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Agenda PC Meeting 04-20-26
PLANNING COMMISSION AGENDA – April 20, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 MEETING DATE: Monday, April 20, 2026 - 7:00 p.m. HYBRID MEETING IN-PERSON: City of Tigard – Town Hall SW HALL BLVD 13125 SW Hall Blvd., Tigard, OR 97223 MS TEAMS: https://www.tigard-or.gov/virtualPC 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:01 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. APPROVE DRAFT MINUTES 7:10 p.m. a. February 2, 2026 5. RIVER TERRACE 2.0 HOUSING, NATURAL RESOURCES, TRANSPORTATION, 7:15 AND FINANCE STRATEGY UPDATE (90MIN) 6. Legislative Public Hearing Comprehensive Plan Amendment CPA2026-0001 KINGSTON TERRACE WATER SYSTEM PLAN ADDENDUM 8:45 p.m. Ross Horton and Asst. Director Community Development Schuyler Warren 7. OTHER BUSINESS 9:15 p.m. 8. MOTION FOR ADJOURNMENT 9:30 p.m. City of Tigard P lanning Commission Agenda PLANNING COMMISSION Minutes – February 2, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 1 MEETING DATE: February 2, 2026 - 7:00 p.m. HYBRID MEETING IN-PERSON & MS TEAMS 1. CALL TO ORDER President Jackson called the meeting to order at 7 p.m. 2. ROLL CALL Present: President Jackson, Vice-President Miranda, Commissioner Bowerman (remote), Commissioner Springer, Commissioner Sabbe, Commissioner Sprague. Excused:. Commissioner Tiruvallur Absent: Commissioner Choudhury, Commissioner Murphy. Council Liaison: Councilor Schlack Staff Present: Assistant Director of Community Development Schuyler Warren, Associate Planner Jenny McGinnis, Engineering Project Manager Jeff Peck, Associate Planner Amber Gomez, Planning Commission Secretary Joanne Bengtson. 3. COMMUNICATIONS 4. APPROVE DRAFT MINUTES a. November 3, 2025 approved with correction adding President Jackson’s affirmative vote to approve ZCA2025-00001. Motion by Vice President Miranda, second by Commissioner Bowerman, unanimous approval of the November 3 minutes. b. January 26, 2026 approved with correction attributing crosswalk question to Commissioner Sabbe, adding Councilor Murphy’s question about code/zoning related to detention facility. Motion to accept the minute with correction made by Vice President Miranda, seconded by Commissioner Sabbe- unanimous approval of the January 26 minutes. 5. Tigard HOME Project Briefing Associate Planner Amber Gomez President Jackson invited Associate Planner Gomez to present Phase 2 of the HOME project and share next steps for the project. Planner Gomez reminded the Commission that HOME is an acronym for Housing, Opportunity, Mobility and Enterprise. It’s a long-range planning project aimed at delivering policy and code amendment recommendations for Council adoption. Tigard HOME is intended to facilitate economically and socially prosperous residential neighborhoods where housing, business and entertainment options are easily accessible. The project was awarded a $95,000 grant from Metro to support the community engagement plan. Robust community engagement is at the core of the Tigard home project, and in conjunction with staff outreach we’ve contracted with a consultant to help us achieve our goal. City of Tigard P lanning Commission Minutes draft PLANNING COMMISSION Minutes – February 2, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 2 The grant funding enhances our ability to make sure home solutions are truly built by all community members not just English-speakers or residents who feel naturally comfortable being part of government processes. Staff is focused on bringing more nearby shops and services to neighborhoods, expanding home and property use options, simplifying neighborhood business rules and creating more connected walking paths and reducing climate impacts through reduction of vehicle miles traveled (VMT). The engagement plan has been split into three phases: I. June - October 2025: staff and the consultant gathered input on the types of amenities, shops and services residents want. II. November 2025: focused on gathering input on preferred building forms and locations for services to understand the size scale and architecture type residents want. This is where we are now. III. Later 2026: This phase will focus on feedback for proposed code changes based on the input we've received. This will confirm what staff heard matches what the community wants. Since June 2025, more than 800 residents have participated in events and activities designed to give us feedback on what residents want in a great neighborhood. Assoc. Planner Gomez shared that robust engagement occurred during 14 community engagement events, eight tabling opportunities at targeted outreach events, multiple small focus groups, surveys, individual community conversations and two community dinners. There’s been overwhelming community support for public green spaces, parks, and outdoor family amenities. Residents want sidewalk networks and bike lanes separated from fast moving traffic and more direct transit connections to make it easier for people to reach services. Residents asked for more basic neighborhood amenities like grocery stores, community centers, bookstores, cafes and coffee shops closer to home. Public art, entertainment venues, food cart pods, and little free libraries are seen as place-making features that are fun and welcoming. Respondents identified missing or unimproved sidewalks (especially for anyone with a mobility device), unprotected bike lanes sharing space with fast moving traffic, public transit service gaps and long distances to services as barriers to walking and biking to more destinations. They want to feel more connected to their neighbors and less reliant on cars but need options to feel safe. There was strong support for small scale businesses and services and mobility hubs as infrastructure to support bicycling. The community showed strong preferences for traditional and Craftsman style architecture, designs that evoke the Pacific Northwest aesthetic. People support mixed-use buildings repurposed homes as businesses and live/work lofts generally at a scale that feels compatible with existing residential character. There was some support for larger mixed-use buildings with housing diversity and affordability prioritized. People gravitated toward building examples with warm lighting, a lot of windows and indoor/outdoor seating that evokes a cozy welcoming feeling. Staff will continue to gather feedback on building forms and design as well as preferred locations for shops and services throughout this phase of engagement. The next steps of Tigard HOME will continue Phases II and III of community engagement and complete a final community engagement report. Staff will begin drafting a plan to bring a preliminary code framework for the project. In late spring, staff will