditioned, this requirement is met.
FINDING: Based on the analysis above, the applicable urban forestry plan implementation standards are met.
18.795 VISUAL CLEARANCE
Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the
corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway
providing access to a public or private street.
B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
structure or temporary or permanent obstruction (except for an occasional utility pole or tree),
exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the
street center line grade, except that trees exceeding this height may be located in this area, provided
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all branches below eight feet are removed.
FINDING: Sight distance is discussed on the applicant’s Development Plan (Sheet 11). An exception to
the vision clearance areas is requested for the northeast intersection of SW Meadowbrook
Lane and SW Friendly Lane and the northwest intersection of SW Friendly Lane and SW
Peachblossom Avenue per 18.350.070.C.7. Adequate sight distance can be met as
demonstrated in the Site Plan (see Exhibit C-11). Prior to final plat visual clearance areas will
be meet. This standard is met as conditioned.
CONDITION: The applicant shall provide to the City of Tigard preliminary certification from a registered
professional engineer that adequate sight distance will be obtained both directions for all
development intersections.
18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS:
Chapter 18.810 provides construction standards for the implementation of public and private facilities and
utilities such as streets, sewers, and drainage. The applicable standards are addressed below:
18.810.030.A Improvements
1. No development shall occur unless the development has frontage or approved access to a public street.
2. No development shall occur unless streets within the development meet the standards of this chapter.
3. No development shall occur unless the streets adjacent to the development meet the standards of this
chapter, provided, however, that a development may be approved if the adjacent street does not meet the
standards but half-street improvements meeting the standards of this title are constructed adjacent to the
development.
18.810.030.E Minimum Rights-of-Way and Street Widths
Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or
within the downtown district, street right-of-way and roadway widths shall not be less than the minimum width
described below. Where a range is indicated, the width shall be determined by the decision -making authority
based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by
resolution, design standards for street construction and other public improvements. The design standards will
provide guidance for determining improvement requirements within the specified ranges.) These are presented
in Table 18.810.1.
SW Roy Rogers Road passes through the center of the development and SW Scholls Ferry is along the northern
frontage of the site. Both roads are arterials under County jurisdiction.
The applicant’s Washington County Facilities Permit construction drawings shall indicate that full half-street
improvements, meeting the county’s A-2 standard and city standards shall be constructed along the Scholls Ferry
Road frontage. Right-of-way dedication providing 55 feet from centerline (eastern portion), 80 feet from centerline
(western portion) and additional right-of-way as needed for adequate corner radius at Roy Rogers Road. All roadway
improvements and right-of-way dedications shall be as described in a memorandum with the recommended conditions
by Washington County LUT, dated September 29, 2016.
Any remaining half-street improvements required to meet the county’s A-2 standard and city standards along the
Scholls Ferry Road frontage will be required. Right-of-way dedication providing 55 feet from centerline (eastern
portion), 80 feet from centerline (western portion) and additional right-of-way as needed for adequate corner radius
at Roy Rogers Road.
Dedication of additional right-of-way to provide 56 feet (west side) and 70 feet (east side) from the center line of Roy
Rogers Road, including an 18-foot slope easement and corner radius at SW Scholls Ferry Road will be required. Half-
street improvements along the development frontage will be constructed as part of the County’s MSTIP project.
A non-access reservation along the frontages of Roy Rogers and Scholls Ferry Roads will be required
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City standard local streets, public skinny streets, a private street and an alley are proposed within the development.
SW Aubergine Terrace is a standard public local street, provides a connection to the south and continues to the north
as Larkwood Lane, a private street. SW Friendly Lane is proposed as a local commercial street section, serving the
proposed development and providing continued access to a PGE substation. The street is within an existing right -
of-way which extends beyond the proposed street improvements, west to Roy Rogers Road right-of-way.The
remaining public streets conform to skinny street standards except that an exception is requested for a planter strip
along PGE property on the east side of Peachblossom Avenue to avoid a conflict with overhead utility lines. The
applicant shall provide a planting plan that shows how street trees or other vegetation will be accommodated behind
the sidewalk prior to issuance of permits.Forrest Hollow Street complies with Fig. 18.810.4B while Peachblossom
Avenue, Meadbrook Lane and Lemongrass Lane comply with Fig. 18.810.6.AManagement of the private street by an
HOA is proposed and will be required.
A 20-foot wide alley with mountable curbs is proposed to provide access to the back loaded lots 245 through 258.
These alleys will be maintained by the developer through the formation of an HOA. This standard is met.
18.810.030.F Future Street Plan and Extension of Streets
1. A future street plan shall:
a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall
show the pattern of existing and proposed future streets from the boundaries of the proposed land
division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land
division. At the applicant’s request, the city may prepare a future streets proposal. Costs of the city
preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be
modified when subsequent subdivision proposals are submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian
facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be
extended to the boundary lines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since
they are intended to continue as through streets at such time as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property owners which shall not be
removed until authorized by the city engineer, the cost of which shall be included in the street
construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in
excess of 150 feet in length
The applicant has provided a Future Street Plan showing the pattern of existing and planned future streets adjacent
to and around the development. There are no transit facilities or bike routes within 530 feet of the site. This standard
is met.
18.810.030.H Street Alignment and Connections
1. Full street connections with spacing of no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions,
easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections.
A full street connection may also be exempted due to a regulated water feature if regulations would not
permit construction.
2. All local, neighborhood routes and collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by environmental or topographical constraints,
existing development patterns or strict adherence to other standards in this code. A street connection or
extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to
provide required extensions. Land is considered topographically constrained if the slope is greater than
15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere
presence of a constraint is not sufficient to show that a street connection is not possible. The applicant
must show why the constraint precludes some reasonable street connection.
