HomeMy WebLinkAboutPRE2022-00011 Schenk 3-lot Partition Planning and Engineering Notes (2) 114 City of Tigard
Pre-Application Conference Notes
TIGARD Residential Developments
Meeting Date: March 8, 2022 PRE2022-00011
Applicant: Ryan Schenk
Contact: 503-939-0294 /ryanschenk72@gmail.com
Property
Location: 9175 SW North Dakota Street / 1S135DB08400
Proposal: Divide subject property into 3-lots
Base Zone: R-4.5
Sensitive Lands: Significant Tree Groves,Tigard Significant Wetland, CWS Vegetated
Corridor, Goal 5 Habitat
Overlay Zone: N/A
Plan District: ❑ Yes ® No
Required
Applications: Type II Minor Land Partition,Type I Accessory Dwelling Unit
Planner: Nikki Tuason Contact: 503-718-2450/
NikkiT@tigard-or.gov
Engineer: Jeremy Tamargo Contact: 503-718-2462/
JeremyT@tigard-or.gov
Land Use Application Review Process
18.710 Land Use Review Procedures
The application is subject to a Type II procedure, as provided in Section 18.710.060. The approval
authority is Community Development Director and the appeal authority is Hearings Officer.
Review the complete procedures in Chapter 18.710.
For submittal requirements,refer to Subsection 18.710.030.0 and Pre-application packet for
requirements. Prior to submittal of the application,you will need to schedule an appointment with
the Permit Counter, 503-718-2421.
Applicable Chapters
18.110 Residential Zones ❑ 18.650 Tigard Downtown Plan District
O 18.210 Residential General Provisions ❑ 18.660 Tigard Triangle Plan District
IZ 18.220 Accessory Dwelling Units 0 18.670 Washington Square Regional Center
O 18.230 Apartments 1 18.710 Land Use Review Procedures
O 18.240 Cottage Clusters 0 18.715 Adjustments
O 18.250 Courtyard Units 0 18.720 Annexation
O 18.260 Mobile Home Parks 0 18.740 Conditional Uses
O 18.270 Quads 0 18.750 Historic Resources
O 18.280 Rowhouses 0 18.760 Home Occupations
1�1 18.290 Single Detached Houses 0 18.770 Planned Developments
►Z1 18.410 Off-Street Parking and Loading 0 18.780 Site Development Review
IZI 18.420 Landscaping and Screening 0 18.790 Text and Map Amendments
O 18.440 Temporary Uses 0 18.810 Lot Line Adjustments&Consolidations
O 18.450 Wireless Communication Facilities @ 18.820 Land Partitions
1�1 18.510 Sensitive Lands 0 18.830 Subdivisions
1�1 18.520 Significant Tree Groves @ 18.910 Improvement Standards
O 18.620 Bridgeport Village Plan District @ 18.920 Access,Egress& Circulation
O 18.640 River Terrace Plan District @ 18.930 Vision Clearance Areas
Applicable Standards
18.110 RESIDENTIAL ZONES
Applicable Zone: R-4.5
18.290 SINGLE DETACHED HOUSES
Minimum Lot Size: 7,500 square feet
Lot Size: 34,848
STANDARD R-4.5
Minimum Lot Size 7,500 sq.ft.
Minimum Lot Width 50 ft.
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Minimum Setbacks
- Front 20 ft.
- Street Side 15 ft.
- Side 5 ft.
- Rear 15 ft.
- Garage 20 ft.
Maximum Height 30 ft.
Maximum Lot Coverage None
Minimum Landscape Area None
Minimum Parking 1 off-street vehicle parking space per house l
Please review the development standards for the applicable housing type in the chapter noted
above.