look at jurisdictions that have adopted similar codes, draft PLANNING COMMISSION Minutes – February 2, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 3 like Washington State; their House recently passed a bill allowing neighborhood cafes and corner stores. There are cities that allow them, to create more connections between neighbors and less reliance on cars Commissioner Questions/Comments Commissioner Sprague liked the direction and would love to see some farmstands, a grocery store, and coffee shop within walking distance, as well as support for cottage businesses, like bread baking, etc. Vice President Miranda agreed with Commissioner Sprague. She would like to see flower stands, and perhaps alternate uses (Air B&B, rental of recreational spaces – pools, backyards). It’s exciting to see opportunities that create more community connections. She hopes we keep moving forward with seeking engagement. Commissioner Bowerman agreed with what’s been said and supports the community’s desires and recommends staff proceed with recommendations. Commissioner Sabbe thanked staff for the nice, detailed presentation. Withy her transportation planning background she is interested in seeing improvements in accessibility – creating walkways or paths that shorten the distance between services and apartments or homes. Being able to walk or bike to services is a strong point for building a cohesive neighborhood. Commissioner Springer liked that even small changes – walkways, more pervious neighborhood features - can increase cohesiveness for walking and biking. President Jackson: Agreed that he would like to see options for groceries – not necessarily a store, but perhaps a bodega or farm stand, as well as places that don’t require people to spend money to enjoy the area. 6. QUASI-JUDICIAL PUBLIC HEARING – Comprehensive Plan Amendment CMA2025-0002 STEVE STREET PARK Associate Planner Jenny McGinnis, Engineering Jeff Peck, Grace Coffee -Senior Planner with Winterbrook Planning Pres Jackson opened the public hearing for CMA 2025-0002 the Steve Street Park Comprehensive Plan amendment. President Jackson described how the hearing would proceed, followed by required statements and procedural items for a quasi-judicial hearing. He stated public testimony and evidence must be directed toward the applicable substantive criteria listed on page one of the staff report or other criteria in the comprehensive plan or land use. He asked Commissioners a series of questions; there were no reports of conflict of interest or ex parte contact. There were no public challenges to jurisdiction of the Commission or challenges of bias or conflict of interest. Commissioner Springer and President Jackson stated they had visited the site of the proposal. Staff Report: President Jackson welcomed Associate Planner Jenny McGinnis to present her staff report. Located at 8400 SW Steve Street, the proposed pathway will connect from Steve Street to the park through a pedestrian and bicycle access easement across the property to the north at 8500 SW Spruce Street. The proposed path is the only method for the park to connect to Steve Street and the NE side of the park because wetlands cover the rest of the north side of the park. Formalizing this existing path will reduce the likelihood of users going off-path and trampling the remaining wetland buffer. The total project area encompassing the proposed park is approximately 1.37 acres. However, the subject pathway in this application would impact a 0.03-acre strip of buffer (not the wetland itself). This requires a comprehensive plan amendment to remove 0.03 acres of Goal 5 wetland buffer protection draft PLANNING COMMISSION Minutes – February 2, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 4 Environmental Science Associates (ESA) field-verified the boundaries of the wetland in 2025, (right, from the applicant’s wetland delineation report). The boundaries shown in this figure include vegetated corridors measured 50-feet horizontally from the delineated wetland boundary. The width of the vegetated corridor is based on Clean Water Services Design and Construction Standards. Planner McGinnis shared an image of the project area (Figure 1-left). Tigard’s Park and Recreation Plan includes a recommendation to develop the Steve Street property to serve a densely populated area cut off from other parks by Highway 217. Providing an accessible ADA path to the north is key for inclusive park access within a 10-minute walk of the area and will serve a community that’s more racially diverse and has a lower average household income than Tigard as a whole. Mitigation for the proposed encroachment will include replacing the impacted vegetated corridor with 3,790 square feet of mitigation and improving the existing vegetated corridor. The proposed park development also includes restoration of approximately 30 percent of the total site to natural area, to provide critical wildlife habitat within a highly urbanized neighborhood. Restoration of a degraded wetland buffer will significantly improve both the quality and quantity of wildlife habitat. Removing non-native species and replanting with a variety of native herbaceous plants, shrubs, and trees will provide year-round food sources and homes for urban wildlife in the area. The Comprehensive Plan map amendment process requires justification for an amendment via an Economic, Social, Environmental, and Energy (ESEE) analysis to identify the consequences of allowing, limiting or prohibiting conflicting uses in the resource area. The ESEE for this case supports the pathway for multiple benefits: it will allow the park to be constructed for use by surrounding residents, it will limit pedestrian deviations into more sensitive vegetated corridors and wetland areas and allow for easier park maintenance, onsite mitigation will be provided, and the site will be restored. Allowing the path would also be in line with the city's investments in the existing Metro grant funding for this land. If it wasn’t constructed, the city would need to acquire different property to meet our goal to provide a park in this area and then update all supporting city plans. Figure 1 draft PLANNING COMMISSION Minutes – February 2, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 5 Recommendation Staff requests the Planning Commission send a recommendation of approval to City Council for CMA2025-0002, subject to the Conditions of Approval in the staff report. Questions: Commissioner Sprague: Shared a comment - this is a small area and since joining the commission, this is the third time natural area has been taken. She’d like the city to consider adding some other areas instead of taking little bites from different places. Each time it makes sense to take them for what they're being