MLP2003-00017�" ' '
, .,
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION �MLP} 2003-00011 CITYOFTIGARD
Community�Devefapmc�nt
LEHMAN PARTITION WEST sr��nef�`�etterc°"�'nu"1�
120 DAYS = 3/11/2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION WEST
CASE NO: Minor Land Partition (MLP) MLP2003-00017
PROPOSAL: The applicant is requesting approval of two 3-lot Minor Land Partitions on two
separate properties that are adjacent to each other. There are two separate
applications and finro separate pieces of property. The second partition is
(MLP2003-00016). This particular proposal is for the prope�ty currently located at
9330 SW Lehman Street. The applicant is proposing to partition of .38 acres into
three parcels. Parcel 1 has an existing home on site, and the two new parcels are
expected to be developed with residences in the future. The lot sizes for this
development would be 7,242; 4,757, and 4,757 square feet respectively.
APPLICANT: Windwood Construction OWNER: Dale M. Richards &
Attn: Dale Richards Heather M. Adams
12655 SW North Dakota Street 20675 SW Lebeau Road
Tigard, OR 97223 ShenNOOd, OR 97140
LOCATION: 9330 SW Lehman Street.; WCTM 1 S126DC, Tax Lot 3100.
COMP. PLAN
DESIGNATION: Medium-Density Residential.
ZONE: City of Tigard R-12 zoning district. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square
feet. A wide range of civic and institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.630, 18.705,
18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request for a Minor Land Partition subject to certain conditions. The findings and
conclusions on which the decision is based are noted in Section VI.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 1 OF 21
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____ _____ CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment im c i an, , ext. d� or review an
approval:
1. A Public Facility Improvement (PFI) permit is required for this pro ect to cover the public sewer
line, the public storm line and any other work in the public right-o�way. Six (6) sets of detailed
public improvement plans shall be submitted for review to the Engineering Department. NOTE:
these plans are in addition to any drawings required by the Buifding Division and should only
include sheets releva�n fo public improvements. Public Facility Improvement (PFI) permit plans
shall conform to City of Tigard Public Improvement Design Standards, which are available at City
Hall and the City's web page (www.ci.tigard.or.us).
2. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will �e�esignated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
3. The PFI permit plan submittal shall include the applicanYs proposed driveway locations that meet
Standard Drawing 140 of the City of Tigard's Public Improvement Design Standards.
4. The PFI permit plan.submittal shall include the applicant's final design and calculations for the
stormwater system, mcluding detention, that will serve this development and MLP2003-00016.
The plan shall include the extension of the public storm sewer to the west property line of this
developm�nt. The applicant will be required to provide CWS approval for connection to the storm
line in 92 Avenue, if not already consfructed by MLP2003-00016.
5. Prior to approval of the final plat, the ap licant shall obtain a Site Permit from the Building
Departmenf to cover all grading for the lot s), all on-site private utility installation (water, sewer,
storm, etc.) and all driveway construction. NOTE: this permit is separate from a public Facility
Improvement permit issued by the Engineering Department for work in the public right-of-way.
6. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $100.00.
(STAFF CONTACT: Shirley Treat, Engineering).
7. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
8. The applicant shall execute a Restrictive Covenant whereb they agree to complete or participate
in the future improvements of SW Lehman Street adjacen�to the sub�ect property, when any of
the following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed by a third party and
involves the sharing of design and/or construction expenses by the third party owner(s) of
property in addition to the sub�ect property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
9. A joint use and maintenance agreement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 2 OF 21
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10. The applicant shall provide a public sanitary sewer line to Parcels 2 & 3.
11. The applicant shall either place the existing overhead utility lines along SW Lehman Street
underground as a part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e of the site that is parallel to the utility lines and will be $35.00
per lineal foot. If the fee option is chosen, the amount will be $3,318.35 and it shall be paid prior
to final plat approval.
12. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water
connection pnor to issuance of the City's Public Facility Improvement permit.
13. The applicant shall show the utility easement for the water lines on the final plat. If the easement
is on MLP2003-00016 the applicant will be required to provide a copy of the finat plat for
MLP2003-00016 that shows the utility easement.
14. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to
the City's global positioning system GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall e of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates
can be established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
15. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard.
D. NOTE: Washington County will not be�in their review of the final plat until they receive
notice from the Engineering Department mdicating that the City has reviewed the final plat �
and submitted comments to the applicant's surveyor.
E. After the City and County have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer si�nature (for partitions), or City Engineer and Community
Development Director signa ures (for subdivisions).
16. The applicant's engineer shall provide post-construction sight distance certification for the access
drive at Lehman Street that meets the standard for a 25mp�i street.
-- __ -----
THE FOLLOWING CONDITIONS SHALL BE SATISFIED �� '' �
PRIOR TO ISSUANCE OF BUI�DING PERMITS: ;; .:: �
:
Su6mit the o owing to t e anning ivision ra ilby�3� , x or review an
approval:
17. Prior to the issuance of building permits on parcel two or three, the applicant shall provide the
planning division with a site plan indicating that the buildings will have ten-foot side yard setbacks.
18. Prior to the issuance of building permits, all new construction on any of the three lots will be
required to meet the developmenf,standards of the applicable zone at the time of construction.
Parcels two and three must mamtain 10-foot side yard setbacks as flag lots.