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The applicant has addressed the street connection standards, as discussed in Section 18.660.090. This standard is met.
18.810.030.N Grades and Curves
1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that
local or residential access streets may have segments with grades up to 15% for distances of no greater than
250 feet); and
2. Centerline radii of curves shall be as determined by the city engineer.
The applicant’s plans indicate that the grades of the local streets proposed within the site do not exceed 12 percent.
This criterion is met.
18.810.030.Q Access to Arterials and Major Collectors
Where a development abuts or is traversed by an existing or proposed arterial or collector street, the
development design shall provide adequate protection for residential properties and shall separate residential
access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The
design shall include any of the following:
1. A parallel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along
another street;
3. Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial
or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to two streets with different classifications, primary access should be from the lower
classification street.
No direct access to the adjacent arterials, Roy Rogers and Scholls Ferry Road, is permitted. Access to and from the
proposed development shall be through the existing developments, River Terrace Northwest and East. This criterion
is met.
18.810.030.R Alleys, Public or Private
1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided
unless other permanent provisions for access to off-street parking and loading facilities are made.
2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley
intersections shall have a radius of not less than 12 feet.
A private 20-foot wide alley with mountable curbs is proposed to provide access to the back loaded lots 245 through
258. The alley will be maintained by an HOA. This criterion is met.
Section 18.810.030.T Private Streets
1. Design standards for private streets shall be established by the city engineer; and
2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded
maintenance agreement.
3. Private streets serving more than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
SW Larkwood Lane, a private street, is proposed to provide access to 12 lots. The street will be maintained by an
HOA.
18.810.040 Blocks
A. Block design
The length, width and shape of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient access, circulation, control and
safety of street traffic and recognition of limitations and opportunities of topography.
B. Sizes
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1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline
of the streets except:
a. Where street location is precluded by natural topography, wetlands, significant habitat areas or
bodies of water, or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads.
c. For nonresidential blocks in which internal public circulation provides equivalent access.
2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full
street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall
be no more than 330 feet, except where precluded by environmental or topographical constraints,
existing development patterns, or strict adherence to other standards in the code. (Ord. 06 -20; Ord.
02-33).
Perimeter of block measures less than 1600 lineal feet consistent with the standards in 18.660.080. The perimeter
of blocks within the River Terrace Plan District may not exceed 1,600 feet. The perimeter of blocks within the
development do not exceed 1,600 feet except where street connections are precluded by access restrictions to
Roy Rogers and Scholls Ferry Roads and the PGE substation.
18.810.060 Lots
B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least
25 feet unless the lot is created through a minor land partition in which case 18.162.050.C applies, or unless
the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet.
As shown on the Preliminary Plat, each lot meets the minimum lot frontage requirement. This standard is met.
18.810.070 Sidewalks
A. Sidewalks.
All industrial streets and private streets shall have sidewalks meeting city standards along at least one side
of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A
development may be approved if an adjoining street has sidewalks on the side adjoining the development,
even if no sidewalk exists on the other side of the street.
C. Planter strip requirements.
A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the
design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside
sidewalks already exist on predominant portions of the street; it would conflict with the utili ties; there are
significant natural features (large trees, water features, significant habitat areas, etc.) that would be
destroyed if the sidewalk were located as required; or where there are existing structures in close proximity
to the street (15 feet or less) or where the standards in Table 18.810.1 specify otherwise. Additional
consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property
abuts more than one street frontage.
Sidewalks on both sides are proposed for all internal public streets. The applicant’s plans indicate they will be
providing planter strips and sidewalks along all streets within the project. This criterion is met.
18.810.090 Sanitary Sewers
A. Sewers Required
Sanitary sewers shall be installed to serve each new development and to connect developments to existing
mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and
Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive plan.
The applicant’s plans indicate sanitary sewer mains will be constructed to accommodate their development and future
flows from development. The River Terrace Community Plan identifies two sanitary sewer basins, North Basin and
South Basin. This development is located in the North Basin. The applicant’s plans indicate they are directing flow from
this development to a crossing of Roy Rogers Road and into the River Terrace Northwest subdivision, where the north
basin pump station will be located. The construction of the north pump station is nearing completion.
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Recommendations for the sub-basin include a proposed CWS pump station southwest of the site that would provide
service to the western portion of the development after passing through the adjacent development. The applicant expects
the pump station will be complete during December of 2016.
Sewers in the portion of the development east of Roy Rogers Road will be directed east through the adjacent development
and continue to the Barrows Road Trunk line.
These offsite sewer improvements must be complete and operational prior to issuance of building permits. As
conditioned this criterion is met.
18.810.100 Storm Drainage
A. General Provisions
The director and city engineer shall issue a development permit only where adequate provisions for
stormwater and floodwater runoff have been made, and:
3. The storm water drainage system shall be separate and independent of any sanitary sewerage system;
4. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed
to flood any street; and
5. Surface water drainage patterns shall be shown on every development proposal plan.
The River Terrace Community Plan addresses stormwater management and the need to protect the quality of the
community’s water supply, the built environment from flood damage during large storm events, and the health and
function of stream corridors for habitat and recreation. A River Terrace Stormwater Master Plan (RTSMP) was
developed to address the following goals:
• Restore/enhance vegetated corridors
• Protect water quality
• Preserve existing hydrology
• Promote safe and long-lasting stormwater facilities
• Balance the use of regional and on-site stormwater management
• Preserve existing mature vegetation
• Maximize use of multi-benefit facilities to create community amenities
• Promote partnership with other public service providers
Stormwater management infrastructure is needed to protect the water quality of downstream natural resource areas, the
downstream receiving waters from increased rates of erosion caused by additional water quantity, and the built
environment from flood damage during large storm events. River Terrace Stormwater Master Plan has identified
Strategy Areas A, B and C, with varying water quality and water quantity treatment tools.
