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05/23/2016 - PacketPLANNING COMMISSION AGENDA – May 23, 2016 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1 City of Tigard Planning Commission Agenda MEETING DATE: May 23, 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 PLANNED DEVELOPMENT REAR YARD SETBACK MODIFICATION PLANNED DEVELOPMENT REVIEW (PDR) 2016-00002 thru 00006 REQUEST: The applicant requests modification to the rear yard setbacks from fifteen to ten feet for all detached homes, and ten to five feet for all attached row homes, (not including homes along the eastern and northern perimeter abutting existing residential development or residentially zoned land). The setback modification will allow for the option of having attached covered patios in the rear yard of these lots. The setbacks will be modified within previously approved Planned Development Communities: River Terrace Northwest, Polygon at West River Terrace, Polygon at Roshak Ridge, Polygon at South River Terrace, and Polygon at River Terrace Edge. LOCATION: West and East side of SW Roy Rogers Road. Washington County Tax Map 2S106000, Tax Lots 1500, 1600, 1800, 1801, 2900, 3000, 3200, and 2S107000, Tax Lots 1200, 1300, 1302, 1303, 1305, 1400, 1900, 2000, 0100, 0102, 0103, 0105, 0106. ZONES: R4.5, R-7, R-12 and R-25, Low, Medium and Medium High Density Residential Designations. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350.0060 and 18.660.070. 6. OTHER BUSINESS 8:05 p.m. 7. ADJOURNMENT 8:15 p.m. PDR2016-00002 through 00006– RIVER TERRACE SETBACK MODIFICATION PAGE 1 OF 5 Agenda Item: 5 Hearing Date: May 23, 2016 Time: 7:00PM SECTION I. APPLICATION SUMMARY FILE NAME: RIVER TERRACE PLANNED DEVELOPMENT REAR YARD SETBACK MODIFICATION CASE NOS.: Planned Development Review (PDR) PDR2016-00002 Planned Development Review (PDR) PDR2016-00003 Planned Development Review (PDR) PDR2016-00004 Planned Development Review (PDR) PDR2016-00005 Planned Development Review (PDR) PDR2016-00006 REQUEST: The applicant requests modification to the rear yard setbacks from fifteen to ten feet for all detached homes, and ten to five feet for all attached row homes, (not including homes along the eastern and northern perimeter abutting existing residential development or residentially zoned land). The setback modification will allow for the option of having attached covered patios in the rear yard of these lots. The setbacks will be modified within previously approved Planned Development Communities: River Terrace Northwest, Polygon at West River Terrace, Polygon at Roshak Ridge, Polygon at South River Terrace, and Polygon at River Terrace Edge. CO-APPLICANTS: Polygon Northwest Company c/o Fred Gast 109 E 13th Street Vancouver, WA 98660 Applicant’s Representative: Pacific Community Design, Inc. Stacy Connery 12564 SW Main Street Tigard, OR 97223 OWNERS: ADLV Land Holdings LLC Michael Forsum 7600 E Double Tree Ranch Road, Suite 1 Scottsdale, AZ 85258 Gerald Upchurch 14992 SW Roy Rogers Road Sherwood, OR 97140 James and Darla Baggenstos 15252 SW Roy Rogers Road Sherwood, OR 97140 STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = 8/19/2016 PDR2016-00002 through 00006– RIVER TERRACE SETBACK MODIFICATION PAGE 2 OF 5 LOCATION: West and East side of SW Roy Rogers Road. South of Scholl’s Ferry Road; Washington County Tax Map 2S106000, Tax Lots 1500, 1600, 1800, 1801, 2900, 3000, 3200, and 2S107000, Tax Lots 1200, 1300, 1302, 1303, 1305, 1400, 1900, 2000, 0100, 0102, 0103, 0105, and 0106. ZONE/ COMP PLAN DESIGNATION: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units, at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. R-12: medium-density residential district. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. 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 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, 18.510, and 18.660. SECTION II. STAFF RECOMMENDATION SECTION III. BACKGROUND INFORMATION Site History and Vicinity Information: The subject site consists of Tax Lots 2S106000, Tax Lots 1500, 1600, 1800, 1801, 2900, 3000, 3200, and 2S107000, Tax Lots 1200, 1300, 1302, 1303, 1305, 1400, 1900, 2000, 0100, 0102, 0103, 0105, 0106. The setbacks will be modified within previously approved Planned Development Communities: Polygon at Roshak Ridge (PDR2015- 00002), Polygon at South River Terrace (PDR2015-00003), Polygon at West River Terrace (PDR2015-00004), River Terrace Northwest (PDR2015-00005), and Polygon at River Terrace Edge (PDR2015-00009). The previously approved planned developments established rear yard setbacks for detached homes of fifteen feet and ten feet for attached row homes. The site includes four zones: R-4.5, R-7, R-12 and R-25, the typical rear yard setback for single Staff recommends that Planning Commission find that the proposed Planned Development Detailed Plans will not adversely affect the health, safety and welfare of the City and meet the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends APPROVAL, subject to the following Conditions of Approval. THIS PLANNED DEVELOPMENT APPROVAL SHALL BE VALID FOR 7 YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2016-00002 through 00006– RIVER TERRACE SETBACK MODIFICATION PAGE 3 OF 5 family homes within these zones are fifteen feet. Proposal Description: The Applicant requests approval of a rear yard setback modification to allow for ten foot setbacks for the detached homes and five foot setbacks for the attached row homes. This set back modification does not apply to any lot located on the eastern and northern perimeter abutting existing residential development or residentially zoned land. Any lot located on the perimeter is subject to the standard fifteen foot setback (Section 18.660.070.B.3a). Polygon Northwest would like to offer future home owners located on interior lots an attached covered patio as an option. Not every home is being built with attached patios but it will be an add-on option or potentially an option for home owners to add on themselves. In order to accommodate these covered patios a modification to the year yard setback is requested. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET On April 21, 2016 and May 2, 2016 the city sent notices of a pending land use action to neighboring property owners within 500 feet of the subject site boundaries. The City received three phone calls regarding the project asking general questions how the project would affect adjacent property outside of River Terrace. Staff informed the callers that the proposed setback modification does not change the setback for lots on the eastern and northern perimeter. Staff also received one letter on May 12, 2016 from Joseph Raven a property owner adjacent to Roshak Ridge. Mr. Raven addressed the narrative provided by the applicant and referenced many sections of the Tigard Development Code where he stated were not addressed or failed to provide evidence supporting the standards. The modification only affected portions of Section 18.350.060 and 18.660.070 and staff has addressed these sections below. Mr. Raven also referenced several sections of the Washington County Code which he thought should be considered. Washington County Code is not applicable to this site since it is in the jurisdiction of the City of Tigard. SECTION V. SUMMARY OF APPLICABLE CRITERIA Only the approval criteria that pertain to the specific modification are applicable to this requested planned development amendment. The request is for a modification of previously approved rear setbacks on interior lots only. No other aspects of the previously approved planned developments are subject to this review. The requirements of the River Terrace Plan District (18.660) apply in addition to the requirements of the Planned Development Chapter. Because the request is to modify just the rear yard setbacks of the interior lots only the following criteria apply: 18.350.060 Detailed Development Plan Submission Requirements 18.660.070 Planned Developments SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.350 PLANNED DEVELOPMENTS 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: 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; PDR2016-00002 through 00006– RIVER TERRACE SETBACK MODIFICATION PAGE 4 OF 5 iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single family dwelling facing a private street as long as the required off street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes The request does not modify the original compliance with most of these criteria. The applicant states that all structures in the proposed development will meet the Uniform Building and Fire Code requirements. The garage setback for attached single family homes is proposed to be 20 feet for garages from a public street. The applicant is seeking to modify only the rear yard setbacks of the interior lots of the five previously approved planned developments. The proposed modification will reduce the rear yard setbacks from fifteen feet to ten feet for interior detached homes, and from ten feet to five feet for all attached row homes. The proposed modifications are shown on the Typical Lot Plans (Exhibit B) of the applicant’s documents. The previous approvals specified setbacks of fifteen feet for interior lot detached homes, and ten for all attached row homes, as allowed under .060.C.4.c, above. The Commission has the authority to approve the modification and a reduction of the interior lot rear yard setbacks by five feet. As the provisions of 060.C.4.b, allow for no rear setbacks at all, the requested five-foot reduction is clearly within the standards of this section. This criterion is met. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.070 PLANNED DEVELOPMENTS B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in subsection 18.350.060.C shall not apply. The following specific development standards shall apply in their place. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to zero feet where proper clearances for turning and backing movements are provided. c. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not 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. The five previously approved planned developments (Polygon at Roshak Ridge PDR2015-00002, Polygon at South River Terrace PDR2015-00003, Polygon at West River Terrace PDR2015-00004, River Terrace Northwest PDR2015-00005, and Polygon at River Terrace Edge PDR2015-00009) established rear yard setbacks for interior detached homes of fifteen feet and ten feet for attached row homes. The applicant is requesting a modification to these established rear yard setbacks, reducing them from fifteen feet to ten feet for interior detached homes, and from ten feet to five feet for all attached row homes. The reduced setbacks would apply to all lots in the five planned developments except homes along the eastern and northern perimeter of the River Terrace Plan District that abuts existing residential development or residentially zoned land. 0 1,000 2,000 Feet     175TH AVES C H O L L S F E R R Y R D ROYROGERSRDROY ROGERS RDBULL MOUNTAIN RD 150TH AVEBULL MOUNTAIN RD RiverTerrace Northwest River Terrace East Polygon at West River Terrace Polygon at Roshak Ridge Polygon at South River Terrace Polygon at River Terrace Edge Polygon at Bull Mountain Previously Approved Land Use Applications Setback modifications are proposed in River Terrace Northwest, Polygon at West River Terrace, Polygon at Roshak Ridge, Polygon at South River Terrace, and Polygon at River Terrace Edge. PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGAL NOTICE SECTION OF TIGARD TIMES, THE FOLLOWING: PUBLIC HEARING ITEM: The following will be considered by the Tigard Planning Commission on Monday May 23, 2016 at 7:00 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 the rules of procedure set forth in Section 18.390.050. The Planning Commission’s review is for the purpose of making a decision on the request. Further information may be obtained from the City of Tigard Planning Division (Staff contact: Monica Bilodeau, MonicaB@tigard-or.gov) at 13125 SW Hall Blvd., Tigard, Oregon 97223 or by calling 503-718-2427. -RIVER TERRACE PLANNED DEVELOPMENT REAR YARD SETBACK MODIFICATION- PLANNED DEVELOPMENT REVIEW (PDR) 2016-00002 thru 00006 REQUEST: The applicant requests to modify the rear yard setbacks from fifteen to ten feet for all detached homes, (not including homes abutting a more restrictive zoning district) to allow for attached covered patios in the rear yard. The setback will be modified within previously approved Planned Development Communities: River Terrace Northwest, Polygon at West River Terrace, Polygon at Roshak Ridge, Polygon at South River Terrace, and Polygon at River Terrace Edge. LOCATION: West and East side of SW Roy Rogers Road. Washington County Tax Map 2S106000, Tax Lots 1500, 1600, 1800, 1801, 2900, 3000, 3200, and 2S107000, Tax Lots 1200, 1300, 1302, 1303, 1305, 1400, 1900, 2000, 0100, 0102, 0103, 0105, 0106. ZONES: R4.5, R-7, R-12 and R-25, Low, Medium and Medium High Density Residential Designations. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, and 18.510. (ATTACHED VICINITY MAP TO BE PUBLISHED WITH THIS NEWSPAPER PUBLICATION) TT PUBLISH DATE: April 28th 2016 0 1,000 2,000 Feet     175TH AVES C H O L L S F E R R Y R D ROYROGERSRDROY ROGERS RDBULL MOUNTAIN RD 150TH AVEBULL MOUNTAIN RD RiverTerrace Northwest River Terrace East Polygon at West River Terrace Polygon at Roshak Ridge Polygon at South River Terrace Polygon at River Terrace Edge Polygon at Bull Mountain Previously Approved Land Use Applications Setback modifications are proposed in River Terrace Northwest, Polygon at West River Terrace, Polygon at Roshak Ridge, Polygon at South River Terrace, and Polygon at River Terrace Edge. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 1 NARRATIVE & COMPLIANCE REPORT POLYGON AT RIVER TERRACE EDGE MODIFICATION OF PLANNED DEVELOPMENT (REAR SETBACK) TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 PROJECT DESCRIPTION 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 5 18.350 PLANNED DEVELOPMENTS 5 18.390 DECISION-MAKING PROCEDURES 13 18.510 RESIDENTIAL ZONING DISTRICTS 14 18.660 RIVER TERRACE PLAN DISTRICT 16 III. CONCLUSION 17 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS (INCLUDES COPY OF VESTING DEED) B UPDATED SITE PLAN / TYPICAL LOT PLANS Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 2 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Polygon Northwest Company 109 E 13th Street Vancouver, WA 98660 (360) 695-7700 Contact: Fred Gast Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Jim Lange, PE Property Owners: Tax Lot 1200: Gerald Upchurch 14992 SW Roy Rogers Road Sherwood, OR 97140 Tax Lot 1400: James and Darla Baggenstos 15252 SW Roy Rogers Road Sherwood, OR 97140 Project Name: River Terrace Edge Existing City Approvals: PDR2015-00009 SUB2015-00014 SLR2015-00009 TUP2015-00035-43 Request: Planned Development Modification to add 10’ Rear Setback for Covered Patio Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 3 PROJECT DESCRIPTION The applicant requests the approval of a modification of Planned Development – Detailed Development plan for previously approved “River Terrace Edge” Casefile No. PDR2015-00009, SUB2015-00014, SLR2015-00009, TUP2015-00035-47. The proposed modification consists of an addition to Table A – Proposed Dimensional Standards for a rear covered patio setback of 10’ shown in bold and underlined below. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 4 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except 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 Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 5 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.350 PLANNED DEVELOPMENTS 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. Response: This modification is submitted under the Type III procedure as modifications are required to be reviewed through the same procedure as the original planned development approval. B. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Response: This request does not modify the original Planned Development approval regarding lot dimensional standards. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: This request does not modify the original Planned Development approval regarding site coverage. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: This request does not modify the original Planned Development approval regarding building height. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Response: Setbacks around the perimeter of the project are not modified by this request. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 6 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. Response: The request does not modify compliance of the original Planned Development approval with these standards. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: The proposed modification will add 10’ rear yard setback for covered patios. This modification is shown on Table A below in bold / underlined and on the Site Plan / Typical Lot Plan see Exhibit B. Rear covered patios are an option that homebuyers may select for front- loaded detached single –family homes. This option would be made available for lots 57-63, 81- 136, and 185-222. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 7 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except 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 Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 8 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09 §1; Ord. 06-16) Response: This request does not modify the original Planned Development approvals compliance with the above standard. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: The proposed modification includes the addition of a 10’ rear yard covered patio setback. No increases in residential densities, lot coverage by buildings, or reductions in parking are proposed. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive of subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; Response: The proposed modification does not alter the projects compliance with Chapter 18.420 as it only adds a 10’ rear covered patio setback. 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 chap ters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 9 Response: The proposed modification does not alter the project’s compliance with the provisions of the chapters referenced above, as it only adds a 10’ rear covered patio setback. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 2. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 3. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 10 Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 4. 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. 5. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 6. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 7. 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 Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 11 landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 8. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 9. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 10. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 12 11. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 12. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 13. 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, Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 13 location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure 1. Preapplication conference. A preapplication conference is required for all Type III actions. The requirements and procedures for a preapplication conference are described in 18.390.080.C. Response: A pre-application conference was held on February 25th, 2016. 2. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Content. Type III applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 14 d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application form and check is provided in Exhibit A. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application form and check is provided in Exhibit A. This report addresses the relevant criteria for the proposed Planned Development modification and provides the relevant updated plan sheets in Exhibit B. 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. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 15 Response: The applicant is requesting a Planned Development modification to add a 10’ rear yard covered patio setback to Table A – Proposed Dimensional Standards ,which is shown on page 3 of this report. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 16 18.660 RIVER TERRACE PLAN DISTRICT 18.660.040 Approval Criteria 18.660.070 Planned Developments A. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in Subsection 18.350.060.C shall not apply. The following specific development standards shall apply in their place. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to 0 feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not included in Subsection B.3.a above, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. Response: The proposed modification will add a 10’ rear yard setback for covered patios. Rear covered patios are an option that homebuyers may select for front-loaded detached single- family homes. This option would be made available for lots 57-63, 81-136, and 185-222, which are not located along the eastern or northern perimeter of the River Terrace Plan District abutting existing residential development or residentially zoned land. This modification is shown in Table A below and on the Site Plan / Typical Lot Plan (See Exhibit B). The proposed modification does not later the projects compliance with the minimum requirements of the Oregon Specialty Code, the Oregon Fire Code, or the minimum 20’ garage setback from a public right-of-way. Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 17 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street NA except perimeter 10’ 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 Planned Development Modification – River Terrace Edge Pacific Community Design, Inc. March 29, 2016 Page 18 III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the requested Planned Development modification to add a rear yard setback for an optional 10’ covered patio on lots 57-63, 81-136, and 185-222. 112 185 184 196 183 182 181 180 179 178 177 176 194 195 199 197 190 188 189 191 138 139 137 200 198 187 186 TRACT T 140 141 142 143 144 145 111 113 114 108 110 109 TRACT I 115 TRACT STRACT L 146 175 235 236 TRACT V 230 231 232 233 234 215 212 204 211 203 210 202 209 201 208 214 207 206 213 205 229 223 228 227 226 225 224 222 221 220219218217216 130 TRACT X 121 120 TRACT J 119 118 128 127 125 122 TRACT H 134 136 TRACT K 133 135 131129 123 124 126 132 SW RIVER TERRACE BLVDSW ROY ROGERS RDSW 164TH AVETRACT U TRACT NN 223 15.00' REAR 8.00' STREET SIDE 3.00' MIN SIDE 20.00' GARAGE 12.00' FRONT 8.00' PORCH 230 15.00' REAR 8.00' STREET SIDE 3.00' MIN SIDE 20.00' GARAGE 12.00' FRONT 8.00' PORCH N:\proj\395-045\09 Drawings\03 Planning\Sheets - Planning Submittal\395045.(11) SITE.dwg - SHEET: NORTH Mar 29, 2016 - 10:06am kylePOLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 POLYGON AT RIVER TERRACE EDGE SITE PLAN & TYPICAL LOT PLAN (NORTH) 174 85 61585960 6362 90 92 94 93 95 91 193 192 150 102 101 100 69 68 73 72 71 70 TRACT D 74 103 89 87 82 96 97 98 99 86 88 84 83 81 147 148 149 152 151 153 TRACT M 172 173 TRACT R 171 TRACT E TRACT F 57 TRACT A TRACT W 237 TRACT EE TRACT FF 21 20 27 19 26 18 25 24 23 TRACT JJ 47 54 TRACT HH 55 48 56 49 43 50 44 51 45 52 46 53 42 38 30 37 29 36 28 35 TRACT DD 34 41 33 40 32 39 31 32 16815714613121110 179541 106 TRACT B 105 80 104 79 TRACT C78 117 67 77 116 66 76 TRACT G 65 75 107 64 22SW RIVER TERRACE BLVDTRACT MM TRACT X 162 155 159 160 161 170 169 168 158 167 157 166 156 165 164 154 163 TRACT Q TRACT O TRACT PTRACT N TRACT II 54 5556 50 515253 8.00' PORCH 12.00' FRONT 68 67 3'-6' MIN GARAGE 3.00' MIN SIDE 8.00' STREET SIDE 12.00' FRONT 8.00' PORCH 81 3.00' MIN SIDE 15.00' REAR 20.00' GARAGE 12.00' FRONT 8.00' PORCH8.00' STREET SIDE 10.00' REAR COVERED PATIO 84 8.00' STREET SIDE 20.00' GARAGE 12.00' FRONT 8.00' PORCH 15.00' REAR 3.00' MIN SIDE 10.00' REAR COVERED PATIO 214213 20.00' GARAGE 12.00' FRONT 8.00' PORCH 8.00' STREET SIDE 3.00' MIN SIDE 10.00' REAR COVERED PATIO 15.00' REAR N:\proj\395-045\09 Drawings\03 Planning\Sheets - Planning Submittal\395045.(11) SITE.dwg - SHEET: SOUTH Mar 29, 2016 - 10:05am kylePOLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 POLYGON AT RIVER TERRACE EDGE SITE PLAN & TYPICAL LOT PLAN (SOUTH) Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 1 NARRATIVE & COMPLIANCE REPORT POLYGON AT RIVER TERRACE NORTHWEST MODIFICATION OF PLANNED DEVELOPMENT (REAR SETBACK) TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 PROJECT DESCRIPTION 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 4 18.350 PLANNED DEVELOPMENTS 4 18.390 DECISION-MAKING PROCEDURES 13 18.510 RESIDENTIAL ZONING DISTRICTS 14 18.660 RIVER TERRACE PLAN DISTRICT 15 III. CONCLUSION 16 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS (INCLUDES COPY OF FINAL PLAT) B UPDATED SITE PLAN / TYPICAL LOT PLANS Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 2 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Polygon Northwest Company 109 E 13th Street Vancouver, WA 98660 (360) 695-7700 Contact: Fred Gast Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Jim Lange, PE Property Owner: ADLV Land Holdings, LLC (Michael R. Forsum) 7600 E Doubletree Ranch Road, Suite 130 Scottsdale, Arizona 95258 Project Name: River Terrace Northwest Existing City Approvals: PDR2015-00005 SUB2015-00008 SLR2015-00003 TUP2015-00024-31 Request: Planned Development Modification to add 10’ Rear Setback for Covered Patio Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 3 PROJECT DESCRIPTION The applicant requests the approval of a modification of Planned Development – Detailed Development plan for previously approved “River Terrace Northwest” Casefile No. PDR2015-00005, SUB2015-00008, SLR2015-00003, TUP2015-00024-31. The proposed modification consists of an addition to Table A – Proposed Dimensional Standards for a rear covered patio setback of 10’ shown in bold and underlined below. Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except 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 Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 4 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.350 PLANNED DEVELOPMENTS 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. Response: This modification is submitted under the Type III procedure as modifications are required to be reviewed through the same procedure as the original planned development approval. B. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Response: This request does not modify the original Planned Development approval regarding lot dimensional standards. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: This request does not modify the original Planned Development approval regarding site coverage. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: This request does not modify the original Planned Development approval regarding building height. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Response: Setbacks around the perimeter of the project as defined by the River Terrace Plan District are not modified by this request. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 5 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. Response: The request does not modify compliance of the original Planned Development approval with these standards. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: The proposed modification will add a 10’ rear yard setback for covered patios. This modification is shown on Table A below in bold / underlined and on the Site Plan / Typical Lot Plan see Exhibit B. Rear covered patios are an option that homebuyers may select for front-loaded detached single –family homes. This option would be made available for lots 17-38 and 58-151. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 6 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except 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 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09 §1; Ord. 06-16) Response: This request does not modify compliance the original Planned Development approval with the above standard. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 7 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: The proposed modification includes the addition of a 10’ rear yard covered patio setback. No increases in residential densities, lot coverage by buildings, or reductions in parking are proposed. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; Response: The proposed modification does not alter the project’s compliance with Chapter 18.420 as it only adds a 10’ rear covered patio setback. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Response: The proposed modification does not alter the project’s compliance with the provisions of the chapters referenced above, as it only adds a 10’ rear covered patio setback. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 8 D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 2. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 3. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 9 4. 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. 5. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 6. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 10 7. 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 8. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 9. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 11 10. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 11. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 12. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 13. 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 Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 12 reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 13 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure 1. Preapplication conference. A preapplication conference is required for all Type III actions. The requirements and procedures for a preapplication conference are described in 18.390.080.C. Response: A pre-application conference was held on February 25th, 2016. 2. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Content. Type III applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application form and check is provided in Exhibit A. This report Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 14 addresses the relevant criteria for the proposed Planned Development modification and provides the relevant updated plan sheets in Exhibit B. 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. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 15 Response: The applicant is requesting a Planned Development modification to add a 10’ rear yard covered patio setback to Table A – Proposed Dimensional Standards ,which is shown on page 3 of this report. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.070 Planned Developments B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in Subsection 18.350.060.C shall not apply. The following specific development standards shall apply in their place. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of- way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right- of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to 0 feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not included in Subsection B.3.a abov e, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. Response: The proposed modification will add a 10’ rear yard setback for covered patios. Rear covered patios are an option that homebuyers may select for front-loaded detached single-family homes. This option would be made available for lots 17-38 and 58-151, which are not located along the eastern or northern perimeter of the River Terrace Plan District abutting existing residential development or residentially zoned land. This modification is shown in Table A below and on the Site Plan / Typical Lot Plan (See Exhibit B). The proposed modification does not alter the projects compliance with the minimum requirements of the Oregon Specialty Code, the Oregon Fire Code, or the minimum 20’ garage setback from a public right-of-way. Planned Development Modification – River Terrace Northwest Pacific Community Design, Inc. March 29, 2016 Page 16 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except 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 III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the requested Planned Development modification to add a rear yard setback for an optional 10’ covered patio on lots 17-38 and 58-151. N:\proj\395-037\09 Drawings\03 Planning\Sheets - Planning Submittal\395037.(11) SITE.dwg - SHEET: SITE 11.1 Mar 24, 2016 - 3:48pm kylePOLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 RIVER TERRACE NORTHWEST SITE PLAN N:\proj\395-037\09 Drawings\03 Planning\Sheets - Planning Submittal\395037.(11) SITE.dwg - SHEET: SITE 11.2 Mar 23, 2016 - 4:26pm kylePOLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 RIVER TERRACE NORTHWEST SITE PLAN SW GOLD COAST LANE SW BOTANY BAY LANE SW ADELAIDE LANESW ROCKHAMPTON LANE SW TOWNSVILLE STREET SW MACKAY TERRACESW DARWIN AVENUESW CAMPBELLTOWN TERRACESW CAIRNS TERRACESW BULL MOUNTAIN RDSW ROY ROGERS RD.SW SUNSHINE COAST STREET SW RIVER TERRACE BOULEVARDSW CAIRNS TERRACESW SHELLHARBOUR TERRACESW TOWNSVILLE STREET SW SUNSHINE COAST STREET 115 107 100 92 114 106 99 91 113 105 98 90 112 97 89 111 104 96 110 103 95 117 109 102 94 116 108 101 93 118 119 59 53 52 125 124 123 122 121 128 120 127 126 129 54 58 56 57 55 68 60 61 62 64 65 66 67 72 69 70 71 73 74 75 76 88 87 82 83 77 84 80 85 81 79 86 16 1 28 21 15 827 20 14 7 34 18 13 6 33 26 12 5 32 25 11 431 24 10 3 30 23 17 9 2 29 22 19 137 192 193194195196 189 197 190188 191 204205 198 206 199 207 200 201 202 203 TRACT R 45 41 TRACT E 42 43 44 164 154 165 155 158 166 156 159 149157 160 150 161 151 162 152 163 153 143 169 177 144 170 178 145 171 179 146 172 139 147 173 140 148 174 141 167 175 142 168 176 4648495051 39383736 4035 47 214 215 208 216 209 217 210 218 211 219 212 220 213 221 TRACT KK 131 132 133 134 135 136 130TRACT DD TRACT FF 78 180 TRACT GG 138 TRACT D 223 231 183 224 232 182 225 233 181 226 TRACT JJ 227 187 228 186 222 229 185 TRACT II 230 184239240241234242235243236244237238 TRACT MM TRACT LL TRACT HH TRACT EE 63 (PRIVATE STREET)(PRIVATE STREET)(PRIVATE STREET) 34 N:\proj\395-010\09 Drawings\03 Planning\Sheets\395010.(11)PSITE.dwg - SHEET: (11) SITE Mar 06, 2015 - 1:47pm erikPOLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 POLYGON AT ROSHAK RIDGE SITE PLAN 30.00' VISUAL CLEARANCE (TYP) 30.00' VISUAL CLEARANCE (TYP) PROPOSED LANDSCAPED AREA PROPOSED EDGE OF PAVEMENT PROPOSED SIDEWALK 8.00' PORCH SETBACK 12.00' BUILDING SETBACK 20.00' GARAGE SETBACK 3.00' SIDE SETBACK 3.00' SIDE SETBACK 10.00' REAR COVERED PATIO SETBACK 105.00' 70.00' 15.00' REAR SETBACK PROPOSED LANDSCAPED AREA PROPOSED EDGE OF PAVEMENT PROPOSED SIDEWALK 8.00' PORCH SETBACK 12.00' BUILDING SETBACK 20.00' GARAGE SETBACK 94.00' 40.00' 10.00' REAR COVERED PATIO SETBACK 3.00' SIDE SETBACK 3.00' SIDE SETBACK 15.00' REAR SETBACK 3' - 5' OR 16' GARAGE SETBACK 8.00' PORCH SETBACK 8.00' STREET SIDE SETBACK 3.00' SIDE SETBACK 80.03' 41.00' 12.00' BUILDING SETBACK PROPOSED LANDSCAPED AREA PROPOSED EDGE OF PAVEMENT PROPOSED SIDEWALK PROPOSED LANDSCAPED AREA PROPOSED EDGE OF PAVEMENT PROPOSED SIDEWALK 8.00' PORCH SETBACK 12.00' BUILDING SETBACK 20.00' GARAGE SETBACK 10.00' REAR COVERED PATIO SETBACK 3.00' SIDE SETBACK 8.00' STREET SIDE SETBACK 90.00' 49.13' 15.00' REAR SETBACK 57.00' 20.92' PROPOSED EDGE OF PAVEMENT PROPOSED SIDEWALK 3' - 5' GARAGE SETBACK 8.00' PORCH SETBACK 12.00' BUILDING SETBACK 3.00' DECK OVERHANG 20.92' 69.66' PROPOSED EDGE OF PAVEMENT PROPOSED SIDEWALK 8.00' PORCH SETBACK 12.00' BUILDING SETBACK 10.00' REAR SETBACK 18.50' GARAGE SETBACK N:\proj\395-010\09 Drawings\03 Planning\Sheets\395010.