used for, but it's still being taken from limited natural area. Could we add some sites that are not located in natural areas? President Jackson: Said he was curious to learn about the status or predicted path of the easement through 85th because there’s an imposing looking gate and private property/no trespassing posted. Assoc. Planner McGinnis deferred to the consultant to answer. President Jackson asked how we plan to get people living in the apartment complex near 84th to the site, assuming there’s significant traffic. Do staff have estimates of use? Assoc. Planner McGinnis said the park itself isn’t part of the Comprehensive Plan map amendment so she couldn’t provide a deep dive. She did say the proposed pathway will go all the way through to the south and then connect to the existing sidewalk on the street on 84th Avenue, to provide increased connections throughout the neighborhood. Commissioner Sabbe: Asked where parking will be sited and how many parking spaces will be provided for residents to drive to & from this park? Assoc. Planner McGinnis said this is a neighborhood park intended for use by nearby residents, so parking is not intended because we expect neighbors to walk there. Also, the park itself is not part of this comprehensive plan map amendment. Commissioner Sabbe remarked the site plan appears to allow parking, but Planner McGinnis said there’s a turn-around, but it’s not intended to serve as parking. If people decide to drive there, they’d have to find on-street parking where allowed. With no further questions, President Jackson invited the applicant to give their presentation. Applicant Presentation: Consultant Grace Coffee, Sr. Planner with Winterbrook Planning and Jeff Peck, Project Manager with Tigard Engineering presented the applicant report. The project is for installation of a paved ADA- accessible path that would connect two dead end streets – Steve St. and 84th Ave. It requires a Comprehensive Plan amendment to remove 0.03 acres of Goal 5 wetland buffer protections to construct the path. With most of the engineering information already included in the Planning report, Project Manager Peck noted that a neighborhood meeting for this project was held early in the planning stage. He closed his presentation with a statement that constructing the path will benefit residents with safer access to the park and benefit the environment because the restoration planned to improve the area and prevent further ingress to sensitive wetland area. Questions: Commissioner Sabbe: What’s the projected timeline to get the park fully landscaped? Project Manager Peck expects work to begin this summer (2026). Commissioner Sprague: Will the actual wetland be fenced off? Plans show an existing fence and a wood chip path through part of the park, but will the actual water be fenced off to keep dog walkers out of the water? Sr. Planner Coffee said the path will be paved; the area in this application will fence off the actual wetlands. draft PLANNING COMMISSION Minutes – February 2, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 6 Commissioner Springer: Asked about the acronym LWA, and whether engineering re-delineates the wetlands as part of this process? Mr. Peck said LWA is Local Wetland Inventory. They’re not done onsite, so they lack specific analysis of the shared border with the LWI delineated wetland. It gives an approximation of where the wetland is and generally with development, staff go out to the field and verify. Commissioner Bowerman: Are there multiple points of entry to the park? Project Manager Peck said there are two: Steve Street and 84th Avenue, both will be ADA compliant at to the street and the path. When asked why no other way was chosen to give park access, Sr. Planner Coffee said there’s no other way to get access than through the wetland buffer area. Additionally, there was an informal path in that location. President Jackson: asked for details about connections to the site and how they impact the overall flow of the site. There’s a locked chain link fence at the north end and an apartment complex at 84th, and an easement on Spruce how will direct connections be made? Project Manager Peck said there’s no direct connection between the apartment complex and 84th Avenue. Visitors will have to walk down 84th via sidewalk. The double gate is there for utility access for city storm and sewer service, which will remain locked. There's also a 4-foot single gate for access. From the Baptist church, there’s no direct access. There are two more double gates next to the wetlands for access. They will be replaced but remain locked to keep the wetlands safe. Public Testimony: One person signed up for public testimony in support, Kenji Yokoi, but left before his name was called. With no other requests to speak, President Jackson closed the public portion of the hearing. He reminded commissioners that even though this is a quasi-judicial hearing, the commission would typically be the approval authority, but in this case the Planning Commission is providing a recommendation to the City Council. Deliberation: President Jackson asked each Commissioner for final questions and thoughts, mentioning that the decision tonight is not about the park, it’s about one connection. - Vice President Miranda said she was satisfied with the presentation and the amount of mitigation and improvements that are planned will resolve any impacts within the park. She thinks it’s a net win for the community and she shared her appreciation for the applicant’s use of an existing path. - Commissioner Bowerman shared her full support for the project given the benefits far outweigh the degraded land. - Commissioner Sabbe stated her support for parks but was disappointed in the lack of consideration for parking. She supported the proposal for its benefit to residents living near the park and the probability that their property value will increase. - President Jackson was the last Commissioner with comments. He appreciated the plan to pave an existing cow path after staff examined its purpose and relevance. He found this to be a good opportunity to complete connections to stub streets that would remain that way because of wetland if not for the path. The project will improve the wetland area and fill a gap in our park system. Motion & Vote: President Jackson asked for a motion and noted it would need to contain the statement “adoption of findings and the conditions of approval contained in the staff report.” The staff report contained a duplicate condition of approval (#6 and #8) and the text to replace condition of approval #8 will state, “Prior to final building inspection the applicant must request an inspection and obtain final approval from TVF&R.” draft PLANNING COMMISSION Minutes – February 2, 2026 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 7 Vice President Miranda motioned for the Planning Commission to forward a recommendation of approval to the City Council for application of the of the comprehensive plan amendment CMA2025- 0002 Steve Street Park and adoption of the findings which would amend Condition #8 with, “Prior to final building inspection the applicant must request an inspection and obtain final approval from TVF&R. And or based on our testimony that we have received.” Commissioner Bowerman seconded the motion and when called to vote, it was unanimously approved. The Commission’s recommendation for approval will go to Council for a decision on March 3, 2026. 