The proposed development is entirely within in Strategy Area A, mostly flowing to Tributary 2, as identified in the
River Terrace Stormwater Master Plan. A northern portion of the development east of Roy Rogers Road drains east
through the adjacent development. Regional Water Quality and Quantity Treatment Facilities are recommended for
Strategy Area A. This criterion is met.
C. Accommodation of Upstream Drainage
A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire
upstream drainage area, whether inside or outside the development, and the city engineer shall approve the
necessary size of the facility, based on the provisions of the current Clean Water Services Design and
Construction Standards for Sanitary and Surface Water Management.
There are no upstream drainage basins contributing to site runoff. This criterion does not apply.
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D. Effect on Downstream Drainage
Where it is anticipated by the city engineer that the additional runoff resulting from the development will
overload an existing drainage facility, the director and engineer shall withhold approval of the development
until provisions have been made for improvement of the potential condition or until provisions have been
made for storage of additional runoff caused by the development in accordance with the current Clean
Water Services Design and Construction Standards for Sanitary and Surface Water
Applicant’s August 5, 2016, memorandum notes that the portion of the development west of Roy Rogers Road was
included in the analysis for River Terrace Northwest: Water Quality and Detention Analysis. The portion of the development
east of Roy Rogers Road was included in the analysis for River Terrace East: Water Quality and Detention Analysis.
The applicant finds that the impervious area of the proposed development is consistent with these reports.
Verification that the final design of the stormwater facilities are of adequate capacity for the development will be
required. The facilities must be complete and operational before issuance of building permits. This criterion is met
as conditioned.
CONDITION: Prior to construction, the applicant’s design engineer shall submit documentation, for review and
approval by CWS and for review by the City, of the downstream capacity of any existing storm
facility impacted by the proposed development. The design engineer must perform an analysis of
the drainage system downstream of the development to a point in the drainage system where the
proposed development site constitutes ten percent or less of the total tributary drainage volume,
but in no event less than 1/4 mile. The applicant can show they meet this condition by running
the TRUST model for detention.
18.810.110 Bikeways and Pedestrian Pathways
C. Minimum width.
1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane.
2. The minimum width for multi-use paths separated from the road and classified as regional or
community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to
eight feet if there are environmental or other constraints.
3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway
Trail System Master Plan, is three feet.
4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 12-13 §1;
Ord. 11-04 §2; Ord. 09-09 §3; Ord. 02-33; Ord. 99-22)
A bike lane is proposed along both sides of the proposed collector route (River Terrace Boulevard) through the
adjacent site. There are no other planned bikeways or pedestrian pathways. This requirement is met.
18.810.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed underground,
except for surface mounted transformers, surface mounted connection boxes and meter cabinets which
may be placed above ground, temporary utility service facilities during construction, high capacity electric
lines operating at 50,000 volts or above, and:
1. The developer shall make all necessary arrangements with the serving utility to provide the underground
services;
2. The city reserves the right to approve location of all surface mounted facilities;
3. All underground utilities, including sanitary sewers and storm drains installed in streets by the
developer, shall be constructed prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when
service connections are made.
B. Information on development plans. The applicant for a development shall show on the development plan
or in the explanatory information, easements for all underground utility facilities, and:
1. Plans showing the location of all underground facilities as described herein shall be submitted to the
city engineer for review and approval; and
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2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision
clearance areas for vehicular traffic.
C. Exception to undergrounding requirement.
1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take
place on a street where existing utilities which are not underground will serve the development and the
approval authority determines that the cost and technical difficulty of under-grounding the utilities
outweighs the benefit of undergrounding in conjunction with the development. The determination shall
be on a case-by-case basis. The most common, but not the only, such situation is a short frontage
development for which undergrounding would result in the placement of additional poles, rather than
the removal of above-ground utilities facilities.
2. An applicant for a development which is served by utilities which are not underground and which are
located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of
undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding
of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines.
All new utility lines shall be placed underground.
D. Fee in-lieu of undergrounding.
1. The city engineer shall establish utility service areas in the city. All development which occurs within a
utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not
provide underground utilities, unless exempted by this code.
2. The city engineer shall establish the fee by utility service area which shall be determined based upon
the estimated cost to underground utilities within each service area. The total estimated cost for
undergrounding in a service area shall be allocated on a front-foot basis to each party within the service
area. The fee due from any developer shall be calculated based on a front-foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing
overhead utilities. The city engineer shall determine the amount of the credit, after review of cost
information submitted by the applicant with the request for credit.
4. The funds collected in each service area shall be used for undergrounding utilities within the city at
large. The city engineer shall prepare and maintain a list of proposed undergrounding projects which
may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost
of each project. The list shall be submitted to the city council for their review and approval annually.
Relocation of existing utilities is not required. All new utilities must be placed underground. The applicant states
that all utility lines, as stated in the above standard, shall be placed undergroun d in the proposed development.
This criterion is met.
SECTION VII. ADDITIONAL CITY AND/OR AGENCY COMMENTS STREET AND UTILITY
IMPROVEMENT STANDARDS:
Traffic Study Findings:
The applicant has submitted a Traffic Impact Study prepared by Kittelson & Associates, dated April 27, 2015, and an
Amendment to the study dated June 18, 2015, for the River Terrace East development. An April 2015 and a June 2015
Traffic Studies were prepared for the River Terrace Northwest development.