19. At the time of submittal for building permits for individual homes within the development, the
developer shall submit plans demonstrating that one (1) off-street parking space., which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 3 OF 21
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20. The applicant shall submit a final Tree Protection Plan for review and approval by the Tigard City
Forester. The plan shall show exactly how far the tree protection fencing will be from the face of
each protected tree that will be impacted by construction activities within its dripline. The
applicant, through their Project Arborist, shall justify the construction activities that will occur
withm the trees' driplines, and certify that the activities will not adversely impact the overall and
long-term health and stability of each tree. In the event that additional mitigation is required, the
applicant shall submit a mitigation plan along with the construction drawings.
21. The Project Arborist shall inspect the site at a minimum of once every two weeks (and a minimum
of once every week when construction activities will impact the trees being preserved). These
reports shou�d include any changes that occurred to the Tree Protection Zone (TPZ) as well as
the condition and location of the tree protection fencing. If the amount of TPZ was reduced then
the Project Arborist shall justify why the fencin was moved, and shall certify that the construction
activities to the trees did not adversely impact�he overall and long-term health and stability of the
tree(s). If the reports are not submitted or received by the City Forester at the scheduled
intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the
contractor, the City can stop work on the pro�ect until an inspection can be done by the City
Forester and the F�roject Arborist. This inspection will be to evaluate the tree protection fencing,
determine if the fencmg was moved at any point during construction, and determine if any part of
the Tree Protection Plan has been violated.
22. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final
certification indicating the elements of the Tree Protection Plan were followed and that all
remaining trees on the site are healthy, stable and viable in their modified growing environment.
If any tree (or trees) is determined to be unhealthy, unstable or not able to survive the trauma
caused by fhe construction activities the City may pursue further appropriate measures, which
may include additional mitigation. The ap�plicant shall comply with the recommendations of the
arborist report, and shall provide the City Arborist with a construction ,sequence including
installation and removal of tree protection devices, clearing, grading, and paving.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
24. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of
the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format,
if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the
City's GPS network. The applicant's engineer shall provide the City with an electronic file with
points for each structure (manholes, catch basins, wafer valves, hydrants and other water system
features) in the development, and their respective X and Y State Plane Coordinates, referenced
to NAD 83 (91).
25. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and
shall be submitted to and accepted by the City prior to issuance ofa building permit.
26. Prior to issuance of the building permits for Parcels 2 & 3, the applicant shall pay the standard
water quality fee per lot (fee amounts will be the latest approved by Clean Water Services (CWS).
27. Prior to issuance of the building permits, the public sewer and storm line work for the
development shall be completed and accepted by the City.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 4 OF 21
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SECTION III. BACKGROUND INFORMATION
Vicinit Information:
sin� e- ami y residence currently occupies the site. The surrounding neighborhood is also developed
with single-family residences.
Pro ert Histo :
e property was developed as a single-family lot. A search of city records provided no additional
information for this particular property. The site was annexed into the city Limits of Tigard in 1998.
Site Information and Pro osal Descri tion:
is particu ar proposa is or t e prope y currently located at 9330 SW Lehman Street. The applicant
is proposing to partition .38 acres into three parcels. Parcel 1 has an existing home on site, and the two
new parcefs are expected to be developed with residences in the future. The lot sizes for this
development would be 7,242; 4,757, and 4,757 square feet respectively.
SECTION IV. NEIGHBORHOOD COMMENTS
All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal.
The si�e was also posted during the public comment period. Two comments were received. The
comments were related to concerns over the removal of trees on site for the driveway, and an easement
that is shown on the development plans on the property located east of this site.
STAFF RESPONSE:
The applicant had proposed an alternative access along the east property line of the property located at
9314 SW Lehman. That configuration would have required construction of a private street and two
variances. If a proJ'ect can meet the criterion of the development code, then variances cannot be
approved. Staff could not support the variance applications that would have been necessary to build to
the original configuration.
In response to the concern related to the easement shown on the property located east of this site, staff
could find no evidence of an easement on that property, and staff will not approve.utilities through a
property for which there is not an existing or negotiated easement. At the time of this review, staff did
not consider the easement for the purposes of providing utilities for this project.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this
decision are as follows:
A. Land Partitions
18.420 (Land Partitions)
B. Zoning Districts
18.510 (Residential Zoning Districts)
C. S pecific Development Standards
18.630 ashington Square Regional Center Standards)
18.705 Access, Egress & Circufation)
18.715 Density Computations)
18.725 Environmental Performance Standards)
18.745 Landscaping and Screening)
18.755 Mixed solid Waste & Recyclable Storage)
18.765 Off-Street Parking and Loading Requirements)
18.790 Tree Removal)
18.795 isual Clearance)
18.390 Impact Study Section 18.390.040)
D. Street and Utility Im p. rovement Standards
18.810 (Street and Ufility Improvement Standards)
MLP2003-00017 IEHMAN PARTITION WEST PAGE 5 OF 21
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SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION
LAND PARTITIONS: CHAPTER 18.420
Future re-division: Section 18.420.020.D
When partitioning tracts into large parcels, the director shall require that the parcels be of such
size and shape to facilitate future re-partitioning of such parcels in accordance with the
requirements of the zoning district and this title.
The proposal is for a 3-lot Minor Land Partition of .38 acres. The location and size of the existing house
would prohibit any future division of this property. If the home and improvements were to be removed,
parcel 1 could potentially be redeveloped into two lots. Parcels 2 and 3 exceed the minimum lot size by
1,707 square feet. The applicant has met the minimum density requirement for the parent parcel. This
criteria is satisfied.
A roval Criteria: Section 18.420.050
e propose partition complies with all statutory and ordinance requirements and regulations;
The proposed partition will comply with all statutory and ordinance requirements and regulations at the
time of proposed development as demonstrated both by the analysis presented within this admmistrative
decision and by this,application and review process through compliance with the conditions of approval.