7. OTHER BUSINESS: Asst. Director of Community Development Warren shared an update on bills before the Oregon Legislature. Examples included Senate Bill 1521 about inclusionary zoning, House Bill 4037, the Governor’s marquis housing bill, and an update that Tigard’s Housing Planner Miller is working on our housing capacity analysis and housing production strategy. He highlighted those two bills because they could impact what we see happen in the coming months in terms of code changes or policy documents and invited the commission to follow OLIS for updates from the legislature. MOTION FOR ADJOURNMENT President Jackson received a motion to adjourn from Commissioner Sabbe, seconded by Commissioner Bowerman. Commissioners voted unanimously to adjourn the meeting at 8:04 p.m. Joanne Bengtson, Planning Commission Secretary ATTEST: President Nathan C. Jackson draft Streets, Finance, & Zoning Update Tigard Planning Commission Meeting April 20, 2026 Presentation Overview RT2.0 Streets, Finance, & Zoning Update •Street Designs •Finance Strategy Overview •Zoning & Density Approach Update •Next Steps River Terrace 2.0 Street Designs Policy Goals RT2.0 Street Designs •Prioritize pedestrian and bike safety and comfort to support walkability for all users •Maximize on-street parking •Encourage slow vehicle speeds •Use land efficiently to manage infrastructure costs •Minimize impacts to natural areas •Support future City operations and maintenance needs •Create a vibrant and beautiful community Engagement & Revision Process RT2.0 Street Designs Original Designs – Early Summer 2025 •Technical Advisory Committee •Community Advisory Committee First Revision – Late Summer 2025 •Public Open House Second Revision – November 2025 •Interdepartmental Review •Tualatin Valley Fire & Rescue •Preliminary infrastructure cost estimates Recommended Designs – March 2026 •Developer Forum •Interdepartmental Review •City Council Engagement Feedback & Priorities RT2.0 Street Designs Community •Separate modes of travel to promote safety, comfort, & walkability •Slow cars down •Provide shade for pedestrians and bikes •Limit impacts to nature Developers •Reduce right-of-way width as much as possible to lower costs •Maximize on-street parking where it’s needed; eliminate it elsewhere Engagement Feedback & Priorities RT2.0 Street Designs City Staff •Changes in materials and tight spaces make operations and maintenance (O&M) challenging •Determine City maintenance responsibilities for unique designs •Develop new level of service standards City Council •Maximize on-street parking •Encourage a walkable community •Support future businesses and vibrancy of commercial areas Competing Priorities More Right-of-Way Maximize safety & comfort Slow traffic Higher upfront & ongoing costs Maximize on-street parking Less Right-of-Way Reduce safety & comfort Minimize upfront infrastructure costs Minimize ongoing maintenance costs Reduce on-street parking Recommended street designs aim to balance competing priorities and meet policy goals. City Council Feedback RT2.0 Street Designs •Recommended designs shared with City Council on March 24th •5 of 8 Councilors voiced concern about added cost for developers •Asked staff to explore opportunities to narrow Collectors A (Commercial Collector) and B (Mountainside Way) to lower costs for development River Terrace 2.0 Street Design Types Note: Local streets are not mapped Potential Locations of Future Parks Collector A: Commercial Collector Design Features: •108’ width maximizes: o Parking in front of businesses o Safety for pedestrians and bikes •Supports vibrancy with a wide, versatile sidewalk and large street trees •Similar in size to River Terrace Blvd (110’) but in limited areas Original Commercial Collector Design Collector B: Mountainside Way Design Highlights: •Serves as the main artery through RT2.0 •Enhanced Multi-Use Path improves safety and comfort while: o Reducing right-of-way width o Lowering costs o Easing maintenance challenges •On-street parking alternates sides to: o Reduce right-of-way width o Limit under-utilized parking •Large planting areas for large street trees Original Mountainside Way Design Discussion RT2.0 Street Designs 1.Does the Planning Commission have recommendations to modify street designs to lower costs or reduce width while meeting policy goals? 2.Do you have any general comments on the street designs? Finance Strategy Overview Finance Strategy Overview What does the Equitable Finance Strategy do? 1.Identify how capital improvements will be funded and built. 2.If on-going operations and maintenance costs warrant special funding mechanisms. What do we know now? •Available funding sources •Initial revenue estimates from existing sources •Preliminary funding and delivery assumptions •Initial cost estimates for transportation, water, and sewer •River Terrace 1.0 methodology results and implementation Anticipated Funding Sources Finance Strategy Overview Known Sources •Washington County Transportation Development Tax (TDT) •Tigard System Development Charges (SDCs) •Clean Water Services SDCs •River Terrace 2.0 supplemental Transportation SDC •River Terrace 2.0 supplemental Parks SDC •Developer contributions Potential Additional Sources •Local Improvement District or Tax Increment Financing (TIF) District •Supplemental RT2.0 Transportation Use Fee (TUF) •Supplemental RT2.0 Park and Recreation Fee (PARF) Infrastructure Delivery Assumptions INFRASTRUCTURE DELIVERED BY FUNDED BY Transportation Developers, except for off-site improvements Developer contributions County TDT credits Transportation SDC credits (citywide and RT2.0) Parks Developers RT2.0 supplemental Parks SDC credits Citywide Parks SDCs and credits (Community Park) Some developer contributions Utilities Water, Sewer, Stormwater Developers & Public Sector Developer contributions Some credits available Tiered System Development Charges Finance Strategy Overview Policy Goals •Support the construction of middle housing and smaller units •Lower costs for developers Preliminary Approach •Fees scale with unit size (smaller units have lower fees) •Tier