Density Estimate 1
Density Estimate:
Total Site 34,848 square feet
Sensitive Land Areas - Unknown* square feet
Land Dedicated for Public Rights-of-Way - Unknown square feet
Land Proposed for Private Streets - 2,257** square feet
Net Development Area 32,591 square feet
*Determined through wetland delineation
**Approximate based on 112.88' x 20' access road extended through site
Net Development Area 32,591 square feet
Minimum Lot Size ± 7,500 square feet
Maximum Number of Residential Units 4
Maximum Number of Residential Units 4
x 80%
Minimum Number of Residential Units 3
Alternative Design Estimate 2
Density Estimate:
Total Site 34,848 square feet
Sensitive Land Areas - Unknown* square feet
Land Dedicated for Public Rights-of-Way - Unknown square feet
Land Proposed for Private Streets - 6,757** square feet
Net Development Area 28,090 square feet
*Determined through wetland delineation
**Approximate based on potential T shaped access road (25' x 200) + (20' x
87.88' ) to serve all 3 lots
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Net Development Area 28,090 square feet
Minimum Lot Size — 7,500 square feet
Maximum Number of Residential Units 3
Maximum Number of Residential Units 3
x 80%
Minimum Number of Residential Units 2
The calculations above are only estimates.Actual density calculations will depend on
information regarding land dedicated for public rights-of-way,private streets,etc. Please refer to
Sections 18.40.020 and 18.40.130 for calculating density.
18.220 ACCESSORY DWELLING UNIT
18.220.050 Standards
A. Number of dwelling units.
1. A maximum of 2 accessory dwelling units are allowed per single detached house.
2. A maximum of 1 detached accessory dwelling unit is allowed per single detached house.
A second accessory dwelling unit must be attached to the primary dwelling unit.
B. Size.
1. The maximum size of a detached accessory dwelling unit is 800 square feet.
2. The square footage of each attached accessory dwelling unit may not exceed the square
footage of the primary dwelling unit.
C. Height.
1. The maximum height of a detached accessory dwelling unit is 25 feet.
2. A structure containing an attached accessory dwelling unit may not exceed the
maximum height for a single detached house in the base zone.
D. Setbacks. Accessory dwelling units must meet the setback standards for a single detached house
in the base zone,with the exception that a detached accessory dwelling unit may be located within 5
feet of the rear property line if the accessory dwelling unit is 15 feet or less in height.
E. Lot coverage. Accessory dwelling units must meet the lot coverage standards for a single
detached house in the base zone.
F. Entrances. Only one attached accessory dwelling unit may have an entrance on the facade
facing the front property line.The entrance to a second attached accessory dwelling unit must be
oriented to a side, street side, or rear lot line.
G. Home occupations. Type II Home Occupations are prohibited on a lot with two accessory
dwelling units.
H. Accessory dwelling units in accessory structures. Accessory dwelling units may be added to
existing accessory structures such as garages, subject to the maximum square footage and height
restrictions for each, as measured using the method provided in Section 18.40.130.
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18.410 OFF-STREET PARKING AND LOADING
o Non-apauinents: 1 off-street parking space per dwelling unit;and
See Section 18.410.040.I for parking dimensional standards.
18.420 LANDSCAPING AND SCREENING
Required Tree Canopy (Section 18.420.060)
Minimum Site Tree Canopy: 40% and 15%per lot
Minimum Number of Street Trees: 1 Street Tree per 40 feet of frontage (for public and private streets)
An urban forestry plan is required to demonstrate compliance with tree canopy standards. An urban
forestry plan must be prepared by a landscape architect or both a certified arborist and tree risk
assessor, as provided in the Urban Forestry Manual Section 10 (except for MLPs). The plan must
include:
o Tree preservation and removal site plan- Section 10,Part 1 of Urban Forestry Manual
o Tree canopy site plan- Section 10, Part 2 of Urban Forestry Manual
o Supplemental report- Section 10, Part 3 of Urban Forestry Manual
o Parking lot tree canopy standards- Provide the minimum effective tree canopy percentage
for all parking areas,including parking spaces and drive aisles. Only the percentage of tree
canopy directly above parking areas may count toward meeting this standard.
o Street trees- Include where right-of-way improvements are required at a rate of 1 tree for 40
lineal feet of frontage.
18.510 SENSITIVE LANDS
18.510.050 General Provisions for Wetlands
A. Code compliance requirements. Wetland regulations apply to those areas classified as significant
on the City of Tigard 'Wetland and Streams Corridors Map," and to a vegetated corridor ranging
from 25 to 200 feet wide, measured horizontally, from the defined boundaries of the wetland, as
provided in "Table 3.1,Vegetated Corridor Widths," and "Appendix C,Natural Resource
Assessments," of the CWS "Design and Construction Standards."Wetland locations may include
but are not limited to those areas identified as wetlands in 'Wetland Inventory and Assessment for
the City of Tigard, Oregon," Fishman Environmental Services, 1994.