A Transportation Analysis memorandum prepared by Kittelson & Associates, dated August 4, 2016, has been
submitted to update these studies. Separate trip generation for the east and west portions of the development were
provided resulting in a finding that the increase in traffic will not change the results of the previous studies and no
additional traffic analysis is required.
Kittelson’s analysis continues to conclude that the proposed development can occur while maintaining acceptable
traffic operations and safety at the study intersections.
Washington County Department of Land Use and Transportation (LUT) staff provided comments and recommended
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conditions of approval in a memo dated September 29, 2016. The memo includes required roadway sections and
ROW dedication for Roy Rogers Road and Scholls Ferry Road, required improvements and Facility Permit
requirements. Improvements to the frontage of Roy Rogers Road will be part of the County’s MSTIP project.
Compliance with the recommended conditions of approval by Washington County LUT, dated August 11, 2016 will be
required.
Public Water System:
Service to the portion of the site west of Roy Rogers Road will be by the extension of lines from the River Terrace
Northwest development while the portion of the development to the east will be served by extending lines from the
River Terrace East development.
This development will be served by the 410 water pressure zone. A booster pump in River Terrace East is proposed to
provide adequate service to the eastern portion of the development. The western portion is served from River Terrace
Northwest and also appears to have inadequate service. The applicant will be required provide separate calculations for
the water system showing adequate residential pressure and fire flow for both portions of the site prior to issuance of
permits.
The applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow, hydrant
placement and access prior to issuance of the City of Tigard’s site permit.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07 -20) which
require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent
of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used
in keeping the facility maintained through the year.
The development is entirely within Strategy Area A where regional combined facilities are recommended. Applicant’s
August 5, 2016, memorandum notes that the portion of the development west of Roy Rogers Road was included in the
analysis for River Terrace Northwest: Water Quality and Detention Analysis. The portion of the development east of Roy Rogers
Road was included in the analysis for River Terrace East: Water Quality and Detention Analysis.
These regional facilities are proposed to provide stormwater treatment for the development. Verification that the final
design of the quality facilities provides adequate capacity for the development will be required. The facilities must be
complete and operational before issuance of site permits.
The applicant shall verify that the design plans for the offsite combined stormwater facilities meet the City of Tigard’s
Design Guidelines prior to issuance of permits. This submittal shall include the maintenance plan, in accordance with
the CWS design and construction standards, for the facility and must be reviewed and approved by the city prior to
issuance of site permits.
The applicant shall obtain a (CWS) Stormwater Connection Permit Authorization prior to issuance of the City of Tigard
PFI permit.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and
other pollutants reaching the public storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the
applicant is required to submit an erosion control plan for City review and approval prior to issuance of City
permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion
control permit be issued for any development that will disturb one or more acre of land. Since this site is over five
acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit
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will be issued along with the site and/or building permit.
The applicant has submitted a request for an early grading permit. The request may be submitted with the PFI permit
application.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the
provisions for surface drainage of all lots, and show that they will be graded to ensure that surface drainage is directed
to the street or a public storm drainage system approved by the Engineering Department. For situations where the
back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall
be provided to sufficiently contain and convey runoff from each lot.
The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the
proposed grading slope construction. A Geotechnical Engineering Report was prepared by GeoDesign, dated March
4, 2016. Recommendations for site preparation, construction and inspection have been provided in the report.
The recommendations in March 4, 2016 report prepared by GeoDesign shall be incorporated into the final grading
plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of
building permits.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between ten percent
and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary
in determining if special grading inspections and/or permits will be necessary when the lots develop.
The site is less than five acres in size, therefore an NPDES 1200-C permit is required.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the
amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $1,900.00 (34 attached and 4 detached units X $50/address = $1,900.00).
Survey Requirements
The applicant’s final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City’s
global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall
contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north.
These coordinates can be established by:
• GPS tie networked to the City’s GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant’s as-built drawings shall be tied to the GPS network. The applicant’s engineer shall provide
the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83
(91).
SECTION VIII. OTHER STAFF COMMENTS
The City Police Department (Jim Wolf, 503-718-2561) reviewed the proposal and stated they have no objections
to the proposed development.
The City Development Review Engineer (Contact Kim McMillan, 503-718-2642) has reviewed the proposal and
provided comment in a Memorandum dated October 5, 2016, included as attachments to this staff report. The
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findings and conclusions in the Memoranda have been incorporated into this land use decision.
SECTION IX. AGENCY COMMENTS
Washington County (Naomi Vogel, 503-846-7623) has reviewed the proposal and submitted a comment letter dated
September 29, 2016 including required conditions of approval. These findings and conditions have been included as
an attachment to the staff report and required conditions of approval.
Clean Water Services has reviewed the proposal and issued a Service Provider Letter (CWS File No. 16-002837)
dated July 27, 2016 stating no sensitive areas appear to exist on site or within 200 feet of the site. A memorandum
dated September 14, 2016 was also received from Jackie Sue Humphreys including conditions required prior to any
site work.
Tualatin Valley Fire and Rescue (John Wolfe, 503-259-1504) has reviewed the proposal and submitted a comment
letter dated October 4, 2016 with conditions of approval with respect to access, water supply, hydrant placement, and
building access. A condition of approval of this staff report will implement the conditions of the TVF&R letter.
Attachments:
1. Zoning Map
2. Concept Plan
3. City of Tigard Engineering Memorandum dated October 5, 2016
4. Washington County Comments and Conditions dated September 29, 2016
5. Clean Water Services Memorandum dated September 14, 2016
6. TVFR Letter dated October 4, 2016
October 10, 2016
PREPARED BY: Monica Bilodeau DATE
Associate Planner
October 10, 2016
APPROVED BY: Tom McGuire DATE
Assistant Community Development Director
ARCHITECTURAL SITE PLANH1SCALE: 1" = 20'-0"
GENERAL NOTES
LEGEND
PROPERTY LINE
A.