the fees unit size categories •Supplements City’s existing exemptions and programs •Could tier only RT2.0 supplemental SDCs or both RT2.0 and citywide SDCs Zoning & Density Approach Previous Draft Zoning & Density Approach Minimum Net Densities: •RTR-A: 10 units/acre •RTR-B: 18 units/acre •RTR-C: 28 units/acre Achieved an average of 20 units/acre SW Beef Bend Rd Final Draft Zoning & Density Approach Minimum Net Densities: •RTR-A: 10 units/acre •RTR-B: 17 units/acre •RTR-C: 26 units/acre Achieves an average of 18 units/acre Discussion •Does the Planning Commission have any questions about the Equitable Finance Strategy? •Do you have any comments or questions about the updated zoning and density approach? Thank you River Terrace 2.0 Street Design Types Note: Local streets are not mapped Potential Locations of Future Parks Collector A: Commercial Collector Design Features: •108’ width maximizes: o Parking in front of businesses o Safety for pedestrians and bikes •Supports vibrancy with a wide, versatile sidewalk and large street trees •Similar in size to River Terrace Blvd (110’) but in limited areas Collector B: Mountainside Way Design Highlights: •Serves as the main artery through RT2.0 •Enhanced Multi-Use Path improves safety and comfort while: o Reducing right-of-way width o Lowering costs o Easing maintenance challenges •On-street parking alternates sides to: o Reduce right-of-way width o Limit under-utilized parking •Large planting areas for large street trees Collector C: Mountainside Way Constrained Design Highlights: Narrowed Multi-Use Path maintains safety while: •Reducing right-of-way width •Lowering construction costs •Minimizing impacts to nature Collector D: River Terrace Boulevard Extension Design Highlights: •Continues key elements of existing street while: o Reducing width by 47’ o Minimizing under-utilized parking o Enhancing safety on the Multi- Use Path •Alternates on-street parking •Supports City operations & maintenance Collector E: Other Collectors Design Highlights: •Provides parking pockets on both sides of the street •Large landscaping bulb-outs form parking areas and allow large street trees •Enhanced Multi-Use Path for safety and comfort •Reduces width by eliminating continuous planting strip Neighborhood Route A Design Highlights: •Narrower lanes with no striping encourage slow speeds •Provides parking pockets on both sides of the street •Large landscaping bulb-outs •Enhanced Multi-Use Path •Reduces width by eliminating continuous planting strip Neighborhood Route B: Constrained Design Highlights: Single-sided Multi-Use Path maintains safety while: •Reducing right-of-way width •Lowering construction costs •Minimizing impacts to nature Local Street Design Highlights: •Similar to typical local street design •Maximizes on-street parking in front of homes •20’ travelway with no striping encourages slow speeds, shared with bikes •32’ curb-to-curb width supports emergency vehicles and City maintenance operations Local Street Constrained Design Highlights: •Minimizes right-of-way width to: o Limit impacts to nature o Lower construction costs •Bikes share the road with slow moving vehicles. Alley Design Highlights: •Standardizes private alleys •Shared space for bikes, cars, and pedestrians WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 8 Agenda Item: Hearing Date: April 20, 2026 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON SECTION I. APPLICATION SUMMARY CASE NAME: WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CASE NO.: Comprehensive Plan Amendment (CPA) CPA2026-0001 PROPOSAL: The City of Tigard proposes to amend the Tigard Water System Plan, an ancillary document to the Tigard Comprehensive Plan, in order to incorporate the area of Kingston Terrace in King City. The City of Tigard is King City’s water provider. The proposed addendum to the Water System Plan is included in Attachment 1 and summarized below in Section III of this report. APPLICANT: City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 LOCATION: Citywide APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 (Citizen Involvement), 2 (Land Use Planning), 10 (Housing), 11 (Public Facilities and Services); Metro Urban Growth Management Functional Plan Title 8; Tigard Comprehensive Plan Policies 1.1.2, 2.1.1, 2.1.2, 2.1.3, 11.2.2, 11.2.8; and Tigard Community Development Code Chapters (TDCD): 18.710 and 18.790 SECTION II. STAFF RECOMMENDATION WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 8 Staff recommends the Planning Commission find in favor of adopting the amendments to Tigard Water System Plan with any alterations as determined through the public hearing process and make a final recommendation to the Tigard City Council. SECTION III. BACKGROUND INFORMATION AND PROJECT SUMMARY In 2020, the City of Tigard updated its Water System Plan (WSP). The WSP is a comprehensive study of the City's drinking water system, addressing water supply capacity needs and guiding water system infrastructure improvements in the Tigard Water Service Area. The WSP is scheduled to be updated again in Fiscal Year 2027. Major changes to the Tigard water system in between Water System Plan updates are addressed as addendums. In March of 2024, King City annexed Urban Reserve Area (URA) 6D through its adoption of the Kingston Terrace Master Plan. This area of western King City is known as Kingston Terrace. Per the 2014 intergovernmental agreement between Tigard and King City, Tigard is obligated to supply water to King City, including areas annexed into the King City city limits. The 2020 WSP did account for future water supply requirements in URA 6D using assumed housing development densities. However, it did not address how water service would be delivered to the area. Additionally, the housing development densities in the Kingston Terrace Master Plan are different than those assumed in the 2020 WSP. The attached Kingston Terrace Addendum to the 2020 WSP (KT Addendum) addresses those issues. The KT Addendum found that Tigard can serve the Kingston Terrace area by expanding the 410 - foot pressure zone. The City's current water supply and storage infrastructure are sufficient to meet the initial water demands of Kingston Terrace. However, supply and storage improvements are needed in order to supply water to the Kingston Terrace area at its expected full buildout, which are summarized in Section 6 of the KT Addendum. Cost summaries of these improvements are included in Section 7 of the KT Addendum. Because the 2020 WSP included preliminary assumptions for serving Kingston Terrace, the required capital improvement projects related to storage and supply are already included in the Capital Improvement Plan. The Water Advisory Board (WAB) was briefed on the Kingston Terrace WSP Addendum at the 1/8/2026 