Therefore, this criterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff
finds that adequate public facilities are available to serve the proposal. Therefore this critenon is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed and conditioned later in this decision.
Improvements will be reviewed as part of the permit process and durin construction, at which time the
appropriate review authority will insure that city and applicable agency s�andards are met. Based on the
analysis in this decision, this cnterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
There is no minimum lot width requirement in the R-12 zoning district. Therefore, this criterion is not
applicable.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in fhe lot area.
The minimum lot area requirement in the R-12 zoning district is 3,050 square feet per unit. The
proposed lots exceed the minimum lot sizes of the zone. Lots two and three are flag lots. When the
access easements are subtracted from the lot areas (1,142 square feet from parcel one and 713 square
feet from parcel finro) all three parcels will still exceed the minimum lot size of the R-12 zone. In fact,
parcel 1 will be 6,100 square feet and parcel 2 will be 4,044 square feet when the access easements are
deducted from the lot area. Parcel 3 does not have any access easements across it. Therefore, this
criterion is met.
Each lot created through the partition process shall front a public right-of-way (ROW) by at least
15 feet or have a legally recorded minimum 15-foot wide access easement.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 6 OF 21
According to the plan, lot 1 has 94.81 feet of frontage along SW Lehman Street, and lots 2 and 3 will be
served by a fifteen-foot access easement to SW Lehman Street. SW Lehman Street is a public
right-of-way. This standard has been met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the existing house are compliant with the underlying zoning district. Future development of
lots 2 and 3 will be subject to all setback requirements at fhe time of development including the
increased setbacks required of flag lots. This standard has been met.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
Lots two and three of this partition are flag lots. The plans indicate a five-foot side yard setback when
illustrating possible building envelopes. These proposed setbacks do not satisfy the setback criterion
required of flag lots. This s{andard is not satisfied.
FINDING: Parcels two and three are flag lots. The applicant has not shown the required ten-foot side
yard setback on parcels two and three.
CONDITION: Prior to the issuance of building permits on parcel two or three, the applicant shall provide
the planning division with a sife plan indicating that the buildings will have ten-foot side
yard setbacks.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an af�utting lot in accordance with Sections 18.745.040.
Screening may.also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
The applicant has shown a screen along the accessway consisting of shrubs and trees. This criterion is
satisfied.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have detrimental effect on fire-fighting capabilities.
The Fire District has provided comments that will be reviewed for compliance at the time of construction.
There is an existing hydrant at the driveway to this site. This standard is satisfied.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
The applicant has proposed a common drive to be shared between lots two and three of this partition,
and has indicated that they will share the same drive with the parcels being created on the lot directly
east of this site. As sucF�, there will be an easement granted to all four properties. This issue is
discussed in more detail later in this decision. As conditioned, this application can meet this standard.
Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access,
Egress, and Circulation standards. This criterion is satisfied.
Where landfill and/or development is allowed within or adjacent to the one-hundred-year
floodplain, the City shall require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
This property is no where near the one-hundred year floodplain. Therefore, this criterion is not
applicable.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 7 OF 21
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s)will be processed concurrently.
The applicant has not requested a variance or adjustment to any of the development standards.
Therefore, this standard is not applicable.
Residential Zonin Districts 18.510:
eve opmen s an ar s in resi en ial zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
. ..
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
, STANDARD � ` ` � R-12 �„��'��.���3��9_� � PRUPOSED
�� �'� �f � �* ����" �:r���. . �`� � �_. � Lot 11Lot 21Lot 3
�
Minimum Lot Size
-Detached unit 3,050 sq.ft. 7,242 SF/4,757 SF/4,757 SF
-Duplexes
-Attached unit
Average Minimum Lot Width
-Detached unit lots - 94.8 FeeU 47.5 FeeU 47.5 feet
-Duplex lots
-Attached unit lots
Maximum Lot Covera e 80% +60%/A licable at time of Bld .
Minimum Setbacks
-Front yard 20 ft. Existing/Applied at the time of building
-Side facing street on comer 8 through lots 15 ft. permit
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district
-Distance between ro e line and front of ara e 20 ft.
Maximum Hei ht 30 ft. unknown
Minimum Landsca e Re uirement - -
[1]Single-family attached residentlal units pertnitted at one dwelling per lot with no more that five attached units in one grouping.
[2]Lot coverage includes all buildings and impervious surfaces.
A minimum lot size of 3,050 square feet is required for each lot. The proposed lot sizes meet this
standard, however, the site size will be confirmed by survey prior to final plat approval.
Development standards will apply to all future development of the sites.
FINDING: The construction on Lot 1 is pre-existing, and it is expected that single-family structures will
be constructed on parcels 2 and 3.
CONDITION: Prior to the issuance of building permits, all new construction on any of the three lots will
be required to meet the deve�opment standards of the applicable zone at the time of
construction. Parcels two and three must maintain 10-foot side yard setbacks as flag lots.
Cha ter 18.630 Washin ton S uare Re ional Standards:
new eve opmen s inc u ing remo e ing an renovation projects resulting in new non
single-family residentia� uses are expected to contribute to the character and quality of the area.
In addition to meeting the design standards described below and other development standards
required by the Development and Building Codes, developments will be required to dedicate and
improve public streets, connect to public facilities such as sanitary.sewer, water and storm
drainage, and participate in funding future transportation and public improvement projects
necessary within the Washington Square Reg�onal Center.
