Pre-Application Conference Summary CITY OF TIGARD
PRE-APPLICATION !AI
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CONFERENCE NOTES
(Pre-Application Meeting Notes are Valid for Six (6) Months) TIGARD
PRE-APP 2016-000072
Meeting Date: December 20.201
Staff Present: AK/MW
RESIDENTIAL
APPLICANT: Ken Sandblast,Westlake Consultants, Inc OWNER: Charles & Mary Kastel Trust,
Mary Johnson,Joyce Coiling
Email: ksandblast(`7a,westlakeconsultants.com Email:
PROPERTY LOCATION:
ADDRESS/GENERAL LOCATION: SW of intersection of SW 103rd Ave and SW Driftwood Ct
TAX MAP(S)/LOT#(S): 25111BB00600.00900,01000 and 01100
NECESSARY APPLICATIONS: Lot Line Adjustment(LLA)and Subdivision(SUB)
PROPOSAL DESCRIPTION: 10-lot subdivision
COMPREHENSIVE PLAN
MAP DESIGNATION: Low Density Residential
ZONING MAP DESIGNATION:R-3.5
ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510)
MINIMUM LOT SIZE: 10.000 sq. ft.Average Min. lot width: 65 ft. Max. building height: 30 ft.
MAXIMUM SI'1'L COVERAGE:NA . Minimum landscaped or natural vegetation area: NA.
Setbacks: Front: 20 ft. Side: 5 ft. Rear: 15 ft. Street side: 20 ft. Garage: 20 ft.
® NEIGHBORHOOD MEETING (Refer to the Neighborhood.Meeting Handout)
THE APPLICANT SHAFT. NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of
two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use
Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to
submitting your application or the application will not be accepted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 7
Residential Application/Planning Division Section
El NARRATIVE (Refer to Code Chapter 18.390)
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider
an application incomplete and delay review of the proposal. The applicant should review the code for
applicable criteria.
1�1 IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050)
As a part of the.APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPAC. STUDY with their submittal package. 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 requirement, or provide evidence which supports the conclusion that the real
property dedication requirement is not roughly proportional to the projectedimpacts of the development.
® ACCESS (Refer to Chapters 18.705 and 18.765)
Minimum number of accesses: 1/parcel Minimum access width: 15 ft.
Minimum pavement width: 10 ft
Q WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705)
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA,COMMON OPEN SPACE AND RECREATION FACILITIES.
® RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)--See example below.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area
of the developable land by the minimum number of square feet required per dwelling unit as specified by the.
applicable zoning designation. Net development area is calculated by subtracting the following land area(s)
from the total site area:
All sensitive lands areas including:
• Land within the 100-year floodplain;
➢ Slopes exceeding 25%;
➢ Drainageways;and
➢ Wetlands for the R-1,R-2,R-3.5,R-4.5 and R-7 zoning districts.
Public right-of-way dedication:
➢ Single-family allocate 20%of gross acres for public facilities;or
• Multi-family allocate 15%of gross acres for public facilities;or
• If available,the actual public facility square footage can be used for deduction.
All land proposed for private Streets
SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS.
I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: a
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE)WITH
NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Multi-Family
43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area
8,712 sq. ft. (20%) for public right-of-way 6.534 sq. ft. (15%) for public right-of-way
NET: 34,848 square feet NET: 37,026 square feet
- , 3,050 (minimum_lot area`1 - 3,050(minimum lot area)
= 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum)
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 7
Residential Application/Planning Division Section
• The Development Code requires that the net site area exist for the next whole dwelling unit. NO
ROUNDING UP IS PERMITTED.
• Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE
MAXIMUM BY .8.
❑ SPECIAL SETBACKS (Refer to Code Section 18.730)
D. STREETS:_feet from the centerline of
D. FLAG LOT: A I'EN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.
ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between
each dwelling unit or garage.
D. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5
acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
(See applicable zoning district for the primary structures' setback requirements.)
❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730)
MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet,whichever is less in most zones;21/2 stories, or 35 feet in
R-7,R-12,R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied.
❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745)
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY
REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are
described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and
evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site
obscuring screens or fences may also be required; these are often advisable even if not required by the Code.
The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional
information on required buffer area materials and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is:
Buffer Level — along north boundary. Buffer Level -- along east boundary.