WAB meeting. At the 2/11/2026 WAB meeting, the WAB approved a motion recommending the City Council to adopt the KT Addendum to the 2020 WSP. The findings below support the adoption of the proposed Comprehensive Plan amendments, as attached to this staff report and provided in the main Downtown Tigard Land Use and Transportation Recommendations Report. WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 8 SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS STATEWIDE PLANNING GOALS AND GUIDELINES State planning regulations require cities to adopt and amend Comprehensive Plans and land use regulations in compliance with the state land use goals. Because the proposed Comprehensive Plan amendments have a limited scope, only applicable statewide goals are addressed below. Statewide Planning Goal 1 – Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. FINDING: The Water Advisory Board (WAB) was briefed on the Kingston Terrace WSP Addendum at the January 8, 2026 WAB meeting. At the February 11, 2026 WAB meeting, the WAB approved a motion recommending the City Council to adopt the KT Addendum to the 2020 WSP. Notice was provided of the hearings to adopt this addendum to the Water System Plan. Notice requirements are set forth in Section 18.710.110 (Legislative Procedure) of the Tigard Community Development Code. Project information and documents were published to the City website prior to the public hearings. A minimum of two public hearings will be held (one before the Planning Commission and the second before the City Council). These hearings present an opportunity for public testimony. This goal is satisfied. Statewide Planning Goal 2 – Land Use Planning: This goal outlines the land use planning process and policy framework. FINDING: The Department of Land Conservation and Development (DLCD) has acknowledged the city’s Comprehensive Plan as being consistent with the statewide planning goals. Changes to the city’s Comprehensive Plan must also be consistent with the statewide planning goals. The process for review of Comprehensive Plan changes is the Post-Acknowledgment Plan Amendment (PAPA). The city submitted the draft Comprehensive Plan amendments and the Land Use and Transportation Recommendations Report to DLCD for review through the PAPA process. No comments were received to date. This goal is satisfied. Statewide Planning Goal 10 – Housing: This goal requires cities and counties to provide adequate capacity for needed housing. OAR Chapter 660 Division 8, which implements Goal 10, states that “the purpose of the division is to ensure opportunity for the provision of adequate numbers of needed housing units, the efficient use of buildable land within urban growth boundaries, and to provide greater certainty in the development process so as to reduce housing costs.” FINDING: The purpose of this update to the Water System Plan is to facilitate the development of the Kingston Terrace area of King City. This area was added to the Metro Urban Growth Boundary WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 8 in 2018, following a Concept Planning process. The Comprehensive Planning of this area was completed in July 2023, with an adopted Kingston Terrace Master P lan. This plan was built on a project growth of 3,300 to 3,600 new units of housing. By providing water service to this area in an orderly manner, the City of Tigard is supporting the development of new units to address the ongoing regional housing shortage. This goal is satisfied. Statewide Planning Goal 11 – Public Facilities and Services: This goal outlines the requirements for public facilities plans to regulate facilities and services across Oregon. Public facilities plans must determine: • The existing conditions of each public facility, • What future additional needs exist for that public facility, • The costs of these needs, and • What revenue sources the city may have available to pay those costs. The current Water System Plan meets each of these requirements. The proposed addendum to incorporate the Kingston Terrace area of King City augments this plan to identify where future additional needs exist for the water system, the costs of those needs, and the revenue sources available to pay those costs, including system development charges and water user fees. CONCLUSION: Based on the findings above and the related findings below, staff finds the proposed map and text amendments are consistent with applicable Statewide Planning Goals. METRO’S URBAN GROWTH MANAGEMENT FUNCTIONAL PLAN State planning regulations require cities within the Metro service area to adopt and amend Comprehensive Plans in compliance with Metro’s Urban Growth Management Functional Plan. Because the proposed Code Amendments have a limited scope and the text amendments address only some of the topics in Metro’s Urban Growth Management Functional Plan, only applicable Titles are addressed below. Title 8 – Compliance Procedures Title 8 requires that the city’s Comprehensive Plan and plan amendments be consistent with the Urban Growth Management Functional Plan. It also requires that Metro be notified in advance of subsequent amendments to the city’s Comprehensive Plan. FINDING: The Comprehensive Plan has been previously acknowledged by Metro to be in compliance with Title 8. The only portion of the Comprehensive Plan being amended is the Water System Plan, which is an ancillary document to the Comprehensive Plan. Notice of these proposed amendments have been provided to Metro in accordance with the requirements of Title 8 of the Urban Growth Management Functional Plan. WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 8 CONCLUSION: Based on the findings above, staff finds that the proposed map and amendments are consistent with the applicable provisions of Metro’s Urban Growth Management Functional Plan. TIGARD COMPREHENSIVE PLAN State planning regulations require cities to adopt and amend their comprehensive plans in compliance with the state land use goals and consistent with their adopted comprehensive plan goals and policies. The Tigard Comprehensive Plan therefore implements the Statewide Planning Goals, therefore the above findings of compliance with applicable statewide planning goals support the findings of compliance with the Comprehensive Plan. Comprehensive Plan Goal 1: Citizen Involvement Policy 1.1.2: The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. FINDING: The Water Advisory Board (WAB) was briefed on the Kingston Terrace WSP Addendum at the January 8, 2026 WAB meeting. At the February 11, 2026 WAB meeting, the WAB approved a motion recommending the City Council to adopt the KT Addendum to the 2020 WSP. Notice was provided of the hearings to adopt this addendum to the Water System Plan. Notice requirements are set forth in Section 