The proposed development deals strictl with single-family residential development. The standards of
this chapter are found to be inapplicable�o this proposed development.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 8 OF 21
Cha ter 18.705 Access E ress and Circulation:
ccess ana emen ec ion
Section 18.70 .030.H. states that an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by_meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington County, the City
and AASHTO.
The applicanYs engineer has indicated the visual clearance standard can be met at the access drive
onto Lehman Street. The applicant's engineer has also indicated that a sight distance of 200 feet in
either direction can be obtained at the access drive. The speed limit on Lehman Street is 25 mph,
requiring a sight distance of 250 feet in either direction. Therefore, this criterion is not met.
FINDING: The speed limit on Lehman Street is 25 mph, requiring a sight distance of 250 feet in either
direction. The applicants' engineer addressed only 200 feet.
CONDITION: Prior to final plat, the applicant's engineer shall provide post-construction sight distance
certification that meets the standard for a 25 mph street.
Section 18.705.030.H.2 states that drivewa�s shall not be permitted to be placed in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be 150 feet, measured from the right-
of-way line of the intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street frontage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The existing driveway and future driveways for Parcels 2 and 3 will not be located within the influence
area of a collector or arterial street intersection.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
While the code section above does not indicate a driveway spacing standard along local streets, the City
of Tigard Public Improvement Design Standards does address this issue. The applicant has indicated
that Parcel 1 will have a separate driveway and that Parcels 2 & 3 will share a driveway. The applicant
will have to show how the driveway spacing will meet the requirements of Standard Drawing 140. At a
minimum, the shared driveway apron must be located 5 feet from the property line.and separated from
the Parcel 1 driveway by 30 feet. The applicant may submit a revised plan showing that Parcels 1, 2
and 3 will share an access, located a minimum of 5 feet from the property line.
The applicant will be required to show a joint ingress/egress easement on the final plat. The applicant
will also be required to execute a joint maintenance agreement to clarify maintenance responsibilities
between the parcels.
Public street access. All vehicular access and egress as required in Sections 18.705.030(H) and
s a connect directly with a public or private street approved,by the City for public
use and shall be maintained at the required standards on a continuous basis.
All three lots will have access to SW Lehman Street. Southwest Lehman Street is a public street. This
standard is met.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Minimum access requirements for residential use.
Access drives in excess of 150 feet in len th shall be provided with approved provisions for the
turning around of fire apparatus by one of�he following:
MLP2003-00017 LEHMAN PARTITION WEST PAGE 9 OF 21
a. A circular, paved surface having a minimum turn radius measured from center point to
outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having a
minimum depth of 40 feet and a minimum width of 20 feet;.
c. The maximum cross slope of a required turnaround is 5%.
There are no access drives in excess of 150 feet. The deepest lot in the development is approximately
100 feet. There is no need for a tumaround. This criterion is satisfied.
Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least
30 feet), may be required.so as to reduce the need for excessive vehicular backing motions in
situations where two vehicles traveling in opposite directions meet on driveways in excess of
200 feet in length;
There are no driveways associated with this project that are greater than 200 feet in length, the
accesses will be reviewed again at the time of building permit. This criterion is satisfied.
Where permitted, minimum width for driveway approaches to arterials or collector streets shall
be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic
exiting the site.
All three lots will have access to SW Lehman, which is classified as a local street by the City of Tigard.
This criterion is not applicable as no lot will have a driveway approach to an arterial or collector.
DENSITY COMPUTATIONS: CHAPTER 18.715.
. . ens� a cu ation
Definition of net develo ment area. Net development area, in acres, shall be determined by
su trac ing e o owing an area s) from the gross acres, which is all of the land included in
the legal description of the property to be developed:
All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
All land dedicated to the public for park purposes;
All land dedicated for public rights-of-way. When actual information is not available, the
followin� formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
All land proposed for private streets; and
A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
Gross Developable area 16,553 SF
Existing Home - 3,050 SF
Access easements - 1 856 SF
et eve opa e rea , quare Feet
Calculatin maximum number of residential units. To calculate the maximum number of
resi entia units per ne acre, ivi e t e num er o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
The maximum number of residential units that would be available to the site is 3.8. The proposal calls
for two additional residential units for a total of three units including the existing house. This standard
has been satisfied.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 10 OF 21
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum num er o resi en ia uni s per ne acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
The minimum number of residential units that can be accommodated is 3. This standard has been
satisfied.
ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725
equires a e era an s a e environmen al laws, rules and regulations be applied to
development within the City of Tigard. Section 18.725.030 Performance Standards regulates:
Noise, visible emissions, vibration and odors.
Noise. For the� Purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210
o�e Tigard Municipal Code shall apply.
Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning
is rict, t ere s a be no use, operation or activity which results in a stack or other point-source
emission, other than an emission from space heating, or the emission of pure uncombined water
(steam) which is visible from a prope� line. Department of Environmental Quality (DEQ) rules
for visible emissions (340-21-015 and 3 0-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is
er�pmittea in any given zoning district which is discernible without instruments at the property
line of the use concemed.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily
cTefecfable at an point beyond the property line of the use creating the odors is prohibited. DEQ
rules for odors (�40-028-090) apply.
Glare and heat. No direct or sky reflected glare: whether from floodlights or from high
empera ure processes such as combustion or welding, which is visible at the lot line shall be
permitted, and; 1) there shall be no emission or transmission of heat or heated air which is
discernible at the lot line of the source; and 2) these regulations shall not apply to signs or
floodlights in parkin� areas or construction equipment at the time of construction or excavation
work otherwise permitted by this title.