(12)PLOTSETB.dwg - SHEET: (12) LOT Mar 24, 2016 - 3:48pm jjkPOLYGON NW COMPANY WWW.POLYGONHOMES.COM [T] (360) 695-7700 [F] 360-693-4442 POLYGON AT ROSHAK RIDGE TYPICAL LOT PLAN Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 1 NARRATIVE & COMPLIANCE REPORT POLYGON AT ROSHAK RIDGE MODIFICATION OF PLANNED DEVELOPMENT (REAR SETBACK) TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 PROJECT DESCRIPTION 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 5 18.350 PLANNED DEVELOPMENTS 5 18.390 DECISION-MAKING PROCEDURES 13 18.510 RESIDENTIAL ZONING DISTRICTS 14 18.660 RIVER TERRACE PLAN DISTRICT 15 III. CONCLUSION 17 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS (INCLUDES COPY OF VESTING DEED) B UPDATED SITE PLAN / TYPICAL LOT PLANS Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 2 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Polygon Northwest Company 109 E 13th Street Vancouver, WA 98660 (360) 695-7700 Contact: Fred Gast Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Jim Lange, PE Property Owner: ADLV Land Holdings, LLC (Michael R. Forsum) 7600 E Doubletree Ranch Road, Suite 130 Scottsdale, Arizona 95258 Project Name: Polygon at Roshak Ridge Existing City Approvals: PDR2015-00002 SUB2015-00004 SLR2015-00001 VAR2015-00014-24 TUP2015-00003, 00008-13 Request: Planned Development Modification to add 10’ Rear Setback for Covered Patio Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 3 PROJECT DESCRIPTION The applicant requests the approval of a modification of Planned Development – Detailed Development plan for previously approved “Polygon at Roshak Ridge” Casefile No. PDR2015- 00002, SUB2015-00004, SLR2015-00001, VAR2015-00014-24, TUP2015-00003, 00008-13. The proposed modification consists of an addition to Table A – Proposed Dimensional Standards for a rear covered patio setback of 10’ shown in bold and underlined below. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 4 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-4.5 R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 7,500 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 5,000 sq. ft. 3,050 sq. ft. per unit NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 90 ft 50 ft. 50 ft. 40 ft. None NA for PD Maximum Lot Coverage N/A 80% [2] 80% 80% Minimum Setbacks Front yard Side facing street on corner & through lots Side yard Rear yard Rear Covered Patio Side or rear yard abutting more restrictive zoning district Distance between property line and front of garage 20 ft. 15 ft. 5 ft. 15 ft. - N/A. 20 ft. 15 ft. 10 ft. 5 ft. 15 ft. - 30 ft. 20 ft. 15 ft. 10 ft. 5 ft. [3] 15 ft. - 30 ft. 20 ft. 12 ft. (8 ft. front porch) 8 ft. min public street side, 3 ft. alley side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street (3 ft. deck overhang of sidewalk on private street) 10 NA except perimeter 20 ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-5 ft RH on private street without driveway / ≥16 ft. rear garage for detached on alley with driveway parking space or 3-5’ rear garage for detached on alley without driveway Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement N/A 20% 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. [3] Except this shall not apply to attached units on the lot line on which the units are attached. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 5 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.350 PLANNED DEVELOPMENTS 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. Response: This modification is submitted under the Type III procedure as modifications are required to be reviewed through the same procedure as the original planned development approval. B. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Response: This request does not modify the original Planned Development approval regarding lot dimensional standards. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: This request does not modify the original Planned Development approval regarding site coverage. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: This request does not modify the original Planned Development approval regarding building height. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Response: Setbacks around the perimeter of the project as defined by the River Terrace Plan District are not modified by this request. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 6 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. Response: The request does not modify compliance of the original Planned Development approval with these standards. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: The proposed modification will add a 10’ rear yard setback for covered patios. This modification is shown on Table A below in bold / underlined and on the Site Plan / Typical Lot Plan see Exhibit B. Rear covered patios are an option that homebuyers may select for front- loaded detached single –family homes. This option would be made available for lots 130-166 and 181-244. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 7 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-4.5 R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 7,500 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 5,000 sq. ft. 3,050 sq. ft. per unit NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 90 ft 50 ft. 50 ft. 40 ft. None NA for PD Maximum Lot Coverage N/A 80% [2] 80% 80% Minimum Setbacks Front yard Side facing street on corner & through lots Side yard Rear yard Rear Covered Patio Side or rear yard abutting more restrictive zoning district Distance between property line and front of garage 20 ft. 15 ft. 5 ft. 15 ft. - N/A. 20 ft. 15 ft. 10 ft. 5 ft. 15 ft. - 30 ft. 20 ft. 15 ft. 10 ft. 5 ft. [3] 15 ft. - 30 ft. 20 ft. 12 ft. (8 ft. front porch) 8 ft. min public street side, 3 ft. alley side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street (3 ft. deck overhang of 10’ sidewalk on private street) NA except perimeter 20 ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-5 ft RH on private street without driveway / ≥16 ft. rear garage for detached on alley with driveway parking space or 3-5’ rear garage for detached on alley without driveway Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement N/A 20% 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. [3] Except this shall not apply to attached units on the lot line on which the units are attached. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 8 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09 §1; Ord. 06-16) Response: This request does not modify the compliance of the original Planned Development approval with the above standard. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: The proposed modification includes the addition of a 10’ rear yard covered patio setback. No increases in residential densities, lot coverage by buildings, or reductions in parking are proposed. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; Response: The proposed modification does not alter the project’s compliance with Chapter 18.420 as it only adds a 10’ rear covered patio setback. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Response: The proposed modification does not alter the project’s compliance with the provisions of the chapters referenced above, as it only adds a 10’ rear covered patio setback. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 9 D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 2. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 3. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 4. Private outdoor area—Residential use: Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 10 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. 5. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 6. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 7. 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 11 8. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 9. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 10. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 11. 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 Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 12 for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 12. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 13. 