B.
C.
REFER TO CIVIL FOR EXISTING AND SITE UTILITY LOCATIONS.
COORDINATE LOCATION / EXTENTS OF ALL CONCRETE CURBS, FLAT WORK, ASPHALT PAVING, PAINT
STRIPING, PAINTED TEXT OR SYMBOLS AND DIRECTIONAL ARROWS WITH CIVIL.
COORDINATE LOCATION AND DETAIL OF ALL LANDSCAPING AND LANDSCAPE PLANTERS WITH BOTH CIVIL
AND LANDSCAPING.
City of Tigard
PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGAL
NOTICE SECTION OF THE TIGARD TIMES, THE FOLLOWING:
PUBLIC HEARING ITEM:
The following will be considered by the Tigard Planning Commission at a Public Hearing on Monday October 17, 2016
at 7:00 PM and by the Tigard City Council at a Public Hearing on Tuesday, November 1, 2016 at 7:30 PM at the Tigard
Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon.
Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and rules of
procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Section 18.390.060.E. The
Planning Commission’s review is for the purpose of making a recommendation to the City Council on the request. The
Council will then hold a public hearing on the request prior to making a decision.
Further information may be obtained from the City of Tigard Planning Division (Staff contact: Agnes Kowacz) at 13125
SW Hall Blvd., Tigard, Oregon 97223, by calling 503-718-2429 or by e-mail to Agnesk@tigard-or.gov.
DEVELOPMENT CODE AMENDMENT (DCA) 2016-00003
-2016 OMNIBUS CODE AMENDMENT PACKAGE -
REQUEST: The City of Tigard proposes legislative amendments to the Tigard Development Code (TDC). The
proposed legislative amendments would do the following: (1) amend Chapter 18.130 Use Categories to include animal
boarding as a personal service use, when completely enclosed in a building; and (2) amend Chapter 18.610 Tigard
Downtown Plan District to increase the height from 45 feet to 80 feet within the Main Street Sub-Area; and (3) amend
Chapter 18.620 Tigard Triangle Plan District and Chapter 18.520 Commercial Zoning Districts to allow multi-family
dwelling units within the General Commercial (C-G) and the Mixed Use Employment (MUE) zones in the Tigard
Triangle Plan District. LOCATION: Citywide. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1
(Citizen Involvement), 2 (Land Use Planning), 9 (Economic Development) and Goal 10 (Housing); Metro’s Urban
Growth Management Functional Plan Title 1, and Title 8; Comprehensive Plan Goals 1.1.2, 2.1.2, 2.1.3, 2.1.6, 2.1.11,
2.1.21, 2.1.23, 9.1.3, 9.1.12, 9.3.1, 10.1.1, and 10.1.5; and Tigard Development Code Chapters 18.380 and 18.390
PUBLISH DATE: Thursday, September 22, 2016
City of Tigard
PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGAL
NOTICE SECTION OF THE TIGARD TIMES, THE FOLLOWING:
PUBLIC HEARING ITEM:
The following will be considered by the Tigard Planning Commission at a Public Hearing on Monday October 17, 2016
at 7:00 PM and by the Tigard City Council at a Public Hearing on Tuesday, November 1, 2016 at 7:30 PM at the Tigard
Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon.
Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and rules of procedure
adopted by the Council and available at City Hall or the rules of procedure set forth in Section 18.390.060.E. The Planning
Commission’s review is for the purpose of making a recommendation to the City Council on the request. The Council will
then hold a public hearing on the request prior to making a decision.
Further information may be obtained from the City of Tigard Planning Division (Staff contact: Agnes Kowacz) at 13125
SW Hall Blvd., Tigard, Oregon 97223, by calling 503-718-2429 or by e-mail to Agnesk@tigard-or.gov.
DEVELOPMENT CODE AMENDMENT (DCA) 2016-00003
-2016 OMNIBUS CODE AMENDMENT PACKAGE -
REQUEST: The City of Tigard proposes legislative amendments to the Tigard Development Code (TDC). The
proposed legislative amendments would do the following: (1) amend Chapter 18.130 Use Categories to include animal
boarding as a personal service use, when completely enclosed in a building; and (2) amend Chapter 18.610 Tigard
Downtown Plan District to increase the height from 45 feet to 80 feet within the Main Street Sub-Area; and (3) amend
Chapter 18.620 Tigard Triangle Plan District and Chapter 18.520 Commercial Zoning Districts to allow multi-family
dwelling units within the General Commercial (C-G) and the Mixed Use Employment (MUE) zones in the Tigard
Triangle Plan District. LOCATION: Citywide. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1
(Citizen Involvement), 2 (Land Use Planning), 9 (Economic Development) and Goal 10 (Housing); Metro’s Urban
Growth Management Functional Plan Title 1, and Title 8; Comprehensive Plan Goals 1.1.2, 2.1.2, 2.1.3, 2.1.6, 2.1.11,
2.1.21, 2.1.23, 9.1.3, 9.1.12, 9.3.1, 10.1.1, and 10.1.5; and Tigard Development Code Chapters 18.380 and 18.390
PUBLISH DATE: Thursday, September 22, 2016
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
2016 OMNIBUS CODE AMENDMENT
PACKAGE
Public Hearing
October 17, 2016Planning Commission
C I T Y O F T I G A R D
PROPOSED AMENDMENTS:
1.Amend Chapter 18.130 Use Categories to include animal
boarding, when completely enclosed in a building, under
the personal services use category; and
2.Amend Chapter 18.610 Tigard Downtown Plan District to
increase the height from 45 feet to 80 feet in the Main-
Center sub-area; and
3.Amend Chapter 18.620 Tigard Triangle Plan District and
Chapter 18.520 Commercial Zoning Districts to allow
multi-family dwelling units within the General Commercial
(C-G) zone in the Tigard Triangle Plan District.