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
maintaine in a manner which will not attract or aid the propagation of insects or rodents or
create a health hazard.
FINDING: As this is a typical detached single-family project, which is a permitted use in the R-12
zone, it is anticipated that none of the environmental conditions that have been listed
above will be compromised beyond allowable levels. The above performance standards
are met. These standards would be subject to code enforcement investigation if for some
reason the above standards were in question.
LANDSCAPING AND SCREENING: CHAPTER: 18.745.
Street trees: Section 18.745.040
ection . 45.040.A.: All develo�ment projects fronting on a public street, private street or a
private driveway more than 100 feet in length approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.04QC.
Both the applicants' narrative and plans propose the addition of street trees along SW Lehman and
along the driveways. Since the frontage on SW Lehman and the private driveway is less than 100 feet
in length, the trees that are proposed can count towards the required mitigation. This standard is
satisfied.
Bufferin and Screenin : Section 18.745.050
is sec ion o e evelopment code outlines the requirements necessary to provide
buffering and screening when two different uses are adjacent to one another.
MLP2003-00017 LEHMAN PART�TION WEST PAGE 11 OF 21
The applicant is proposing to partition the lots to accommodate possible future construction of
residences on the lots. Since the lots are large enough for only single-family units, and they are
adjacent to existing single-family units, there are no requirements to provide additional buffering and
screening.
MIXED SOLID WASTE AND RECYCLABLE STORAGE: CHAPTER 18.755
oug is e as a review cri erion or is app ica ion, this chapter is only applicable to multi-unit
residential buildings containing five or more units and non-residential construction. Therefore, this
chapter is inapplicable. The applicant has stated that they intend to serve the site as any other
single-family development would be served.
OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765
is ap er is app ica e or eve opment pro�ec s w en there is new construction, expansion
of existing uset or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum
Off-Street Parking Requirements.
The proposed project will create 2 new lots for single-family construction. Submittals of detailed plans
for the construction of any home within the development is not necessary at this time. Table 18.765.2
requires that one (1) off-street parking space be provided per detached dwelling unit. There is no
maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking
requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face
of garages to property lines in all residential zones. To ensure that homes constructed in this
development comply with these standards, the following condition shall apply:
CONDITION: At the time of submittal for building permits for individual homes within the development,
the developer shall submit plans demonstrating that one (1) off-street parking space, which
meets minimum dimensional requirements and setback requirements as specified in Title
18, will be provided on-site for each new home.
TREE REMOVAL: CHAPTER: 18.790
Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a
ce � ie ar oris s all be provided for any lot, parcel or combination of lots or parcels for which
a development application for a subdivision, partition, site development review, planned
development or conditional use is filed. Protection is preferred over removal wherever poss�ble.
The applicant has provided an arborist report from Walt Knapp, Certified Arborist. In his report, Walt
indicated that there are three trees on site over twelve inches in diameter at diameter breast height
(DBH), and two trees on the adjacent property to be protected. Of the three trees on site, two are to be
removed. Therefore, 67% of the trees on site are preserved, and mitigation of '/� of the caliper inches to
be removed will be required. According to the report, the applicanf is removing one 20 inch tree to
accommodate construction. However, the City Arborist has reviewed the report and,stated that the plan
is unacceptable since it allows a new driveway to be constructed well within the dnp line of one of the
preserved trees without indicating what specific measures will be taken to ensure the survival of that
tree. Therefore, the arborist report will have to be revised to address construction of the new driveway in
relation to the Douglas Fir that is in question. This criterion is not satisfied.
FINDING: The proposal retains 67% of the trees that are over twelve inches, and must mitigate one
half of tf�e caliper inches of the trees that are to be removed. According to the TDC, the
developer.must.mitigate for,'h of the caliper inches that are to be removed. At this time,
mitigation is 10 inches for this project. The applicant is conditioned to submit a revised tree
plan. If more trees are removed as a result of the revised plan, the mitigation will be
recalculated.
The tree plan fails to properly identify protection measures for a Douglas fir that is slated
for preservation and located within a construction area.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 12 OF 21
CONDITIONS:
. The applicant shall submit a final Tree Protection Plan for review and approval by
the Tigard City Forester. The plan shall show exactly how far the tree protection
fencmg will be from the face of each protected tree that will be impacted by
construction activities within its dripline. The applicant, through their Project
Arborist, shall justify the construction activities that will occur within the trees'
driplines, and certify that the activities will not adversely impact the overall and
long-term health and stability of each tree. In the event that additional mitigation is
required, the applicant shall submit a mitigation plan along with the construction
drawings.
. The Project Arborist shall inspect the site at a minimum of once every two weeks
(and a minimum of once every week when construction activities will impact the
trees being preserved). These reports should include any changes that occurred to
the TPZ as well as the condition and location of the tree protection fencing. If the
amount of TPZ was reduced then the Project Arborist shall justify why the fencing
was moved, and shall certify that the construction activities to the trees did not
adversely impact the overall and lon�-term health and stability of the tree(s). If the
reports are not submitted or received by the City Foresfer at the scfieduled
infervals, and if it appears the TPZ's or the Tree Protection Plan is not being
followed by the contractor, the City can stop work on the project until an inspection
can be done by the City Forester and the Project Arborist. This inspection will be to
evaluate the tree protection fencing, determine if the fencing was moved at any
point during construction, and determine if any part of the Tree Protection Plan has
been violated.
