Agenda Item - 2024-03-19 - Number 9.1 - Presentation - Mitigation Requirements for Single-Family and Duplex Development 9.1
Planning
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CC Study Session : Mitigation Requirements
for NSF & Duplex Dwellings
March 19 , 2 0 2 4
Overview of Presentation
• Brief background and purpose of study session
• Constructability considerations for frontage improvements
• Potential for increasing frontage improvements
• Case Studies
• Potential impacts of requiring mitigation for NSF and duplex
dwellings
• Comparative Table of options
• Questions
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Background aPurpose ofStudy
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• Middle housing ministerial . . ._- "e .*L +y
: .�mitigation requirements — June 2023 • ° , ,.' : &. �i
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• CC directed staff to consider 1. ` �� k -L.•• .
requiring mitigation for NSF and :'t itl
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q g g �� x
duplex dwellings too � Y _: ______'
• Seeking direction from the CC .: . . .. .,_ . . .- �:•
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whether to undertake a process to -•ni .• { . . . •._� •
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-y • " •n ` ` •require mitigation for NSF & duplex - - ' . ' - • ' *•k- .
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Constructabilityfor Frontage
Improvements
• Stormwater management a� , , ,v � ...
(treatment and conveyance) a � - .
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F
• ADA standards for sidewalks
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• Pedestrian safety
;
• Overhead utilities , � r r
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• Impacts parking _ ., ��•-�.,
p
irY
• Tree impacts
• Driveway approaches
• Sufficiency of ROW width -,
AL
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Number of Approved NSF Building Permits,
2019-2023
i ] Total Permits by # of Total Permits with
Year NO Mitigation Required *
2019 69 35
2020 62 31
2021 54 32
2022 59 38
2023 44 26
Average/year 58 32
*Represents the number of additional NSF permits that would need to be reviewed by staff each year.
2023 — NSF Building P rmi wi h I n
e is t out a use
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Options When Construction of Frontage
Improvements is not Practical
LID Waiver or Covenant Fee In-lieu
• No policy or program to • Cannot be used to fund the
implement LIDs, so general street program
improvements are never
constructed
• City must have a program in
place to assure :
• Difficult to get successor owners • Fees meet Nollan/Dolan Test;
of a property to construct • The funds will be used in the area
improvements required by a of the exaction; and
covenant • The improvement projects are
initiated within 10-15 years, or
must be returned
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Case Studies
Review of Examples & Scenarios
• Goodall Road
• First Addition Neighborhood
• Knaus Road
• Example from City of Milwaukie
• Installation Challenges for Frontage Improvements - Summary
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Requirements for Frontage Improvements
— Sources :
• City Code — Chapter 42 — Streets, Sidewalks, Public Rights of
Way and Public Easements
• Transportation System Plan — 2014, amended in 2017
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Transportation System
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�a r P 1 n — 2014 j , ia Transportation System Plan
a
mialar Lake Oswego, Oregon I 2015-2035
SEG pp O
20-year planning tool
Plan to upgrade and enhance the - ��a i
transportation system . - . 4 „---. ` • . tr •r
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Identifies projects based on gap analysis", 7 f;
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neighborhood input, and mobility modeling .g _ In �.. _
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Does not identify all the missing ._;_ _ ..-- Y _V_ - -� -_
infrastructure for frontage improvements IC TE c
tTLSPN &AS 9�SCI T ES, NC I ❑eF1teIi1t1Ci 2,2014
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j5 11 .
HistoryofGoodall Rd . -
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Improvements €. -f __-_ ��_- -
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23 t_
• 23 year period
/ 22.23 Pathway Improvvrrae
• Required annexations prior to development • i—nt s,
15 "� "
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• 80% of the frontage is completed on east side 12 {��-
Lake Oswsga f 1 `^ r---
Mlglt school t t i
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• Frontage costs spread over multiple lots 'Y -_._--_-. f T�-
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• Lower west side not feasible for sidewalkL .