18.710.110 (Legislative Procedure) of the Tigard Community Development Code. Project information and documents were published to the City website prior to the public hearings. A minimum of two public hearings will be held (one before the Planning Commission and the second before the City Council). These hearings present an opportunity for public testimony. This policy is satisfied. Comprehensive Plan Goal 2: Land Use Planning Policy 2.1.1: The City’s land use program shall establish a clear policy direction, comply with state and regional requirements, and serve its citizens’ own interests. FINDING: The proposed amendments to the Water System Plan comply with all state and regional requirements, as the previous findings indicate. The proposed addendum also establishes clear policy direction for the deployment of and funding of water system infrastructure. This policy is satisfied. Policy 2.1.2: The City’s land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. FINDING: As demonstrated through the findings and conclusions of this staff report, the proposed amendments are consistent with the Tigard Comprehensive Plan. This policy is satisfied. WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 8 Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. FINDING: This addendum was coordinated with King City. Copies of the proposed addendum to the Water System Plan were sent to affected agencies and each agency was invited to comment on the proposal. Any comments submitted by affected agencies have been incorporated into the proposed addendum. This policy is satisfied. Policy 11.2.2: The City shall develop and maintain a water system master plan to coordinate the improvement and expansion of Tigard Water Service Area infrastructure to serve current and projected demand. FINDING: The proposed addendum to the Water System Plan coordinates the improvement and expansion of the Tigard Water Service Area infrastructure to serve current and project demand in Kingston Terrace and King City. This policy is satisfied. Policy 1.2.8: The City shall require all new development needing a water supply to: A. connect to a public water system; B. pay a system development charge and other costs associated with extending service; C. ensure adequate pressure and volume to meet consumption and fire protection needs; and D. extend adequately sized water lines with sufficient pressure to the boundaries of the property for anticipated future extension. FINDING: Kingston Terrace residents will be required to connect to the public water system through the application of the Oregon Residential Specialty Code and King City’s development code. Those users will pay a system development charge in accordance with the intergovernmental agreement between the two cities. This addendum ensures that there will be adequate pressure and volume as weel as adequately sized water lines to meet consumption and fire protection needs as shown in the analysis in the documents. This policy is satisfied. CONCLUSION: Based on the findings above, staff concludes that the proposed comprehensive plan amendments are consistent with applicable provisions of the Tigard Comprehensive Plan. APPLICABLE PROVISIONS OF THE TIGARD DEVELOPMENT CODE Section 18.790: Zoning Map and Text Amendments 18.790.020 Legislative Amendments Legislative amendments are processed through a Legislative procedure, as provided in Section 18.710.110. WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 7 OF 8 FINDING: The proposed amendments are legislative in nature. Therefore, the amendments will be reviewed under the Legislative Procedure as set forth in the chapter. This standard is met. Section 18.710: Decision Making Procedures 18.710.110 Type IV Procedure Notice of hearing. 1. All Legislative applications require two hearings, one before the Planning Commission and one before the City Council. FINDING: This procedure requires public hearings by both the Planning Commission and City Council. These public hearings will be conducted on April 20, 2026, and May 26, 2026 respectively. This standard is met. 2. A notice of hearing will be provided as required by state law, and an affidavit of mailing will be included in the record that identifies the mailing date and the names and addresses of the mailing recipients. FINDING: State law provides for specific noticing requirements for legislative changes. Notice must be provided to DLCD of a proposed Post Acknowledgement Plan Amendment at least 35 days prior to the first hearing. Notice meeting this requirement was provided to DLCD on March 3, 2026, 48 days prior to the first hearing. This standard is met. CONCLUSION: Based on the findings above, staff concludes that the proposed Comprehensive Plan amendments and transportation recommendations are consistent with applicable provisions of the Tigard Development Code. SUMMARY CONCLUSION: As shown in the findings above, staff concludes that the proposed amendments are consistent with the applicable Statewide Planning Goals; Metro’s Urban Growth Management Functional Plan; applicable Tigard Comprehensive Plan goals and policies, and the applicable provisions of the City’s implementing ordinances. SECTION V. AGENCY COMMENTS TVF&R, METRO, ODOT, DLCD, CWS, TTSD, Tigard Water District, City of Beaverton, City of King City, were notified of the proposed amendments. WATER SYSTEM PLAN ADDENDUM – KINGSTON TERRACE CPA2026-0001 4/20/2026 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 8 OF 8 SECTION VI. PUBLIC COMMENTS No public comments have been received at the time of the staff report. ATTACHMENTS: Attachments: 1. Kingston Terrace Water System Plan Addendum April 9, 2026 APPROVED BY: Schuyler Warren DATE Assistant Director of Community Development !!"#!$% &' ()() *+&", -./&"% 01+# 23 4 5$1. ()(6 REDACTED COPY Certain portions of this document that locate or describe critical drinking water system infrastructure have been redacted for security purposes in accordance with ORS 192.355(33). ! 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GHIJKLMHNIL OPQRQSSRSSSTUVL OUWRXSSRSSSL OYPRZQSRSSSLIHLOYWRPSSRSSSL [#$ &\ :!;]9$#+ 6 -#&$ (& ^#+ &$#+ 6 &- * +(# 2 :_`? ab + & +7#(+;` :B;]%#&$ 3# & *#$ (*- ,3 *3 -c,(&($(#*` :@;]4 &,88 1 *3 8,)8(*6 -#&$ $$+( ,$ 3 $# $4 5(*6&$#* ++ - 0 7 #8) *$ (& 4 ^ #^ $4 $#$ -#&$ #^ 9C!= #+ B )63 #^ $4 > )63 &,88 1 d8 *&(#*= #+ $4 $#$ -#&$ #^ 29F >` %#&$ ^#+ * e &,88 1 e( 3 8 *3 #* e4(-4 8+#/ -$ (& -#)8 $ 3 ^(+&$\ 9C! #+ 29F >` :>;]4 $#$ -#*&$+,-$(#* -#&$ &$() $ 3# & *#$ (*- ,3 $#$ -#*&$+,-$(#* -#&$ &$() $ ^#+ 29F >` !"##$%&'()*+$,"-.(&!*/%$-* 0'()*,'&1*2(+*,$(!"3&2(&* * !" #$ %&'()*+,-.+/0)**0+%(120&3145+254//&%&240&31/+ 6789: 7;89< =9<8 7> ?