. Prior to issuance of building permits the Pro1'ect Arborist shall submit to the City
Forester a final certification indicating the elements of the Tree Protection Plan
were followed and that all remaining trees on the site are healthy, stable and viable
in their modified growing environment. If any tree (or trees) is determined to be
unhealthy, unstable or not able to survive the trauma caused by the construction
activities the City may pursue further appropriate measures, which may include
additional mitigafion. The applicant shal� comply with the recommendations of the
arborist report, and shall provide the City Arborist with a construction sequence
including installation and removal of tree protection devices, clearing, grading, and
paving.
VISUAL CLEARANCE AREAS: CHAPTER 18.795
Visual Clearance Requirements: Section 18.795.030
At corners. Except within the CBD zoning district a visual clearance area shall be maintained on
t e corners of all property adjacent to the intersection of two streets, a street and a railroad, or a
driveway providing access to a public or private street.
Obstructions rohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
s ruc ure or emporary or permanent obstruction (except for an occasional utility pole or tree),
exceeding three feet in height, measured from the {o� of the curb, or where no curb exists, from
the street center line grade, exce t that trees exceeding this height may be located in this area,
provided all branches below eigh�feet are removed.
Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions
con ri u e o e o s ruc ion o c ear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary or permanent obstructions shall be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
Computations: Section 18.795.040
MLP2003-00017 LEHMAN PARTITION WEST PAGE 13 OF 21
Non-arterial streets.
on-a eria s ree s 24 feet or more in width. At all intersections of two non-arterial streets, a
non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at
least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a
trianyle formed by the right-of-way or property lines along such lots and a straight line joining
the right-of way or property line af points whicl� are 30 feet distance from the intersection of the
right-of way line and measured along such lines. See Figure 18.795.1:
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
. �![.GyGI � , f{'iJ1t.T'G .: �
. ���.1 oF AcGGGJ�!�i
�' Y . . � : , .:��
.-:.. :�:t • '
y� --5`�r��u'.'�2� •�- ''o'
_.• • _Liwt� . : • ,
- gD� �� -- �� �I. � --
��k Y ��t
The applicant has identified visual clearance areas on the site. Staff has visited the site and observed no
obstructions to the visual clearance areas. Any violations of the vision clearance triangle will be handled
by code enforcement proceedings. No specific plans for the construction of structures are required
through the partition process. Compliance with vision clearance requirements shall be confirmed through
the building permit process for all homes to be constructed within the development. The applicant has
indicated in the narrative that there will be no obstructions placed within these areas. This standard is
satisfied.
IMPACT STUDY: Section 18.390.040.B.e
ec�uires t a the applicant shall include an impact study. The study shall address, at a
minimum the transportation system, including bikewa�s, the drainage system, the parks
system, t�e water system, the sewer system, and the noise impacts of the development. For
each public facility system and type of impact of the development on the public at large, public
facilities systems, and affected private property users. In situations where the Community
Development Code req uires the dedication of real property interests, the aPplicant shall either
specifically concur with the dedication of real property. interest, or provide evidence which
supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
When determining the reasonableness of a requirement, Staff will look at rough proportionality. To do
this, Staff begins with assessing the amount of Traffic Impact Fee (TIF) that will be paid by the
development. In this case (assummg the development of Parcels 2 and 3 takes place at least after July
1, 2003), the amount of TIF that will be paid is approximately$5,060.00. A study was conducted several
years ago by Group Mackenzie that shows that the TIF only covers approximately 32% of a project
impact. Therefore, the full project impact is calculated by dividing the TIF by 0.32. The Full Impact
amount for this development is approximately$15,813.00.
To determine rough proportionality, Staff must weigh the value of the requirements in question with the
value of what is called the Unmitigated Impact. The Unmitigated Impact is calculated by subtracting the
TIF from the Full Impact amount, or: $15,813.00 - $5,060.00 = $10,753.00 is the unmitigated impact of
this development.
The applicant has provided an impact study, and the agencies responsible for ensuring the maintenance
and provision of public facilities have reviewed this proposal for imPacts. There were no impacts
identified that would require additional improvements to any of the public systems. This criterion has
been satisfied.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 14 OF 21
D. Street And Utilit Im rovements Standards Section 18.810:
aQ er . prov� es cons ruc ion s an ar s or e �mp ementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Street Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to
have an 80-foot right-of-way width and a 48-foot paved section. A local residential street must
have a ROW width between 42 to 54 feet and a paved width from 24 to 32 feet wide. Other
improvements required may include on-street parking, sidewalks and bikeways, underground
utilities, street lighting, storm drainage, and street trees.
This site lies ad'acent to SW Lehman Street, which is classified as a local street on the City of Tigard
Transportation �tan Map. At present, there is approximately 60 feet of ROW, according to the most
recent tax assessor's map.
SW Lehman Street is currently paved, but not fully improved to City standards. Tigard Municipal Code
(TMC) Section 18.810.030.A.3 states that streets adjacent to the development shall be improved in
accordance with City standards. However, 18.810.030.A.5 states that the City may accept a future
improvement �uarantee in lieu of street improvements if the improvement associated with the pro�ect
does not, by itself, provide a significant improvement to the street safety or capacity. Although this
development will incrementally increase the amount of traffic on the roadway, the increase will not
substantially degrade.the level of service on the street. A street improvement ad�acent to this site,
therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030.A.5.e
states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on
property zoned residential and the partition.does not create any new streets. This partition will not create
a new street. Based on these code provisions, the applicant will be required to enter into an agreement
with the City. whereby the owner and/or any subsequent owner agrees to participate in any future
widening pro�ect for the street carried out by the City, a third party or through a local improvement
district. This agreement must be executed prior to approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contem_plated
consideration of needs for convenient access, circulation, control and safety of street traffic anc�
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre-existing development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
The site is an infill lot surrounded by pre-existing development there are no further opportunities to
provide any connections. This standard is met.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 15 OF 21
Lots - Size and Shape: Section 18.810.060(A) �rohibits lot depth from beiny more than 2.5 times
the average lot width, unless the parcel is ess than 1.5 times the minimum lot size of the
applicable zoning district.