B. Delineation of wetland boundaries. Precise boundaries may vary from those shown on wetland
maps; specific delineation of wetland boundaries may be necessary. Wetland delineation will be done
by qualified professionals at the applicant's expense. (Ord. 18-21 §2; Ord. 17-22 §2)
18.510.080 Special Provisions within Locally Significant Wetlands and Along the Tualatin
River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek
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A. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the
safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0030) pertaining to
wetlands, all wetlands classified as significant on the City of Tigard 'Wetlands and Streams
Corridors Map" are protected. No land form alterations or developments are allowed within or
partially within a significant wetland, except as allowed or approved in compliance with
Section 18.510.100.
18.820 LAND DIVISIONS
18.820.040 Approval Criteria
The approval authority will approve or approve with conditions an application for a land partition
when all of the following are met:
A. The proposed partition complies with all statutory and ordinance requirements and regulations;
B. There are adequate public facilities available to serve the proposal;
C. The proposed improvements meet city and applicable agency standards;
D. The proposed lots comply with the following:
1. Each lot created for residential development must meet the density standard for the
housing type proposed.
2. The minimum lot width is met.The minimum lot width for residential and
nonresidential development is provided in the applicable development standards in
Chapter 18.200, Residential Development Standards or Chapter 18.300,Nonresidential
Development Standards. In the case of a flag lot,the minimum lot width and depth is 40 feet
and is measured as provided in Section 18.40.080.
3. The minimum lot size is met.The minimum lot size for residential and nonresidential
development is provided in the applicable development standards chapter in 18.200
Residential Development Standards or 18.300 Nonresidential Development Standards. In
the case of a flag lot, the flag pole is not included in the lot area calculation as described in
Section 18.40.080.
4. Each lot for quad,rowhouse, or single detached house development is rectilinear in
shape with straight side lot lines at right angles to front lot lines, and straight rear lot lines
parallel to front lot lines, except where not practicable due to location along a street radius or
because of existing natural features or lot lines. Side and rear lot lines that are segmented
may not contain cumulative lateral changes in direction that exceed 10 percent of the
distance between opposing lot corners, as measured using the process of Subsection
18.40.060.C.
5. Each lot has a minimum of 40 feet of frontage on a public or private right-of-way,
except for the following types of lots:
a. Flag lots and rowhouse lots have a minimum of 15 feet of frontage on a public
or private right-of-way;
b. Lots with curved frontages along cul-de-sacs or eyebrows have a minimum of
20 feet of frontage on a public or private right-of-way as measured along the arc of
the front lot line; and
c. Lots at the terminus of a private street have a minimum of 20 feet of frontage
on a private right-of-way.
6. All setback requirements are met.The setback requirements for residential and
nonresidential development are provided in the applicable development standards chapter in
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18.200 Residential Development Standards or 18.300 Nonresidential Development
Standards.
7. Lots created using the density and dimensional standards for cottage cluster, courtyard
unit, quad, and rowhouse development must record a deed restriction that prohibits any type
of development other than the type proposed with the partition application.This deed
restriction cannot be removed except through another land division process.
E. With regard to flag lots:
1. The applicant may determine the location of the front lot line,provided that no side
setback is less than 10 feet.
2. A sight-obscuring fence must be provided along the property line of a lot where the
paved access is located within 10 feet of an abutting lot.
F. Where a common drive is to be provided to serve more than one lot,a reciprocal easement
that will ensure access and maintenance rights must be recorded with the approved partition plat;
G. Any access must comply with Chapter 18.920, Access, Egress, and Circulation; and
H. Where landfill or development is allowed within or adjacent to the special flood hazard area,
the city will require the dedication of sufficient open land area for greenway adjacent to and within
the special flood hazard area. This area will include portions at a suitable elevation for the
construction of a path, sidewalk, or trail with the special flood hazard area in compliance with the
adopted trails plan or transportation plan.