C I T Y O F T I G A R D
DOG BOARDING
➢Initiated by City Council
➢Classified as “Animal-Related Commercial” and
prohibited in most commercial zones.
➢Staff researched regulations for this use in surrounding
jurisdictions.
C I T Y O F T I G A R D
DOG BOARDING
City Regulation
Lake Oswego
o Conditionally permitted in industrial zones and not permitted in commercial zones
▪Consider overnight animal boarding to be an “animal boarding facility”
o Conditionally or outright permitted in commercial zones,depending on the zone
and whether or not it’s fully indoors
▪Consider doggy daycare to be “pet care,daily”
Beaverton
o Conditionally permitted in all commercial and industrial zones, with the exception of
one industrial zone which permits it outright
o Not permitted outright in any zone
▪Consider overnight animal boarding with 5 animals or more to be a “animal
care, major”
Hillsboro
o Permitted outright,but only indoors in Neighborhood Commercial Zone
o Permitted outright,subject to certain restrictions in General Commercial Zone
▪Consider doggy daycare and overnight animal boarding to be an “animal
service facility”
Portland
o Permitted outright or subject to certain limitations in all commercial zones (except
the Office Commercial 1 Zone)
o Conditionally permitted in all industrial zones
▪Consider doggy daycare and overnight animal boarding (with the exception
of animal breeding) to be “retail sales and service”
C I T Y O F T I G A R D
DOG BOARDING
➢Most cities classify animal boarding facilities to be some
kind of animal related service use with the exception of
Portland, which classifies it more generally as service.
➢Lake Oswego prohibits these facilities in all commercial
zones, Beaverton allows them only through a conditional
use review while Hillsboro and Portland allows them in
certain commercial zones.
➢Proposal is to reclassify animal boarding, if completely
enclosed, to personal service, which would allow it in
most commercial zones.
C I T Y O F T I G A R D
DOWNTOWN TIGARD HEIGHT LIMITS
➢Prior to the establishment of the Downtown Plan District,
the zone was known as Central Business District (CBD)
with 80 foot height limits.
➢In 2010, the Downtown Plan district was established with
four sub-areas. Two of the four sub-areas retained the
80 foot height limit.
➢A 45 foot height limit was set due to a perceived visual
conflict with existing development.
➢Existing height limit reduces financial feasibility of new
construction.
C I T Y O F T I G A R D
MULTI-FAMILY IN THE TRIGARD TRIANGLE
➢Mixed Use Employment (MUE) and General-Commercial
(C-G) make up the Tigard Triangle.
➢Multi-family is allowed in the MUE zone at 25 units per
acre.
➢Multi-family is permitted in the C-G zone only through a
Planned Development review and is limited to only 25%
of the gross floor area of a building.
C I T Y O F T I G A R D
MULTI-FAMILY IN THE TRIGARD TRIANGLE
➢Tigard Triangle Strategic Plan was developed in May of
2015, which emphasize the area as a mixed-use
employment area with a convenient pedestrian and
bikeway system.
➢Through this process greater housing choices and greater
affordability were emphasized.
➢The proposed change allows for more affordable housing
options in the Triangle.
C I T Y O F T I G A R D
Questions and Discussion
Tigard Downtown Plan District 18.610-9 Code Update: 4/15
Map 18.610.A: Tigard Downtown Plan District Sub-Areas
Note: for standards for development surrounding the future public plaza see Section 18.610.040, Special
Requirements for Development Bordering Urban Plaza.
DCA2016-00003
2016 OMNIBUS CODE AMENDMENT PACKAGE
Explanation of Formatting
These text amendments employ the following formatting:
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[Bold, Underline and Italic] – Text to be added
Except from Chapter 18.130 USE CATEGORIES
18.130.060 Commercial Use Categories
B. Animal-Related Commercial.
1. Characteristics: Animal-Related uses are those engaged in breeding, and/or boarding of
normal household pets. Limited animal sales may or may not be part of the use.
2. Accessory uses: Accessory uses commonly found include parking, office space, and storage
space.
3. Examples: Examples include animal breeders, kennels, overnight boarding facilities, and a
single dwelling unit exclusively occupied by an on-site caretaker or the kennel
owner/operator and family.
4. Exceptions:
a. Facilities where the primary activity is animal sales shall be considered Sales-Oriented
Retail.
b. Does not include animal grooming, which is considered Personal Services or Repair-
Oriented Retail.
c. Does not include veterinary clinics, which are considered Office.
d. Does not apply to poultry or livestock, which are considered an Agriculture/Horticulture
Use.
e. Overnight boarding facilities for household pets when these facilities and all their
activities, with the exception of parking, are completely enclosed within a
building, shall be considered Personal Service.
Attachment 1
DCA2016-00003
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Explanation of Formatting
These text amendments employ the following formatting:
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Chapter 18.610
TIGARD DOWNTOWN PLAN DISTRICT
Sections:
18.610.010 Purpose and Procedures
18.610.015 Pre-Existing Uses and Developments within the Downtown District
18.610.020 Building and Site Development Standards
18.610.025 Connectivity
18.610.030 Building and Site Design Standards
18.610.035 Additional Standards
18.610.040 Special Requirements for Development Bordering Urban Plaza
18.610.045 Exceptions to Standards
18.610.050 Building and Site Design Objectives (To Be Used With Track 3 Approval Process)
18.610.055 Signs
18.610.060 Off-Street Parking and Loading Requirements
18.610.020 Building and Site Development Standards
A. Sub-areas. The four sub-areas located on Map 18.610.A and described below have different setback
and height limits in order to create a feeling of distinct districts within the larger zone.