The average width for lot 1 is approximately 94 feet, and the depth is approximately 76 feet. Lots two
and three are about 47.5 feet wide each and about 100 feet deep. None of the lofs have a depth will
exceed 2.5 times the average width. This standard is met.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15 foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
All three lots meet the minimum requirements. This standard has been discussed previously in this
decision.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
By executing a future improvement guarantee agreement, the applicant will meet this criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopfed policies of the comprehensive plan.
Over-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
There is an 8-inch sewer line in Lehman Street that has adequate capacity for this development. The
plan shows that a new public sewer line will be constructed on MLP2003-00016 to serve that
development and Parcels 2 & 3 of this development. The applicant will have to construct a public sewer
to serve this development if MLP2003-00016 has not completed the public sewer improvements. These
improvements must be complete prior to issuance of building permits.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and flood water runoff.
Accommodation of U pstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or oufside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
The applicant's plan shows two options for providing stoRn sewer to serve this development. Both of
these options show the construction of a detention pipe and storm sewer on MLP2003-00016. If the
storm sewer is not constructed with MLP2003-00016 this development will be required to construct a
storm sewer to serve this development and upstream properties to the west prior to the issuance of
building permits.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 16 OF 21
The applicant's plans show one option discharg ing to the storm sewer in 92"d Avenue and providing a
detention pipe to serve this development and N1LP2003-00016. The applicant shall construct a storm
line to their west property line to accommodate future upstream development and provide joint utility
easements and maintenance agreements if the line is on private property. The applicant shall also be
required to provide a copy of the public utility easement on the property to the east (1S126DC03001 if
they construct this portion of the storm line. All easements and maintenance agreements will e
required prior to final plat approval.
The other option shown on the applicant's plan indicate�hat the storm sewer will connect to the existing
manhole at the mtersection of Lehman Street and 92" Avenue. This option requires that the public
storm sewer be extended in Lehman Street to the west property line of this development.
Connection to the storm sewer in SW 92"d Avenue will require CWS review and approval. If the
improvements are not constructed with MLP2003-00016 the applicant will have to construct these
improvements after submitting plans to CWS for review and approval.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
draina�e facility, the Director and Engineer shall withhold approval of the develo�ment until
provisions have been made for improvement of the potential condition or until provisions have
been made for storage of additional runoff caused by the development in accordance with the
Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno
Creek Watershed Management Plan. Section V of that plan includes a recommendation that local
governments institute a sformwater detention/effective impervious area reduction program resulting in no
net increase in storm peak flows up to the 25-year event. The City will require that all new developments
resulting in an increase of impervious surFaces provide onsite detention facilities, unless the
development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the
storm water runoff will be permitted to discharge without detention.
The applicant has indicated that with detention the storm sewer system in 92"d Avenue will have
capacity for this development. The proposed detention s�stem is shown on MLP2003-00016. The
applicant will be required to construct the detention system �f it is not constructed with MLP2003-00016
prior to issuance of building permits.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric
communication, lighting and cable television services and related facilities shall be placec�
underground, except for surFace mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above round temporary utility service facilities during
construction, high capacity electric lines opera�ing at�50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services•
. The City reserves the righ�to ap,prove location of all surFace mounted facilities;
. All underground utilities, including sanitary sewers and storm drains installed in streets
b the developer, shall be constructed prior to the surfacing.of the streets; and
. S�ubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to,Under-Grounding Requirement: Section 18.810.120.0 states that a develop er shall
pay a fee in-lieu of under rounding costs when the development is proposed to take pface on a
street where existing util�ies whicl� are not under round will serve the development and the
ap�roval authority determines that the cost and �echnical di�culty of under-g rounding the
u�ilities outweighs the benefit of under-grounding in conjunction with the deveTopment. The
determination shall be on a case-by-case basis. The most common, but not the only� such
situation is a short frontage develo ment for which under-grounding would result in the
placement of additional poles, rather �han the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 17 OF 21
There are existing overhead utility lines along the frontage of SW Lehman Street. If the fee in-lieu is
proposed, it is equal to $35.00 per lineal foof of street frontage that contains the overhead lines. The
frontage along this site is 94.81 lineal feet; therefore the fee would be $3,318.35.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
is si e is serve y ualatin Valley Water District (TVWD). The applicant will be required to get TVWD
review and approval of the proposed meter locations and connections to the main line. The applicant's
plan indicates new meters to serve this development will be located on MLP2003-00016. The applicant
will be re uired to show that the utility easement and oint maintenance agreement for these water lines
has been recorded on the final plat for MLP2003-000�16. If the easemenf and maintenance agreement
are not recorded on MLP2003-00016 the applicant will have to provide them on their property and show
them on their final plat.
