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River Terrace Community Plan

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River Terrace Community Plan
The River Terrace Community Plan is an effort by the city of Tigard to put into place the appropriate zoning and regulations, natural resource protections, infrastructure plans and a financing strategy to allow the successful transition of 500 acres from rural to urban use. The community plan effort will build upon the vision outlined in the West Bull Mt. Concept Plan completed by Washington County in 2010.

Public Involvement - Ongoing

We want to create a plan that reflects community values and has community support. We encourage you to become involved and part of the decision-making process. There will be a variety of public involvement opportunities available to the community. This includes a series of community open houses throughout the process, as well as a stakeholder working group and technical advisory committee. A good way to stay informed throughout the planning process is to sign up for the project's email notices for meetings, milestones and input opportunities.

Tigard Adoption of the West Bull Mountain Concept Plan - Complete

This amendment adopts the recommended land uses from the West Bull Mt. Concept Plan into the Tigard Comprehensive Plan, as well as associated policies to provide guidance during the preparation and after adoption of the River Terrace Community Plan. This action by council signifies a transition from the concept plan into the community planning effort and also sets the expectation that the investment and involvement from stakeholders during the concept plan process will be brought forward.

Natural Resources - In Process
Overview: The City of Tigard is responsible for implementing its natural resources program in the River Terrace Area. The city's natural resource program consists of its sensitive lands chapter in the Community Development Code and three maps that provide guidance for some incentives, flexibility, and protections from the code.

Comp Plan/Zoning Maps and Regulations - In Process

Overview: In December 2012, the Tigard City Council adopted the recommended land uses from the West Bull Mt. Concept Plan into the Tigard Comprehensive Plan. The next step is to apply Tigard zoning to the area. Because the concept plan land use framework was based on Washington County zoning, which differs from Tigard zoning, additional analysis and community input is needed to finalize zoning for River Terrace. This community conversation focuses on what zoning makes sense in regards to aligning with the concept plan vision.

OPTIONS CONSIDERED
Analysis 0: Straight Transfer to Tigard Zoning Although this approach wouldn't require a comprehensive plan amendment to change land use designations, it isn't ideal as it doesn't provide a good mix of densities.
Analysis 1: Initial City of Tigard Staff Recommendation Key features of Analysis 1 include: Zoning has been mirrored to complement existing housing in Washington County along the eastern edge of River Terrace. The larger lots in Washington County have been buffered with R-4.5, keeping larger lots adjacent to existing neighborhoods with larger lots. The areas envisioned as low density residential have been zoned R-7 in addition to R-4.5 to allow for the flexibility described in the concept plan. The result is a good mix of different zoning. Implementation of the R-7 zoning allowed the area adjacent to the commercial area to be zoned R-25 instead of R-40. The TAC and SWG agreed with this approach and suggested some minor changes (see Analysis 2 and Analysis 3).
Analysis 2: Concept Plan Refinement Analysis 2 incorporates comments and suggestions from the Technical Advisory Committee and Stakeholder Working Group. Key features of this refinement include: Areas where density was increased: The R-25 zoning was extended up Roy Rogers Road and on to Scholls Ferry in the northern portion of the map. R-4.5 zoning was eliminated from the northwest corner of this map in favor of keeping the entire area R-7. Areas where density was decreased: More of area 63 in the southeast corner of the map has been zoned R-4.5 around existing homes and natural features (slopes and creeks). One property adjacent to the school district in the southern portion of the map has been lowered to R-7 in consideration of a significant tree grove.
Analysis 3: Further Refinement Analysis 3 further refines Analysis 2, incorporating additional comments and suggestions from the Technical Advisory Committee and Stakeholder Working Group. Key features of this refinement include: Areas where density was increased: R-40 zoning has been applied to the high density residential area adjacent to the commercial area to further support commercial development. Areas where density was decreased: More of Area 63 in the southeast portion of the map is zoned R-4.5 to keep lower densities around existing homes and resources (slopes and creeks).

Technical Documents

Staff Land Use Memo - 3/13/13

Illustration of Tigard zoning districts

West Bull Mountain Concept Plan - Land Use Framework

Outcome
Comments collected online and at the community meeting on April 11, will be presented to the Technical Advisory Committee and Stakeholder Working Group in late June or early July to assist them in choosing a preferred zoning analysis.

Future Tasks

Parks Master Plan Update: The Park System Master Plan is the document that guides Tigard's park, recreation, open space, and trail development in the city. This document will be updated to include the River Terrace area and implement the concept plan vision.

Water Master Plan Update: The city's Water System Master Plan is designed to address the needs of Tigard's water system over the next 20 years. It includes a capital improvement and capital maintenance plan for the water system. This plan will be updated to include the necessary infrastructure needed to serve development in the River Terrace area.

Sanitary Sewer Plan Update: The city's Sanitary Sewer Master Plan is designed to address the needs of Tigard's sanitary sewer system over the next 20 years. It is designed to help in establishing a capital improvement and capital maintenance plan for the sanitary sewer system. This plan will be updated to include the necessary infrastructure needed to serve development in River Terrace area.

Stormwater Master Plan Update: The city will develop a Stormwater Master Plan for the River Terrace Area. This effort will build upon the work completed as part of the concept plan and identify needed infrastructure to successfully manage stormwater runoff. The system will not only have to serve River Terrace, but tie-in the system currently managing stormwater runoff from existing developments at higher elevations.

Transportation System Plan Updates: Once decisions about zoning have been made, refinements to the West Bull Mountain Concept Plan transportation framework will be discussed. This community conversation will focus on recommended improvements to the transportation network to accommodate growth resulting from the community plan.

Public Facility Plan Update: After updating the various infrastructure master plans to include River Terrace, the city will use the existing information to create a Public Facility Plan that complies with state requirements. The city is required to outline the necessary infrastructure improvements to accommodate 20 years of anticipated growth. The Tigard Public Facility Plan will be adopted by the city at the end of the community plan process.

Infrastructure Financing Strategy: A key component of the community planning effort is to develop a financing strategy for needed infrastructure improvements in River Terrace and off-site impacts associated with development of the area. Various funding strategies and revenue sources will be evaluated. The end result will be a strategy that includes a fees and charges schedule adopted by the city.

Upcoming City Council Meetings—River Terrace

All meetings are open to the public. Council agendas can be accessed online one week in advance of the meeting.

Workshop | Early Plan Feedback

Tuesday, May 21, 6:30 p.m.

The focus of this meeting will be a continuation of the previous week's discussion and a presentation of the feedback on zoning and natural resources that was heard during the technical advisory committee, stakeholder working group and community meetings.

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Contacts:

Senior Planner Darren Wyss
503-718-2442