Buffer Level -- along south boundary. Buffer Level -- along west boundary.
SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
® STREET TREES &PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765)
STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A
CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND
PARTITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW
(TYPE II), AND SUBDIVISION (TYPE II & III). The minimum number of requited street trees shall be
determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet(if the
number is a fraction,round to the nearest whole number). The trees shall be placed within the public right-of-way
whenever possible but no more than six (6) feet from the right-of-way boundary. Street trees shall be planted
according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance
with Section 12 of the Urban. Forestry Manual. Existing trees may be used to meet the street standards. Further
information on regulations affecting street trees may be obtained from the Planning Division.
PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A
CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), PLANNED
DEVELOPMENT(TYPE III),AND SIM.DEVELOPMENT REVIEW(TYPE II).All parking areas,including
parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 7
Rcs 1cntial Application/['Tanning Derision Section
parking area in accordance with Section 13 of the Urban Forestry Manual.
❑ RECYCLING (Refer to Code Chapter 18.755)
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at
the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride
Disposal's Service area. Pride Disposal can be reached at(503) 625-6177.
• PARKING (Refer to Code Chapters 18.765 &18.705)
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
➢ Single-family Requires: One (1) off-street parking space per dwelling unit;and
One 1space per unit less than 500 square feet.
➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms;and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and
shall consist of 15%of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNA 1'ED AND/OR
DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled
person parking spaces. The minimum number of disabled person parking spaces to be provided, as
well as the parkin stall dimensions, are mandated by the Americans with-Disabilities Act (ADA). A
handout is available upon request. A handicapped parking space symbol shall be painted on the
parking space surface and an appropriate sign shall be posted.
❑ BICYCLE RACKS (Refer to Code Section 18.765)
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIVE LANDS (Refer to Code Chapter 18.775)
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application
conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land
areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive
lands must be clearly indicated on plans submitted with the development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas.
RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. SOME
RESIDENTIAL RELATED DEVELOPMENT IS EXEMPT.
❑ STEEP SLOPES (Refer to Code Section 18.775.070.C)
When STEEP SLOPES exist,prior to issuance of a final order,a geotechnical report must be submitted which
addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The
report shall be based upon field exploration and investigation and shall include specific recommendations for
achieving the requirements of Section 18.775.080.C.
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 7
Residential Application/Planning Division Section
CLEANWATER SERVICES (CWS) Service Provider Letter
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider
Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area
requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider
Letter is not required.
SIGNS (Refer to Code Chapter 18.780)
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "'Guidelines for Sign Permits" handout is available upon request. Additional sign area or height
beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review
application. Alternatively,a Sign Code Exception application may be filed for Director's review.
® URBAN FORESTRY PLAN(Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements"
Brochure)
AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT:
Conditional Use (Type III);Downtown Design Review(Type II and III);Minor Land Partition (Type II);
Planned Development (Type III); Sensitive Lands Review (Type II and III); Site Development Review(Type II);
and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped
architect.
Percentage of mature canopy cover required: 40% for the overall development site and 15% for any Int or tract
(Refer to Appendix 2-6 in Urban Forest,y Manualfir r a hIct of trees with mature canopy cover areas)
An urban forestry plan shall:
- Be coordinated and approved by a landscape architect (the project landscape architect) or a person
possessing dual certifications as a certified arborist and certified tree risk assessor(the project arborist);
- Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry
Manual;
- Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and
- Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual.
TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall
Frovide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban
orestry Manual.
18.790.040-Discretionary Urban Forestry Plan Review Option
In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover
required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a
discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify
an already approved urban forestry plan, any tree preservation or tree planting requirements established as part
of another land use review approval, or any tree preservation or tree planting requirements required by another
chapter in this title.
® PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.)
To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or
more of the following flexible standards as part of the land use review approval. Use of the flexible standards
shall be requested by the project arborist or landscape architect as part of the land use review process. The
flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of
the site.
Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on
their existing canopy area.Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements.
® CLEAR VISION AREA (Refer to Code Chapter 18.795)
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 7
Residential Application/Planning Division Section
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
the required clear vision area depends upon the abutting street's functional classification and any exist
obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and
identify any obstructions in these areas.
® FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.)