18.920 ACCESS, EGRESS AND CIRCULATION
Table 18.920.1
Vehicular Access/Egress Requirements
Minimum Minimum
Housing Type Driveways Access Minimum Pavement Width
Re'uired Re'uired
Single Detached 1 10 ft 10 ft
Houses
18.930 VISION CLEARANCE AREAS
Vision Clearance Areas must be:
o Maintained between 3 and 8 feet in height at intersections of roads with driveways,railroads,
and other roads.
o The size of the vision clearance area depends upon the abutting street's functional
classification and any existing obstructions within the vision clearance area.
o Vision clearance areas must be shown on the site plan and identify any obstructions in these
areas.
Service Provider Letters and Additional Contacts
The following service provider letters are required:
® Clean Water Services
❑ Tualatin Valley Water District
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® Pride Disposal
❑ Waste Management
Applicant must obtain service provider letters from the following agencies, and submit them with
the land use application:
• Clean Water Services: https://www.cleanwaterservices.org/permits-
development/step-by-step-process/environmental-review/
• Pride Disposal: Contact Kristen Tabscott at ktabscott@pridedisposal.com
Building: 503-718- 2439 / tigardbuildingpermits@tigard-or.gov
Fire: John Wolff,Deputy Fire Marshall II; 503-259-1504 / John.Wolff(atvfr.com
ODOT: ODOT R1 DevRev@odot.state.or.us
Energy Trust of Oregon: 866-368-7878/info@energytrust.org
Additional Comments or Issues
Application Fees:
- Preliminary 3 Lot Partition: $5,917 / Final Plat: $1,374
- Type I Accessory Dwelling Unit: $306
18.820.050 Final Plat Submittal Requirements
A. Submittal. All final plats applications for land partitions must provide three copies of the final
plat prepared by a land surveyor or engineer licensed to practice in Oregon, and any necessary data
or narrative. The final plat must incorporate any conditions of approval imposed as part of the
preliminary plat approval.
B. Standards. The final plat and data or narrative must be drawn to the standards provided in the
Oregon Revised Statutes (ORS 92.05) and by Washington County.
Additional Information
ENGINEERING REQUIREMENTS (Chapter 18.910 and 18.920)
All requirements relating to street and utility improvements are provided in the Engineering
Checklist.
SUBDIVISION/PLAT NAME RESERVATION
Applicant must complete and file a subdivision/plat name requires with the Washington County
Surveyors Office. The approved Subdivision Name Reservation must be submitted to the City at
time of application submittal.
ENERGY TRUST OF OREGON
The City of Tigard highly recommends contacting Energy Trust for assistance before completing
building design to reduce upfront costs. Did you know you can get paid for building green? In
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addition to providing design assistance to maximize energy efficiency and operational savings, the
Energy Trust team provides cash-back incentives throughout the planning process. Please contact
info@energytrust.org for more information on savings and cash-back offers for new buildings and
home upgrades.
SEWER REIMBURSEMENT DISTRICT
Your property may be in a sewer reimbursement district and may require additional fees upon
development. Please contact the Planning Department at 503-718-2421 in order to find out if your
property is within a sewer reimbursement district and the associated fee.
DEVELOPMENT PERMITS
Development permits will not be accepted until a land use approval has been granted. Comments
from the Building Department are not included in these notes. For questions about the Building
Code or building permits and related fees,please contact the Building Division at (503) 718-2439 or
tigardbuildingpermits@tigard-or.gov. Final inspections will not be granted until all land use
conditions of approval are satisfied.
WASHINGTON COUNTY TDT AND CITY SDCS
Washington County Transportation Development Tax (TDT) and City's Transportation and Park
System Development Charges (SDC) are due at time of building permit issuance. If you would like
an SDCs estimate for your project,please contact Agnes Lindor,Associate Planner at
AgnesL@tigard-or.gov.
DISCLAIMER
The pre-application conference and notes cannot cover all applicable requirements related to the
proposed development. Failure of the staff to provide information required by Title 18 does not
constitute a waiver of the applicable criteria,regulations or standards. It is recommended that the
applicant read Title 18 or contact city staff with any questions prior to submittal.