1. Highway 99W and Hall Boulevard Corridor. This sub-area is intended to create a “pulse-point”
along the Highway 99W corridor. Located at the intersection of 99W and Hall Boulevard, the
area has the high traffic and visibility to draw potential retail customers from the region. It will
also serve the potential for future high capacity transit in the corridor. The area will accommodate
higher levels of vehicular circulation, while maintaining a pedestrian scale at the ground-floor
level of buildings. It would allow development of mixed use and retail buildings that could vary
in scale from one-story retail-only buildings, to mixed use buildings up to eight stories 45 feet tall
with retail on the ground floor and residential and/or office uses above.
2. Main Street - Center Street. This sub-area is centered on the city’s historic downtown Main
Street. It is intended to be pedestrian oriented with smaller scale development that would function
like a “traditional Main Street.” A pedestrian environment would be improved with a continuous
building wall broken only intermittently. New buildings in the sub-area must include ground
floors with commercial storefront features. Residential and commercial uses are permitted on
upper floors.
3. Scoffins Street - Commercial Street. This sub-area is intended to provide an opportunity for
higher density residential as well as an employment base comprised of civic, office and
commercial uses in the areas of Commercial Street and Scoffins. Residential-only buildings,
office/commercial buildings, and mixed use developments are all permitted.
4. Fanno - Burnham Street. This sub-area provides an opportunity for medium scale residential or
mixed use development. Compatible mixed uses (live-work, convenience retail, office and civic
uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek
Park will be an opportunity to create a high quality residential environment with views and access
to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as
not to overwhelm or cast shadows on the park.
Map 18.610.A: Tigard Downtown Plan District Sub-Areas
,- _-, Urban Renewal Dislrict
- 99W-Hall
- Fanno-Burnham
Main-Center
- Scoffins-Commerci al
Station Atea OVenay
Note: for standards for development surrounding the future public plaza see Section 18.610.040, Special
Requirements for Development Bordering Urban Plaza.
B. Development standards. Development standards apply to all new development in the MU-CBD zone,
including developments utilizing the Track 3 approval process. Variances or adjustments may be
granted if the criteria found in Chapter 18.370 is satisfied.
1. Development standards matrix. See Table 18.610.1 and Map 18.610.A.
Table 18.610.1
MU-CBD Development Standards Matrix 1, 2, 3
STANDARD SUB-AREAS
Main Street
(MS)
99W/Hall Corridor
(99H)
Scoffins/Commercial
(SC)
Fanno/Burnham
(FB)
Front setback
Minimum
0 ft.
0/5 ft.
(5 ft. for frontage on
99W)
0 ft.
0 ft.
Maximum 10 ft. 25 ft. 20 ft. 20 ft.
Side facing street on corner and through lots
Minimum 0 ft. 0 ft. 0 ft. 0 ft.
Maximum 10 ft. N/A N/A N/A
Sideyard
Minimum/maximum N/A N/A N/A N/A
Rear setback
Minimum 0 ft. 5 ft. 5 ft. 5 ft.
Maximum N/A N/A N/A N/A
Building height
Minimum 20 ft. 20 ft. 20 ft. 20 ft.
Maximum 4580 ft. 45 ft. 80 ft. 80 ft.7
Ground floor height minimum 15 ft. 15 ft. None None
Site coverage maximum 100% 90% 90% 80%
Minimum landscaping4 0%5 10% 10% 20%
Minimum building frontage 50% 50% 50% 50%
Residential density (units per acre)
Minimum8 25 25 25 15
Maximum 50 50 506 506
1 This table does not apply to existing development. All new buildings in the district must meet these development standards,
including projects using the Track 3 approval process.
2 For standards for development surrounding the future public plaza see Section 18.610.040, Special Requirements for
Development Bordering Urban Plaza.
3 See also Section 18.610.045, Exceptions to Standards.
4 In the MU-CBD zone, required landscaping can be provided on roofs or within the right-of-way where the applicant is
required to provide landscaping as part of a street improvement in accordance with Section 18.610.025.
5 Landscaping/screening requirements for parking lots must be met.
6 Station area overlay permits a maximum of 80 units per acre (see Map 18.610A).
7 45 feet within 200 feet of Fanno Creek Park boundary (see Map 18.610.A) or within 50 feet of low or medium density
residential district.
8 Minimum density applies to residential-only development (not mixed use).
2. Parking location.
a. Parking is allowed on the side or rear of newly constructed buildings. If located on the side,
the parking area shall not exceed 50% of the total frontage of the site.
b. Parking is set back a minimum of 10 feet from the front property line.
c. When abutting a public street, parking areas must be behind a landscaped area constructed to
an L-1 standard.
d. Where a parking lot shares a property line with an adjacent parking lot, the landscape
requirement along the shared property line is not required.
3. Rooftop features/equipment screening.
a. The following rooftop equipment does not require screening:
i. Solar panels, wind generators, and green roof features;
ii. Equipment under two feet in height.
b. Elevator mechanical equipment may extend above the height limit a maximum of 16 feet
provided that the mechanical shaft is incorporated into the architecture of the building.
c. Satellite dishes and other communications equipment shall be limited to 10 feet in height,
shall be set back a minimum of five feet from the roof edge and screened from public view to
the extent possible.
d. All other roof-mounted mechanical equipment shall be limited to 10 feet in height, shall be
set back a minimum of five feet from the roof edge and screened from public view and from
views from adjacent buildings by one of the following methods:
i. A screen around the equipment that is made of a primary exterior finish material used on
other portions of the building or architectural grade wood fencing or masonry;
ii. Green roof features or regularly maintained dense evergreen foliage that forms an opaque
barrier when planted.
e. Required screening shall not be included in the building’s maximum height calculation.