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan
shall show the pattern of existing and proposed future streets from the boundaries of the proposed
land division and shall include boundaries of the proposed land division and shall include other parcels
within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be
extended to the boundary lines of the tract to be developed.
® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060)
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the
parcel is less than 11/2 times the minimum lot size of the applicable zoning district.
® BLOCKS (Refer to Code Section 18.810.040)
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 FEET measured along
the right-of-way center line except where street location is precluded by natural topography,wetlands or other
bodies of water or,pre-existing development.
CODE CHAPTERS
❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations)
❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) /1 18.765(Off-Street Parking/Loading Requirements)
❑ 18.350(Planned Development) 0 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive Lands Review)
❑ 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) ❑ 18.780(Signs)
❑ 18.370(Variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits)
7 18.380(Zoning Map/Text Amendments) 18.715(Density Computations) ® 18.790(Urban Forestry Plan)
▪ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(Visual Clearance Areas)
lid 18.390(Decision Making Procedures/Impact Study) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities)
® 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Development Standards) ® 18.810(Street&Utility Improvement Standards)
❑ 18.420(Land Partitions) ❑ 18.740(Historic overlay)
1rL1 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits)
r4 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards)
18.520(Commercial Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations)
n 18.530(Industrial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage)
PROCEDURE
► Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
a Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a recommendation
on the proposal to the City Council. An additional public hearing shall be held by the City Council.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 7
Residential Application/Planning Division Section
APPLICATION SUBMITTAL PROCESS
• All applications must be accepted by a Planning Division staff member of the Community Development
I3epartment at Tigard City I-Tall offices. PLEASE NOTE: Applications submitted by mail or dropped
off at the counter without Planning Division acceptance may be returned. The cashier closes at 4:30
PM.
• The application must include the completed Land Use Permit Application Checklist.
• Maps submitted with an application shall be folded in advance to 8'/z x 11". One, 8W x 11" map of a
proposed project shall also be submitted for attachment to the staff report or administrative decision.
Applications with unfolded maps shall not be accepted.
• The Planning Division and Engineering Department will perform a preliminary review of the application and
will determine whether an application is complete within 30 days of the counter submittal. Staff will.notify the
applicant if additional information or additional copies of the submitted materials are required.
• The administrative decision will typically occur approximately 45 to 60 days after an application is accepted as
being complete by the Planning Division. Applications involving difficult or protracted issues or requiring
review by other jurisdictions may take additional time to review. A basic flow chart which illustrates the
review process is available from the Planning Division upon request.
• This pre-application conference and the notes of the conference are intended to inform the prospective
applicant of the primary Community Development Code requirements applicable to the potential
development of a particular site and to allow the City staff and prospective applicant to discuss the
opportunities and constraints affecting development of the site.
BUILDING PERMITS
• Plans for buildingand other related permits will not be accepted for review until a land use approval has been
issued and the Palk Facility Improvement permit has been submitted.
• Final inspection approvals by the Building Division will not be granted until there is compliance with all
conditions of development approval.
• These pre-application notes do not include comments from the Building Division. For proosed buildings or
modifications to existingB
buildings, it is recommended to contact aBuilding Division Plans Examiner to
determine if there are building code issues that would prevent the structure from being constructed, as
proposed.
PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site
planning that should apply to the development of your site plan. Failure of the staff to provide information required
y the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a
prospective applicant either obtain and read the Community Development Code or ask any questions of City staff
relative to Code requirements prior to submitting an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED
AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless
deemed as unnecessary by the Planning Division).
Prior to submittal of the application you will need to schedule an appointment with the Permit Counter(503-
718-2421). Please make the appointment as soon as possible,once you have all submittal elements. PLEASE
NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance
may be returned.
PREPARED BY: Agnes Kowacz
CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING
PHONE: 503-718-2429
EMAIL: Agnesk@tigard-or.gov
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 7
Residential Application/Planning Division Section
PRE-APPLICATION CONFERENCE NOTES ;'
➢ ENGINEERING SECTION Q ` 4
CDs Milord,Oregon
Community Deve(opment
Shapira ll Community
PUBLIC FACILITIES Tax Mapts): 2S111BB
Foster Estates Tax Lolls]: 600.900.1000.1100
Use Type: SUB
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on the
application. The following comments are a prosection of public improvement related requirements that
may be required as a condition of development approval for your proposed project.