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PRE—APPLICATION MEETING 'is
TI(,ARI)
> ENGINEERING SECTION < City of Tigard,Oregon
Community
Development
Shaping A Better
Community
DATE: Tuesday,March 8,2022
PROJECT NAME: Schenk Partition
CASE NUMBER: PRE2022-00011
PROJECT ADDRESS: 9175 SW North Dakota Street
PROJECT DESCRIPTION: Proposed 3-Lot Partition
APPLICABLE CODE: 18.910, 18.920, 18.930
TRANSPORTATION
• SW North Dakota Street
o Classification:Neighborhood Route (With Bike Lanes/No Parking)
o City of Tigard Required Minimum Section (Figure 18.910.3 of TMC 18.910):
■ 29'minimum right-of-way dedication from centerline
• 18'paved width
• (1) 5.5'planter strip (with curb)
• (1) 5'sidewalk
• (1) 0.5'public access strip
• Proposed Unnamed Private Street
o See TMC 18.910.030.T for requirements related to private street design.
o Minimum private street width per Table 18.910.1 for Local Residential (under 200 ADT) and Figure 18.910.6.
• Minimum paved width 20 feet.
o Per TMC 18.910.070:private streets shall have sidewalks meeting City standards along both sides of the street.
o Private street design must provide for emergency vehicle access and turnaround.Applicant is required to coordinate
with TVF&R on emergency access requirements for the proposed development.
• SW North Dakota Street intersection with New Unnamed Private Street
• Curb return,sidewalk and ADA ramps required at the intersection of SW North Dakota Street with the
New Unnamed Private Street proposed to serve the development.
• CDC 18.910.030.Y: Street Lighting
o Provide photometric analysis for proposed and existing streetlights.
• Analysis must separate private lighting from public right-of-way lighting.
• Provide 8'Public Utility Easement across road frontage,outside of right-of-way.
STORMWATER
• Stormwater systems shall be designed and constructed meeting CWS Design and Construction Standards for surface water
management systems,including runoff treatment and control:
o Chapter 4:Runoff Treatment and Control
CITY OF TIGARD Engineering Division,2020
o Chapter 5: Conveyance Design
• Existing 12" storm sewer main located within SW North Dakota Street west of the proposed development frontage.
• Applicant required to extend public storm sewer mains in accordance with CWS 5.02.
• Submit Preliminary Stormwater Report with Land Use Application.
SANITARY SEWER
• Sanitary sewer system shall be designed and constructed meeting CWS Design and Construction Standards.
• Existing 8" sanitary sewer main located within SW North Dakota Street along proposed development frontage.
• Applicant required to extend public sanitary sewer mains in accordance with CWS 5.02.
• The applicant is required to provide a new sanitary service lateral to serve each new lot per City standards.
WATER
• Water System is under Tualatin Valley Water District (TVWD)jurisdiction.
o Existing TVWD water main located within SW North Dakota Street.
• Applicant shall coordinate with TVWD for improvement requirements and with City of Tigard for the location of the water
facilities within the right of way.
OVERHEAD UTILITIES (CDC 18.910.120)
• Existing overhead utilities and proposed utilities must be placed underground.
• See TMC 18.910.120 for requirements for fee-in-lieu option of undergrounding for existing overhead utilities:
o The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a
street where existing utilities which are not underground will serve the development and the approval authority
determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of
undergrounding in conjunction with the development.The determination shall be on a case-by-case basis.The most
common,but not the only,such situation is a short frontage development for which undergrounding would result in
the placement of additional poles,rather than the removal of above-ground utilities facilities.
GRADING AND EROSION CONTROL
• A grading and erosion control permit will be required for the construction of the development.
o 1200 C with DEQ for disturbed area of over 5 acres.
o 1200CN with CWS for disturbed area between 1 and 5 acres.
o EC Permit with Tigard for disturbed area less than 1 acre.
PREPARED BY: Jeremy Tamargo,PE—Assistant City Engineer
DATE:3/1/2022
ENGINEERING DIVISION STAFF
DISCLAIMER
The pre-application conference and notes cannot cover all applicable requirements related to the
proposed development. Failure of the staff to provide information required by Title 18 does not
constitute a waiver of the applicable criteria, regulations or standards. It is recommended that the
applicant read Title 18 or contact city staff with any questions prior to submittal.
CITY OF TIGARD Engineering Division,2020