4. Other exterior mechanical equipment. Other exterior mechanical equipment on the site (electrical
boxes, etc.) shall be screened from view from adjacent ROW, public spaces, and parking areas by
one or a combination of the following:
a. A screen around the equipment that is made of a primary exterior finish material used on
other portions of the building or architectural grade wood fencing or masonry; or
b. Set back from the street-facing elevation so it is not visible from the public ROW; or
c. Dense evergreen foliage that forms an opaque barrier when planted that will be regularly
maintained. (Ord. 15-05 §2; Ord. 13-04 §1; Ord. 12-13 §1; Ord. 10-02 §2)
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Explanation of Formatting
These text amendments employ the following formatting:
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[Bold, Underline and Italic] – Text to be added
Chapter 18.520
COMMERCIAL ZONING DISTRICTS
TABLE 18.520.1
USE TABLE: COMMERCIAL ZONES
Household Living in the C-G zone is restricted (R) and subject to Footnote 11 as follows:
[11] A single-family unit providing that it is located on the same site with a permitted or conditional
use in and is occupied exclusively by a caretaker or superintendent of the permitted or conditional
use. Multifamily housing is permitted as part of a PD, subject to Chapter 18.350, unless located
within the Tigard Triangle Plan District, where it is permitted outright.
Chapter 18.620
TIGARD TRIANGLE PLAN DISTRICT
Sections:
18.620.010 Purpose and Applicability
18.620.015 Where These Regulations Apply
18.620.018 Additional Allowed Use
18.620.020 Street Connectivity
18.620.030 Site Design Standards
18.620.040 Building Design Standards
18.620.050 Signs
18.620.060 Entry Portals
18.620.070 Landscaping and Screening
18.620.080 Street and Accessway Standards
18.620.090 Design Evaluation
18.620.018 Additional Allowed Use
In addition to the uses permitted by Chapter 18.520 Commercial Zoning Districts,
multifamily dwelling units are permitted in the C-G zone. Minimum and maximum density
requirements do not apply to these developments.
October 17, 2016 Page 1 of 2
CITY OF TIGARD
PLANNING COMMISSION
TRUNCATED DRAFT MINUTES
Meeting Minutes
October 17, 2016
CALL TO ORDER
Vice President Feeney called the meeting to order at 7:00 p.m. The meeting was held in the Tigard
Civic Center, Town Hall, at 13125 SW Hall Blvd.
ROLL CALL
Present: Vice President Feeney
Commissioner Hu
Commissioner Jelinek
Commissioner Lieuallen
Commissioner McDowell
Commissioner Middaugh
Commissioner Muldoon
Commissioner Schmidt
Absent: President Fitzgerald; Alt. Commissioner Mooney; Alt. Commissioner Enloe
Staff Present: Tom McGuire, Assistant Community Development Director; Monica
Bilodeau; Gary Pagenstecher, Associate Planner; Monica Bilodeau,
Associate Planner; Agnes Kowacz, Associate Planner; Doreen Laughlin,
Executive Assistant; Kim McMillan, Assistant City Engineer
AGENDA ITEM NO. SEVEN
PUBLIC HEARING OPENED
2016 OMNIBUS CODE AMENDMENT PACKAGE
DEVELOPMENT CODE AMENDMENT (DCA) 2016-00003
REQUEST: The City of Tigard proposes legislative amendments to the Tigard Development
Code (TDC). The proposed legislative amendments would do the following: (1) amend Chapter
18.130 Use Categories to include animal boarding as a personal service use, when completely
enclosed in a building; and (2) amend Chapter 18.610 Tigard Downtown Plan District to
increase the height from 45 feet to 80 feet within the Main Street Sub-Area; and (3) amend
Chapter 18.620 Tigard Triangle Plan District and Chapter 18.520 Commercial Zoning Districts
to allow multi-family dwelling units within the General Commercial (C-G) and the Mixed Use
Employment (MUE) zones in the Tigard Triangle Plan District. LOCATION: Citywide.
APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 (Citizen Involvement), 2
(Land Use Planning), 9 (Economic Development) and Goal 10 (Housing); Metro’s Urban
Growth Management Functional Plan Title 1, and Title 8; Comprehensive Plan Goals 1.1.2,
October 17, 2016 Page 2 of 2
2.1.2, 2.1.3, 2.1.6, 2.1.11, 2.1.21, 2.1.23, 9.1.3, 9.1.12, 9.3.1, 10.1.1, and 10.1.5; and Tigard
Development Code Chapters 18.380 and 18.390
MOTION TO RECOMMEND APPROVAL / DENIAL
Commissioner Hu made the following motion: “Regarding DCA2016-00003, I move that the
Planning Commission forward a recommendation of APPROVAL to the City Council of
this application and adopt the findings in the staff report and based on the testimony
received – WITH AN EXCEPTION for point number 1 – we recommend that the
change ordinance would exclude animal boarding of any kind in residential areas.”
Commissioner Jelinek seconded the motion.
All in favor – none opposed.
RESULT: Recommendation – noting the exception stated - unanimously approved.
ADJOURNMENT
Vice President Feeney adjourned the meeting at 10:00 p.m.
__________________________________________
Doreen Laughlin, Planning Commission Secretary
_________________________________
ATTEST: Vice President Feeney