Right-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
® SW 100th Ave. to 27' feet from centerline
® SW 103rd Ave to 27' feet from centerline
SW to feet
Street improvements:
® 1/2 street improvements will be necessary along SW 100th Ave. and SW 103rd Ave., to include:
® 16' feet of pavement curb to centerline
® concrete curb
® storm sewers and other underground utilities
® 5' -foot concrete sidewalk and 5' -foot curb tight planter strip
street trees
® street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6
Engineering tlepamnent Section
® Other: Proposed new street not width enough at the intersection with 100th ave. Need 24'
minimum plus 2' gravel shoulder.
® 46' ROW street improvements on new street will require an adjustment for curb tight sidewalks.
/1 28' feet of pavement curb to curb
® concrete curb
® storm sewers and other underground utilities
® 6' -foot concrete sidewalk adjacent to curb.
® street trees
® street signs, traffic control devices, streetlights and a two-year streetlight fee.
® Other: Offsite grading may be required for sight distance. Tapers for return on 103rd.
® Full street improvements will be necessary along the 50' right of way section of new street., to
include:
® 28' feet of pavement curb to curb
® concrete curb
® storm sewers and other underground utilities
® 5' -foot concrete sidewalk and 5' -foot curb tight planter strip
® street trees
® street signs, traffic control devices, streetlights and a two-year streetlight fee.
® Other: East end of new street needs minimum right of way dedication to accomadate 24'
of pavement and a 2' shoulder.
Sidewalk Gaps
Section 18.810.070 of the Tigard Municipal Code (TMC) states, if there is an existing sidewalk on the
same side of the street as the development within 300 feet of a development site in either direction, the
sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality
(even if the sidewalk does not serve a neighborhood activity center).
N/A
Agreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval may
be specified which requires the property owner(s) to provide a future improvement guarantee. The City
Engineer will determine the form of this guarantee. The following street improvements may be eligible
for such a future improvement guarantee:
(1.) N/A
(2.)
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6
Engineering DegemDnent Section
Overhead Utility Lines:
® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, if approved by the City Engineer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are
on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $
35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW 103rd Ave.
They are also on the project side of 100th Ave.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8"inch line which is located in 103rd Ave and
also 100th Ave. The proposed development must be connected to a public sanitary sewer. It is the
developer's responsibility to run the new sanitary line through the project for the benefit of the new
homes.
Is this proposed development part of a Sewer Reimbursement District? Yes @ No ❑
If yes, SRD No. 42 Amount of Fees as of February 28th, 2017 $ 95,372.46
See enclosed map with itemized lot sewer costs.
Water Supply:
The City of Tigard provides public water service in the area of this site. This service provider should be
contacted for information regarding water supply for your proposed development.
There is a 6" pumped pressure and a 12" gravity line across the frontage on 103rd Ave.
also a 6" line across the frontage off of 100th Ave. A 8" line will be looped through the
project connecting the 6" lines. A hydrant connected to the 12" shall be placed at the
return on SW 103rd Ave.
Fire Protection:
Tualatin Valley Fire and Rescue District (Contact: John Wolff, 503.259.1504) provides fire protection
services within the City of Tigard. The District should be contacted for information regarding the
adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection.
Storm Sewer Improvements:
As stated in 18.810.100, all proposed development within the City shall be designed such that storm
water runoff is conveyed to an approved public drainage system. The applicant will be required to
submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin
drainage analysis to ensure that the proposed system will accommodate runoff from upstream
properties when fully developed.
There is a ditch line across the frontage of the project on 100th Ave. There is 15" storm in 103rd Ave
on the opposite side of the project
CITY OF TIGARC Pre-Application Conference Notes Page 3 of 6
Engineering Department Seellen
Storm Water Quality:
Surface Water Management (SWM) regulations established by Clean Water Services (Resolution and
Order No. 07-20) which requires the construction of on-site water quality facilities. The facilities shall
be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water
runoff generated from impervious surfaces. The resolution contains a provision that would allow an
applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The
City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed,
it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion
thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any
proposed water quality facility shall be submitted with the development application.
It is anticipated that this project will require:
® Construction of a water quality facility.
® Comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards
(Runoff Treatment and Control). Table 4-1 of Clean Water Services Design and Construction
Standards applies.
® Water quality and detention facility design and construction must be certified by an Oregon
professional engineer as meeting Clean Water Services requirements.
® After completion of the construction of these facilities, the applicant shall enter into an
agreement with the city for long-term maintenance of the facilities. This agreement will use city-
furnished forms and shall be recorded. City staff will be periodically inspecting the facilities for
compliance with the terms of the agreement.
Erosion Control:
® NPDES 1200-C (> 5 acres) or 1200-CN permit (< 5 acres).
Street Lights:
Portland General Electric provides street lights for roadways within the City of Tigard. Contact: Jose
Grejada at 503-672-5602 of Jose.Grajeda@pgn.com, for information regarding street lighting.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance
vehicles will have unobstructed access to critical manholes in the systems. Maintenance access
roadways may be required if existing or proposed facilities are not otherwise readily accessible.
TRANSPORTATION DEVELOPMENT FEES
The Washington County Transportation Development Tax (TDT) became effective 7/1/09. The TDT
program collects fees from new development based on the development's projected impact upon the
CITY OF TIGARD Pre-Aeollcation Conference Notes Page 4 of 6
Engine ming Department Section
City's transportation system. The applicant shall be required to pay a fee based upon the number of
trips which are projected to result from the proposed development. The calculation of the TDT
incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and
payable at the time of building permit issuance. In limited circumstances payment of the TDT may be
allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy
is permissible only when the TDT exceeds the TDT rate for a single-family home.
The Permitee shall pay fees as required. TDT credit available? Yes ❑ No ►
In April 2015, the City of Tigard adopted a Transportation System Development Charge (TSDC) for
residential development with an effective date of July 1, 2015. The fee will apply to building permits
issuing on or after July 1, 2015. The fee is in addition to and similar to the TDT. It is collected from new
development, and redevelopment projects in some cases, based upon the projected impact of the
proposed development on the city's transportation system. TSDC estimates are included in the city's
pre-application conference notes and are also calculated at the time of building permit submittal. They
are due upon building permit issuance. In addition to TSDCs, development is responsible for paying all
other SDCs that are in effect at the time of building permit issuance, including but not limited to parks,
sewer, and stormwater. The city is currently considering the adoption of a new non-residential TSDC
and an update to its Parks SDC.
The Permitee shall pay fees as required. TSDT credit available? Yes ❑ No
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For
more extensive work such as street widening improvements, main utility line extensions or subdivision
infrastructure, plans prepared by a registered Oregon professional engineer must be submitted for
review and approval.
The Permittee will also be required to post a performance bond, or other such suitable security. Where
professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work.
NOTE: When a PH Permit is required,the applicant must obtain that
permit prior to release of any permits from the Building Division.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6
Engineering Deperiment Section
cases where the lot they are working on has slopes in excess of 20% and foundation excavation
material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is
issued after, or concurrently with, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It
covers all work necessary for building construction, including sub-trades (excludes grading,
etc.). This permit cannot be issued in a subdivision until the public improvements are
substantially complete and a copy of the recorded plat has been returned by the applicant to the
City. For a land partition, the applicant must obtain an Engineering Permit, if required, and
return a copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and
plumbing that may also be required. Contact the Development Services Counter for more
information.
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well
as lots that have natural slopes in excess of 20%. This information will be necessary in determining if
special grading inspections will be required when the lots develop. The design engineer will also be
required to shade all structural fill areas on the construction plans. In addition, each homebuilder will
be required to submit a specific site and floor plan for each lot. The site plan shall include
topographical contours and indicate the elevations of the corners of the lot. The builder shall also
indicate the proposed elevations at the four corners of the building.
PREPARED DY: Ken Fisher DATE:12-7-2016
ENGINEERING DIVISION STAFF
Phone:15031718-2602.