2000-05 3 fromages ,. • -.+. `.
construction „_
2006-10 1 frontage
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2011-15 6 frontages - 1 �
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ncnoo F 016-20 1 frontage_nice 15! --\N--7 }
2021-23 3 frontages Rd 2. cr
4 -~^ C.
Goodall R
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7th Example
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• 31% of the fronta55
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528 540
531
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required at time
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Current view without frontage Where sidewalk would have been
improvements: placed:
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FAN Example — Full Corridor - D Ave
Project
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KnausRoad and C
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Knaus Road Example — through the years
2009 2011
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KnausRoadExample — throughtheyears
2015 2019
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Knaus Road Challenges
Tie into existing end of sidewalk Add shoulder, cut into embankment, redo the drainage
ditch, remove hedge, relocate overhead utilities
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What do other cities do ?
Tigard , Tualatin , Oregon City
Milwaukie, Portland
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MilwaukieExample
BEFORE AFTER
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ChallengesofNaw Frontage Requirements oon
DesignP rmit Effort Sin Single Family
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• Hire an engineer � r;, ,� ,k .1Y
• Design stormwater and pedestrian '' ;� 1
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system that ties into adjacent �.� , . . � � �
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properties :_ . s , � _
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• Manage conflicts with overhead utilities
• Address tree impact/removal _ '
• Account for parking demand ,-+-;. ,,,,keZ,:2, :"E - , - 7- - , - Am , ---.,,.!---7.,,re- - , -
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• Bond for Construction } � x t �j :� , = ,'
• Build, and then 1-year warranty _1 � ¢P E � t s : , . . _A ,., . i
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Comparisoo ofOptions
Retain Existing Proposal to Require Frontage Provide Fee-In-Lieu of Option to
Practice Improvements Frontage Improvements
Ease of Implementation No change Requires a 6-9-month workplan and public Requires a 6-9-month workplan and public
engagement, and eventual code changes engagement, and eventual code changes
Cost to Developers No change or increase Increased cost to hire designers and Increase cost to developers for one-time
contractors payment
Effect of Development No change or increase Adds extra time to complete improvements No change or increase
Timelines prior to Final Occupancy of home
Neighborhood Character No change Adds urban improvements in piecemeal order No change; until future projects come through
within the time period
Implements Sidewalks or Does not provide Adds sidewalks or pathways in piecemeal or Delays implementation of sidewalks or
Pathways sidewalks or pathways fragmented approach over a long time period pathways until future, but within the time
period, when adequate funds are available
Stormwater Impacts in Does not typically affect May cause impacts to adjacent properties — Does not change existing stormwater situation
the Public ROW or change the existing must ensure this doesn't occur by proper in the area
stormwater situation in design. Requires stormwater facilities (i.e.
the area planters) in ROW if no conveyance exists.
City Staffing Impacts No new staff required Requires at least 2 new FTE Increase in staff workload in Engineering and
Finance _
City Maintenance Does not change current Would require increased level of service to Does not change the current level of service
Impacts level of service maintain the stormwater system (e.g., until such time as a full project is
planters) implemented
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� REGp Questions ?
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FILO — Costs Scenarios
Fee In - Lieu of Improvements Scenario
Lineal
frontage
Neighborhood (ft.) $350 (1) $500 $600 (2)
FAN, typical frontage 50 $17,500 $25,000 $30,000
FAN, corner lot 170 $59,500 $85,000 $102,000
Evergreen, typical frontage 120 $42,000 $60,000 $72,000
Evergreen, larger corner lot 190 $66,500 $95,000 $114,000
-��- 1) Milwaukie FILO Rate
16 �
�,� 2) Portland FILO Rate - caps out at $72,000 for single lot
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-----------
ExampleEvergreenNeighborhood—
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Berwick Sidewalk , il.. LJfrJ /-
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•
Pes _ Lake F':rest - ___ '.
PI.1l1 aY '/ -
'41111. ` + � '�'f '
Surf to Turf ,'� •
RP. inr-iaG Trail
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