$8@ ;AB9C <;DDE9F9A8GE C9HI9= G< DGC8 7> 8@9 JIAK<87A "9CCGL9 G<89C MEGAN Kingston Terrace Addendum to 2020 Water System Plan Planning Commission Briefing April 20, 2026 Water System Planning Water System Plan •Complies with Oregon Law regarding water system planning requirements •Reviews & Identifies: •Existing water system facilities and operational strategies •Current and Future water system demands (20+ year planning horizon) •Needed improvements to the water system for operational optimization and future growth •Needed capital improvement projects •Water System Plan Updated every 5-10 years •Next review in FY27. Project kickoff Q3 2026. •Major water system changes between WSPs are handled as WSP Addendums •Last WSP Addendum was in 2014 for River Terrace 1.0 Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Water Supply Obligations King City Intergovernmental Agreement •Tigard is obligated to supply water to King City per Section VI of IGA Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Kingston Terrace WSP Addendum Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Kingston Terrace (KT) Master Plan •Urban Reserve Area 6D incorporated into King City •528 Acres with ~4,100 dwelling units •KT Town Center (north-westernmost area of KT) already being developed. Full KT Town Center development by 2033. •Remainder of KT to be developed between ~2035 and 2053. Water Planning Criteria •KT will increase size of Tigard Water System by ~20% •KT WSP Addendum utilizes same planning criteria as the 2020 WSP •Demand Assumptions •Storage •Supply •Fire Flow •Pumping •Demand Assumptions: Kingston Terrace WSP Addendum Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Kingston Terrace Water Demands •ADD: Average Daily Demand •Average daily water use across the whole year •Currently 6.45 MGD •MDD: Maximum Daily Demand •Maximum water used in a single day (June/July) •Currently 12.67 MGD •PHD: Peak Hour Demand •Maximum water used in a single hour •Demands based on housing densities outlined in Kingston Terrace Master Plan (~4,100 dwelling units, ~55 commercial customers) •Entirety of KT served by 410’ pressure zone KT Water Demands at Buildout MGD Average Daily Demand (ADD)1.12 Maximum Daily Demand (MDD)2.20 Peak Hour Demand (PHD)4.39 Kingston Terrace WSP Addendum Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Water System Storage Analysis Kingston Terrace WSP Addendum Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Water System Supply Analysis Without LO-T Expansion Project LO-T Expansion Project Completed in 2031 NOTE: KT WSP Addendum did not consider LO-T Expansion project, which will add 4 MGD of supply in ~2031 and onwards. Actual MDD supply deficit starts in ~2050. Kingston Terrace WSP Addendum Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Water System Pumping Analysis NOTE: KT WSP Addendum did not consider LO-T Expansion project, which will add 6th pump at Bonita PS with a capacity of 4.5 MGD. No pumping deficit within planning horizon Water System Fire Flow Analysis •Sufficient fire flow at MDD + FF conditions for entirety of Kingston Terrace Kingston Terrace can be safely incorporated into TWSA today with infrastructure improvements to water system in the future. River Terrace 2.0 Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 River Terrace 2.0 Concept Plan •Urban Reserve Area 6C to be incorporated into City of Tigard •525 Acres total with 4,500 dwelling units •Includes RT West and RT South areas •RT 2.0 Community Plan and Water System Plan Addendum currently in development •Plans will be presented to Planning Commission and Council later in 2026 River Terrace 2.0 Water Demands •Preliminary analysis indicates RT 2.0 will require additional •1 MGD ADD •2 MGD MDD •RT 2.0 will increase size of Tigard water system by additional 22% Required Water System Improvements Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 Piping Upgrades •New transmission and distribution pipelines to be installed during development. •Plans reviewed by PW-Engineering for compliance with WSP Addendum conceptual piping networks. Additional System Storage •7.5 MG Additional 410 PZ storage needed by 2050 (including KT and RT 2.0 demand projections) Additional Water Supply •4 MGD Additional Supply Required by 2050 (including KT and RT 2.0 demand projections) Capital Improvement Projects Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 •LO-T Expansion •Increase capacity of Bonita PS from 14 MGD to 18 MGD •Installation of 6th pump at Bonita PS in design. •Transmission main project to kickoff in Spring 2026, construction complete by 2031 •Reservoir 19 •Construction of ~7.5 MG Reservoir on south side of Bull Mountain (410’ pressure zone) •Siting study complete. Land acquisition process to start in Spring 2026. Construction scheduled to start in 2030. •560 East Pressure Zone Consolidation •Will develop preliminary plan for new ~4.5 MG reservoir at Site 1 (410’ PZ). Reservoirs 1-1 and 1-2 already identified for replacement due to age. •Future CIP for Site 1 reservoir will be developed based on plan •Kickoff in Q3 2026 •Water System Plan & SDC Rate Study •Complete comprehensive evaluation of water system •Identify options for water supply expansion •Will include KT and RT 2.0 in planning •SDC Rate Study to fund newly identified CIPs •Kickoff in Q3 2026. SDC Rate Study to follow WSP completion. •ASR Expansion Feasibility Study •Existing ASR license allows for up to 5 wells. Identify locations of and drill test wells for 2 additional ASR wells. •ASR-4 and ASR-5 potential capacity: 3 to 4 MGD •CIP for new ASR(s) will be developed based on results of study. •Kickoff in Q3 2026 Review & Staff Recommendation Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 •Tigard is obligated to provide water to Kingston Terrace •Kingston Terrace will increase size of Tigard Water System by ~20% •Kingston Terrace WSP Addendum •Has been developed in conjunction with and reviewed by City staff. •Identifies likely water system deficiencies and required improvements. •Capital Improvement Plan •Projects are in place and currently funded to make water system improvements necessary to support expansion of the Tigard Water Service Area. •City Staff recommends the Planning Commission find in favor of adopting the Kingston Terrace WSP Addendum as an amendment to the 2020 Water System Plan. An Ordinance to adopt the KT WSP Addendum is on the agenda for the May 26, 2026 Council meeting. Title/Headline Here Sub Headline Lorem ipsum dolor sit amet, consectetur adipiscing elit. Phasellus congue ipsum vitae sem egestas, sed congue neque suscipit. Cras blandit convallis orci tempor consectetur.Lorem ipsum dolor sit amet, consectetur adipiscing elit. Phasellus congue ipsum vitae sem egestas, sed congue neque suscipit. Cras blandit convallis orci tempor consectetur. Kingston Terrace Addendum to 2020 Water System Plan | April 20, 2026 THANK YOU! Questions?