CITY OF TIGARD Pre-Applicatlon Conference Notes Page 6 of 6
Engineering Dopanmonl Secllen
TDT Estimate Foster Estates 12/6/2016
2S111BB00600, 00900, 01000, & 01100 AMS
TDT RATES EFFECTIVE 7/1/16
TSDC CITYWIDE &TSDT RT OVERLAY RATES EFFECTIVE 7/1/16 INSIDE RIVER TERRACE
TSDC CITYWIDE EFFECTIVE 7/1/16 I Q Yes
Project is in River Terrace ? Qi No
Former Use
Rote Type Use# ITE Code # Units Rate TDT Amount Description
TDT 1 210 1 $8,278 $8,278 1 SFR
TSDC-Imp 1 210 1 $5,488 $5,488 1 SFR
TSDC-Reim 1 210 1 $317 $317 1 SFR
TSDC-RT 1 $0
Total TDT and TSDCs Former Uses $14,083
Proposed Use
Use# ITE Code # Units Rate TDT Amount Description
TDT 1 210 10 $8,278 $82,780 10 SFRs
TSDC-Imp 1 210 10 $5,488 $54,880 10 SFRs
TSDC-Reim 1 210 10 $317 $3,170 10 SFRs
TSDC-RT 1 $0
TDT 2 $0
TSDC-Imp 2 $0
TSDC-Reim 2 $0
TSDC-RT 2 $0
TDT 3 $0
TSDC-Imp 3 $0
TSDC-Reim 3 $0
TSDC-RT 3 $0
Total All TDTs &TSDCs Proposed Uses $140,830
Less: Total All TDTs& TSDCs Former Uses $14,083
Total All TDTs&TSDCs Net Increase $126,747
Total Net County TDT $74,502
Total Net TSDC-Imp $49,392
Total Net TSDC-Reim $2,853
Total Net TSDC RT Overlay $0 $126,747
TDT TSDC Imp+ Reim
Target Recovery Rate 28.0% 30%
Estimated Total Impact $266,079 $174,150
Estimated Unmitigated Impact $191,577 $121,905
All TDT&TDSC TSDC RT Overlay
Target Recovery Rate 29% 30%
Estimated Total Impact $440,229 $0
Estimated Unmitigated Impact $313,482 $0
TDT=County Transportation Development Tax
TSDC Citywide=City of Tigard Transportation System Development Tax(TSDC-Imp&TSDC-Reim)
TSDC RT=River Terrace Transportation System Development Tax Overlay
Parks Estimate Foster Estates 12/6/2016
2S111BB00600, 00900, 01000, & 01100 AMS
ALL PARKS RATES EFFECTIVE 7/1/16
0 Yes
Project is in River Terrace ? ® No
Note: All Neigh-Imp# Units entries=0 if project is in River Terrace;
All Neigh-RT# Units entries=0 if project is elsewhere in the city.
Former Use
Rate Type Use# ITE Code # Units Rate Parks Amount Description
Parks-Imp 1 210 1 $4,356 $4,356 1 SFR
Parks-Reim 1 210 1 $1,207 $1,207 1 SFR
Neigh-Imp 1 210 1 $1,615 $1,615 1 SFR
Neigh-RT 1 $0 0
2 $0
Total Parks Former Uses $7,178
Proposed Use
Use# ITE Code # Units Rate Parks Amount Description
Parks-Imp 1 210 10 $4,356 $43,560 10 SFRs
Parks-Reim 1 210 10 $1,207 $12,070 10 SFRs
Neigh-Imp 1 210 10 $1,615 $16,150 10 SFRs
Neigh-RT 1 $0 0
Parks-Imp 2 $0 0
Parks-Reim 2 $0 0
Neigh-Imp 2 $0 0
Neigh-RT 2 $0 0
Total Parks Outside RT Proposed Uses $71,780
Less: Total Parks Outside RT Former Uses $7,178
Total All Parks Outside RT Net Increase $64,602
Total Parks RT Proposed Uses $0
Less: Total Parks RT Former Uses $0
Total All Parks RT Net Increase $0
Total Parks-Imp $39,204
Total Parks-Reim $10,863
Total Neigh-Imp $14,535 $64,602
Total Neigh-RT $0
For Non-Residential Calculations:
Prior Use: =###sf/EE; #####/###=EEs.
Proposed Use: =###sf/EE; #####/###=EEs.
Parks-Imp=Parks Improvement,Citywide including River Terrace
Parks-Reim=Parks Reimbursement,Citywide including River Terrace
Neigh-Imp=Neighborhood Parks Improvement Outside River Terrace
Neigh-RT=Neighborhood Parks Improvement Inside River Terrace
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