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 Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 13 final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure 1. Preapplication conference. A preapplication conference is required for all Type III actions. The requirements and procedures for a preapplication conference are described in 18.390.080.C. Response: A pre-application conference was held on February 25th, 2016. 2. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Content. Type III applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 14 and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application form and check is provided in Exhibit A. This report addresses the relevant criteria for the proposed Planned Development modification and provides the relevant updated plan sheets in Exhibit B. 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. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 15 Response: The applicant is requesting a Planned Development modification to add a 10’ rear yard covered patio setback to Table A – Proposed Dimensional Standards, which is shown on page 3 of this report. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.070 Planned Developments B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in Subsection 18.350.060.C shall not apply. The following specific development standards shall apply in their place. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 16 vehicle access is taken from a private street or alley, this setback may be reduced to 0 feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not included in Subsection B.3.a above, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. Response: The proposed modification will add a 10’ rear yard setback for covered patios. Rear covered patios are an option that homebuyers may select for front-loaded detached single- family homes. This option would be made available for lots 130-166 and 181-244. This modification is shown in Table A below and on the Site Plan / Typical Lot Plan (See Exhibit B). The proposed modification does not alter the project’s compliance with the minimum requirements of the Oregon Specialty Code, the Oregon Fire Code, or the minimum 20’ garage setback from a public right-of-way. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 17 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-4.5 R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 7,500 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 5,000 sq. ft. 3,050 sq. ft. per unit NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 90 ft 50 ft. 50 ft. 40 ft. None NA for PD Maximum Lot Coverage N/A 80% [2] 80% 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 20 ft. 15 ft. 5 ft. 15 ft. N/A. 20 ft. 15 ft. 10 ft. 5 ft. 15 ft. 30 ft. 20 ft. 15 ft. 10 ft. 5 ft. [3] 15 ft. 30 ft. 20 ft. 12 ft. (8 ft. front porch) 8 ft. min public street side, 3 ft. alley side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street (3 ft. deck overhang of sidewalk on private street) NA except perimeter 20 ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-5 ft RH on private street without driveway / ≥16 ft. rear garage for detached on alley with driveway parking space or 3-5’ rear garage for detached on alley without driveway Maximum Height 30 ft. 35 ft. 35 ft. NA for PD except perimeter which will meet base zone Minimum Landscape Requirement N/A 20% 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. [3] Except this shall not apply to attached units on the lot line on which the units are attached. Planned Development Modification – Polygon at Roshak Ridge Pacific Community Design, Inc. March 29, 2016 Page 18 III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the requested Planned Development modification to add a rear yard setback for an optional 10’ covered patio on lots 130-166 and 181-244. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 1 NARRATIVE & COMPLIANCE REPORT POLYGON AT SOUTH RIVER TERRACE MODIFICATION OF PLANNED DEVELOPMENT (REAR SETBACK) TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 PROJECT DESCRIPTION 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 5 18.350 PLANNED DEVELOPMENTS 5 18.390 DECISION-MAKING PROCEDURES 13 18.510 RESIDENTIAL ZONING DISTRICTS 14 18.660 RIVER TERRACE PLAN DISTRICT 15 III. CONCLUSION 17 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS (INCLUDES COPY OF VESTING DEED) B UPDATED SITE PLAN / TYPICAL LOT PLANS Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 2 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Polygon Northwest Company 109 E 13th Street Vancouver, WA 98660 (360) 695-7700 Contact: Fred Gast Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Jim Lange, PE Property Owner: ADLV Land Holdings, LLC (Michael R. Forsum) 7600 E Doubletree Ranch Road, Suite 130 Scottsdale, Arizona 95258 Project Name: Polygon at South River Terrace Existing City Approvals: PDR2015-00003 SUB2015-00005 SLR2015-00002 Request: Planned Development Modification to add 10’ Rear Setback for Covered Patio Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 3 PROJECT DESCRIPTION The applicant requests the approval of a modification of Planned Development – Detailed Development plan for previously approved “Polygon at South River Terrace” Casefile No. PDR2015-00003, SUB2015-00005, SLR2015-00002. The proposed modification consists of an addition to Table A – Proposed Dimensional Standards for a rear covered patio setback of 10’ shown in bold and underlined below. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 4 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 5,000 sq. ft. 10,000 sq.ft. 5,000 sq. ft. 3,050 sq. ft. per unit. NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except perimeter 20ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-6 ft RH on private street without driveway / ≥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 Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 5 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.350 PLANNED DEVELOPMENTS 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. Response: This modification is submitted under the Type III procedure as modifications are required to be reviewed through the same procedure as the original planned development approval. B. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Response: This request does not modify the original Planned Development approval regarding lot dimensional standards. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: This request does not modify the original Planned Development approval regarding site coverage. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: This request does not modify the original Planned Development approval regarding building height. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Response: Setbacks around the perimeter of the project are not modified by this request. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 6 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. Response: The request does not modify the original Planned Development approvals compliance with these standards. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: The proposed modification will add 10’ rear yard setback for covered patios. This modification is shown on Table A below in bold / underlined and on the Site Plan / Typical Lot Plan see Exhibit B. Rear covered patios are an option that homebuyers may select for front- loaded detached single –family homes. This option would be made available for lots 1-6, 127- 147, and 149-183. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 7 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 5,000 sq. ft. 10,000 sq.ft. 5,000 sq. ft. 3,050 sq. ft. per unit. NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except perimeter 20ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-6 ft RH on private street without driveway / ≥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 Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 8 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09 §1; Ord. 06-16) Response: This request does not modify compliance of the original Planned Development approval with the above standard. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: The proposed modification includes the addition of a 10’ rear yard covered patio setback. No increases in residential densities, lot coverage by buildings, or reductions in parking are proposed. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive of subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; Response: The proposed modification does not alter the projects compliance with Chapter 18.420 as it only adds a 10’ rear covered patio setback. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Response: The proposed modification does not alter the project’s compliance with the provisions of the chapters referenced above, as it only adds a 10’ rear covered patio setback. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 9 D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 2. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 3. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 4. Private outdoor area—Residential use: Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 10 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. 5. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 6. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 7. 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 11 8. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 9. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 10. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 11. 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 Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 12 for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 12. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 13. 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 rough ly 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 Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 13 systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure 1. Pre-application conference. A pre-application conference is required for all Type III actions. The requirements and procedures for a pre-application conference are described in 18.390.080.C. Response: A pre-application conference was held on February 25th, 2016. 2. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Content. Type III applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 14 applicant shall demonstrate that the most current assessment records have been used to produce the notice list; Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application form and check is provided in Exhibit A. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application form and check is provided in Exhibit A. This report addresses the relevant criteria for the proposed Planned Development modification and provides the relevant updated plan sheets in Exhibit B. 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. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 15 Response: The applicant is requesting a Planned Development modification to add a 10’ rear yard covered patio setback to Table A – Proposed Dimensional Standards ,which is shown on page 3 of this report. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.040 Approval Criteria 18.660.070 Planned Developments A. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in Subsection 18.350.060.C shall not apply. The following specific development standards shall apply in their place. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 16 c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to 0 feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not included in Subsection B.3.a above, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. Response: The proposed modification will add a 10’ rear yard setback for covered patios. Rear covered patios are an option that homebuyers may select for front-loaded detached single- family homes. This option would be made available for lots 1-6, 127-147, and 149-183, which are not located along the eastern or northern perimeter of the river Terrace Plan district abutting existing residential development or residentially zoned land. . This modification is shown in Table A below and on the Site Plan / Typical Lot Plan (See Exhibit B). The proposed modification does not alter the projects compliance with the minimum requirements of the Oregon Specialty Code, the Oregon Fire code, or the minimum 20’ garage setback from a public right of way. Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 17 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-12 Proposed PD Minimum Lot Size Detached unit Duplex Attached Unit [1] 5,000 sq. ft. 10,000 sq.ft. 5,000 sq. ft. 3,050 sq. ft. per unit. NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 50 ft. 40 ft. 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 Rear Covered Patio 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10’ NA except perimeter 20ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-6 ft RH on private street without driveway / ≥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 Planned Development Modification – South River Terrace Pacific Community Design, Inc. March 29, 2016 Page 18 III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the requested Planned Development modification to add a rear yard setback for an optional 10’ covered patio on lots 1-6, 127-147, and 149-183. 8079781701631711641721651731661741671601681611691621592129452230384623313924402533411826341935432028364417114108109110111112113121119125124123122120126116115TRACT ZTRACT AA118117273242TRACT KTRACT L37TRACT JTRACT ITRACT HTRACT FTRACT G8870778271TRACT V837284738574867587768196979899TRACT X10090919293949589103104105106101102107145157149144156TR A C T D D 143155148142154141153140152147139151146158150TRACT CCTRACT T571358TRACT A714475259651815485366291649546067310TRACT D5055 6168411515662695TRACT C6361264TRACT B 189190TRACT EE184186187188185131138130137129136128135127134133132TRACT NTRACT PTRACT STRACT RTRACT QTRACT OTRACT BBTRACT M176177178179180181182175183N:\proj\395-020\09 Drawings\03 Planning\Sheets\395020.(11)PSITE.dwg - SHEET: Layout1 Mar 29, 2016 - 9:58am jjk POLYGON NW COMPANYWWW.POLYGONHOMES.COM[T] (360) 695-7700 [F] 360-693-4442POLYGON ATSOUTH RIVERTERRACESITEPLAN PROPOSED LANDSCAPED AREAPROPOSED EDGE OF PAVEMENTPROPOSED SIDEWALK90.00'40.00'15.00'REARSETBACK4.00'SIDESETBACK12.00'PORCHSETBACK15.00'BUILDINGSETBACK20.00'GARAGESETBACK4.00'SIDESETBACK10.00'REARCOVEREDPATIOSETBACKPROPOSED LANDSCAPED AREAPROPOSED EDGE OF PAVEMENTPROPOSED SIDEWALK80.00'41.76'8.00'STREETSIDESETBACK3.00'SIDESETBACK12.00'BUILDINGSETBACK8.00'PORCHSETBACK3' MINGARAGESETBACKPROPOSEDLANDSCAPED AREAPROPOSEDEDGE OF PAVEMENTPROPOSED SIDEWALK55.00'90.00'20.00'GARAGESETBACK15.00'BUILDINGSETBACK12.00'PORCHSETBACK8.00'STREETSIDESETBACK4.00'SIDESETBACK15.00'REARSETBACK10.00'REARCOVEREDPATIOSETBACKPROPOSED EDGE OF PAVEMENTPROPOSED SIDEWALK20.92'57.00'8.00'PORCHSETBACK12.00'BUILDINGSETBACKPROPOSED LANDSCAPED AREAPROPOSED SIDEWALKPROPOSED EDGE OF PAVEMENT3' - 5'GARAGESETBACK3.00'DECKOVERHANGPROPOSED EDGE OF PAVEMENTPROPOSED SIDEWALK73.56'20.92'10.00'REARSETBACK8.00'PORCHSETBACK12.00'BUILDINGSETBACK18.50'GARAGESETBACKTYPICALLOTPLANN:\proj\395-020\09 Drawings\03 Planning\Sheets\395020.(12)PLOTSETB.dwg - SHEET: (12) LOT Mar 24, 2016 - 3:45pm jjk POLYGON NW COMPANYWWW.POLYGONHOMES.COM[T] (360) 695-7700 [F] 360-693-4442POLYGON ATSOUTH RIVERTERRACE Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 1 NARRATIVE & COMPLIANCE REPORT POLYGON AT WEST RIVER TERRACE MODIFICATION OF PLANNED DEVELOPMENT (REAR SETBACK) TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 PROJECT DESCRIPTION 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 4 18.350 PLANNED DEVELOPMENTS 4 18.390 DECISION-MAKING PROCEDURES 13 18.510 RESIDENTIAL ZONING DISTRICTS 14 18.660 RIVER TERRACE PLAN DISTRICT 15 III. CONCLUSION 16 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS (INCLUDES COPY OF FINAL PLAT) B UPDATED SITE PLAN / TYPICAL LOT PLANS Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 2 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Polygon Northwest Company 109 E 13th Street Vancouver, WA 98660 (360) 695-7700 Contact: Fred Gast Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Jim Lange, PE Property Owner: ADLV Land Holdings, LLC (Michael R. Forsum) 7600 E Doubletree Ranch Road, Suite 130 Scottsdale, Arizona 95258 Project Name: Polygon at West River Terrace Existing City Approvals: PDR2015-00004 SUB2015-00006 SLR2015-00003 TUP2016-00014-17 Request: Planned Development Modification to add 10’ Rear Setback for Covered Patio Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 3 PROJECT DESCRIPTION The applicant requests the approval of a modification of Planned Development – Detailed Development plan for previously approved “Polygon at West River Terrace” Casefile No. PDR2015-00004, SUB2015-00006, SLR2015-00003, TUP2015-00014-17. The proposed modification consists of an addition to Table A – Proposed Dimensional Standards for a rear covered patio setback of 10’ shown in bold and underlined below. Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-25 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street NA except perimeter 20ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-6 ft RH on private street without driveway / ≥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 Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 4 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.350 PLANNED DEVELOPMENTS 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.B and the approval criteria under Section 18.350.070. Response: This modification is submitted under the Type III procedure as modifications are required to be reviewed through the same procedure as the original planned development approval. B. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Response: This request does not modify the original Planned Development approval regarding lot dimensional standards. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: This request does not modify the original Planned Development approval regarding site coverage. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: This request does not modify the original Planned Development approval regarding building height. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Response: Setbacks around the perimeter of the project as defined by the River Terrace Plan District are not modified by this request. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 5 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. Response: The request does not modify compliance of the original Planned Development approval with these standards. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: The proposed modification will add a 10’ rear yard setback for covered patios. This modification is shown on Table A below in bold / underlined and on the Site Plan / Typical Lot Plan see Exhibit B. Rear covered patios are an option that homebuyers may select for front-loaded detached single –family homes. This option would be made available for lots 83-113. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 6 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-25 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street NA except perimeter 20ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-6 ft RH on private street without driveway / ≥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 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09 §1; Ord. 06-16) Response: This request does not modify compliance of the original Planned Development approvals compliance with the above standard. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 7 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: The proposed modification includes the addition of a 10’ rear yard covered patio setback. No increases in residential densities, lot coverage by buildings, or reductions in parking are proposed. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; Response: The proposed modification does not alter the project’s compliance with Chapter 18.420 as it only adds a 10’ rear covered patio setback. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. Response: The proposed modification does not alter the project’s compliance with the provisions of the chapters referenced above, as it only adds a 10’ rear covered patio setback. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 8 D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 2. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 3. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 9 4. 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. 5. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 6. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 10 7. 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. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 8. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 9. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 11 10. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 11. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 12. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. 13. 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 Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 12 dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) Response: The proposed modification does not alter the project’s compliance with this standard, as it only adds a 10’ rear covered patio setback. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 13 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure 1. Preapplication conference. A preapplication conference is required for all Type III actions. The requirements and procedures for a preapplication conference are described in 18.390.080.C. Response: A pre-application conference was held on February 25th, 2016. 2. Application requirements. 1. Application forms. Type III applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Content. Type III applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: A completed and signed application form and accompanying fee have been submitted. A copy of the application form and check is provided in Exhibit A. This Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 14 report addresses the relevant criteria for the proposed Planned Development modification and provides the relevant updated plan sheets in Exhibit B. 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. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 15 Response: The applicant is requesting a Planned Development modification to add a 10’ rear yard covered patio setback to Table A – Proposed Dimensional Standards, which is shown on page 3 of this report. 18.660 RIVER TERRACE PLAN DISTRICT 18.660.070 Planned Developments Response: The proposed modification does not alter the project’s compliance with this standard. B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in Subsection 18.350.060.C shall not apply. The following specific development standards shall apply in their place. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the underlying base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to 0 feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the underlying base zone setbacks for buildings on lots not included in Subsection B.3.a above, the applicant shall specify the proposed setbacks on either a lot-by- lot or area-wide basis. Response: The proposed modification will add a 10’ rear yard setback for covered patios. Rear covered patios are an option that homebuyers may select for front-loaded detached single-family homes. This option would be made available for lots 83-113, which are not located along the eastern or northern perimeter of the River terrace Plan District abutting existing residential development or residentially zoned land. This modification is shown in Table A below and on the Site Plan / Typical Lot Plan (See Exhibit B). The proposed modification does not alter the projects compliance with the minimum requirements of the Oregon Specialty Codes and the Oregon Fire Code or the minimum 20’ garage setback from a public right-of-way. Planned Development Modification – West River Terrace Pacific Community Design, Inc. March 29, 2016 Page 16 Table A: Proposed Building Dimensions (See Typical Lot Plan in Exhibit B) STANDARD R-7 R-25 Proposed PD Minimum Lot Size Detached unit Attached Unit [1] 5,000 sq. ft. 5,000 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 50 ft. 50 ft. 40 ft. 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) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street NA except perimeter 20ft front garage on public street / 18.5 RH on private street with driveway parking space or 3-6 ft RH on private street without driveway / ≥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 III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the requested Planned Development modification to add a rear yard setback for an optional 10’ covered patio on lots 83 – 113. SW RUSTIC VIEW LANESW UMBER SPRINGS LANESW JEAN LOUISE ROADSW FAIRCHILD AVENUESW KATIE SCARLETT AVENUE SW SABRINA AVENUE SW ANNA GRACE AVENUE SW SILENT FOX TERRACE SW ROY ROGERS ROAD (C.R. NO. 3150) SW GIDEON AVENUE SW ROCKY RAMBLE LANE80.00'TYP.34.00'TYP.50.00'TYP.91.00'TYP.MODEL HOME LOTMODEL HOME LOT130131132133TRACT R13413512913612812712612512445678192311612011811411511799112818079123122121119988997889687TRACT Q94TRACT P93TRACT O92TRACT N9111390TRACT T95494248414740463945385244514350TRACT I110102109101108100107106105104111103TRACT A77TRACT L76758574847383TRACT K788286246025536126622027632128642223TRACT U6567667170696872545657585955TRACT J3634TRACT G333231TRACT H30372935TRACT CTRACT E1413TRACT W121811171016TRACT D1519TRACT V137SW RUSTIC VIEW LANESW FAIRCHILD AVENUE20.00' MIN.GARAGE SETBACK15.00' MIN.REARSETBACK10.00' MIN.SIDE STREETSETBACK5.00' MIN. SIDE12.00' MIN.FRONT SETBACK8.00' MIN.PORCH SETBACK10610510.00' MIN.REAR COVEREDPATIO SETBACKSW UMBER SPRINGS LANESW ANNA GRACE AVENUE 12.00' MIN.FRONT SETBACK8.00' MIN.PORCH SETBACK8.00' MIN.SIDE STREETSETBACK3.00' MIN. SIDE3.00' MIN.GARAGESETBACK39385251SW GIDEONAVENUE SW JEAN LOUISE LANE8.00' MIN.PORCH SETBACK12.00' MIN.FRONT SETBACK8.00' MIN.SIDE STREETSETBACK3'-5' GARAGESETBACK3' DECK OVERHANG130131132133TRACT R134135129136TRACT Q1378.00' MIN.PORCH SETBACK12.00' MIN.FRONT SETBACK3.00' MIN.SIDE STREETSETBACK3' MIN. GARAGESETBACKTRACT G333231302910.00' MIN.REAR SETBACK8.00' MIN.PORCH SETBACK12.00' MIN.BUILDING SETBACK18.5' MIN. GARAGESETBACK3634TRACT H3735TRACT CTRACT E1413121110TRACT DN:\proj\395-029\09 Drawings\03 Planning\Sheets - Planning Submittal\395029.(11)PSITE.dwg - SHEET: 11 Mar 24, 2016 - 3:45pm kyle POLYGON NW COMPANYWWW.POLYGONHOMES.COM[T] (360) 695-7700 [F] 360-693-4442POLYGON ATWEST RIVERTERRACE