Storm Water Qualit :
e � y as agree to enforce SurFace Water Management (SWM regulations established by
Clean Water Services (CWS) Design and Construction Standards adopted by Resolution and
Order No. 00-7) which require 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 newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The CWS standards include a provision that would exclude small projects such as residential land
partitions. It would be im racticaf to require an on-site water qualit facility to accommodate treatment of
the storm water from the new parcels. Rather, CWS standards provide tf�at applicants should pay a fee
in-lieu of constructing a facility, if deemed appropriate. Staff recommends payment of the fee in-lieu on
this application.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
prior to approval of the final plat.
Address Assi nments:
e i y o igar is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $100.00 (2 lots and/or tracts X $50/address = $100.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private street that lists the addresses that are served by the given driveway or street. This will assist
emergency senrices personnel to more easily find a particular home.
Surve Re uirements
e app ican s ma p at shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features in the development, and their respective X and Y
State Plane Coordmates, referenced to NAD 83 (91�.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 18 OF 21
SECTI�N VII. OTHER STAFF COMMENTS:
City of Tigard Operations Department reviewed the proposal but offered no comments.
City of Tigard Building Division reviewed the proposal but offered no comments.
City of Police Department has reviewed the proposal and requested that a monument marker be
placed at the end of the private driveway identifying addresses for homes constructed on parcels finro
and three.
City of Tigard Arborist has reviewed the proposal and offered the following comments:
As required, the applicant submitted a tree plan that was conducted by an International Society of
Arboriculture (ISA) Certified Arborist, Walt Knapp. The plan contains all four of the required components
of a tree plan. The tree plan is unacceptable since it allows a new driveway to be constructed well withm
the Douglas fir's dripline, but no explanation is given as to how the tree's roots will be protected.
According to the submitted plans, the edge of the driveway will be approximately 16 feet away from the
center of the tree. The Project arborist should use the Optimal Tree Protection Zone calculation as
shown in "Trees and Development: A Technical Guide fo Preservation of Trees During Land
Development" by Nelda Matheny and James R. Clark. The arborist should also provide a detailed
description on how the Douglas fir's roots will be protected and how construction impacts will be
minimized.
The Project Arborist indicated that he will monitor the construction activities, and provide written reports
to the developer and the.City at regular intervals. He also indicated that he will provide a final report
after the development proJ ect has been completed. The accepted regular interval for the site inspections
and written reports shall be at least once every finro weeks, and at least once per week when
construction activities will impact the trees being preserved.
Below are my suctqestions for the applicant to follow for tree protection guidelines:
1. Prior to construction, a Tree Protection Plan shall be included with the proposed construction
drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and
approval by the City Forester. All tree protection devices, along with their details and
specifications, shall be shown on the Tree Protection Plan. Any tree that will not be removed
onsite that is within the limits of disturbance of this project must be protected. Any tree that is
located on property adjacent to the construction pro1ect that will have more than 15% of its root
system disturbed by construction activities shall also be protected_
2. Prior to construction, the applicant shall submit a detailed construction schedule to the City
Forester with notations as to when tree protection devices will be either installed or removed
throughout construction of the project.
3. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery,
grading, dumping, storage, burial of debris, or anX other construction-related activities shall not be
located inside of any tree protection zone or outside of the limits of disturbance where other trees
are being protected.
4. All tree protection devices shall be:
. Visible.
. Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts.
Each post shall be no less than four feet high from the top of grade. Each post shall be
driven into the ground to a depth of no less than two and a half feet below grade. Each
post shall be spaced no further apart than four feet.
. Between each post, securely attached to the chain-link fencing, shall be a sign indicating
that the area behind the fencing is protected and no construction activify, including
material storage, may occur behind the fencing.
. Inspected and approved in the field by the project arborist and City Forester prior to
clearing, grading, or the beginning of construction.
. Remain in place and maintained until all construction is completed and a final inspection is
conducted.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 19 OF 21
. If it is necessary to enter the tree protection zone at any time with equipment (trucks,
bulldozers, etc.) the project arborist and City Forester must be notified before any entry
occurs. Before entering the TPZ, the project arborist and City Forester shall determine the
method by which entry can occur, along with any additional tree protection measures.
. Prior to issuance of building permits, the Project Arbonst shall submit a final certification
indicatin the elements of the Tree Protection Plan were followed and that all remaining
trees on�he site are healthy, stable and viable in their modified growing environment.
SECTION VIII. AGENCY COMMENTS
Tri-Met has reviewed the proposal but offered no comments.
Clean Water Services was notified but provided no comments.
Tualatin Valley Water District was notified and stated that they have no objections to the project.
Tualatin Valley Fire � Rescue was notified, and offered the following comments:
.Although the project is not in complete conformance with our fire prevention ordinance, Tualatin Valley
Fire & Rescue endorses this proposal predicated on the following critena and conditions of approval:
1. Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the
building as measured by an approved route around the exterior of the building. An approved
turnaround is required if the remaining distance to an approved intersecting roadway, as
measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1�
2. Dead end fire apparatus access roads in excess of 150 feet in length sf�all be provided with an
approved tumaround. Diagrams of approved turnarounds are available from the fire district.
(UFC Sec. 902.2.2.4)
3. When buildings are completely protected with an approved automatic fire sprinkler s stem, the
requirements for fire apparatus access may be modified as approved by the Chief. �UFC Sec.
902.2.1 Exception 1)
4. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for
one or two dwelling units and out buildings}, and an unobstructed vertical clearance of not less
than 13 feet 6 inches. (UFC Sec. 902.2.2.1)
5. Fire apparatus access roads shall be of an all-weather surFace that is easily distinguishable from
the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel
load) and 50,000 pounds live load (gross vehicle weight). You may need to provide
documentation from a registered engineer that the design will be capable of supporting such
loading. Documentation from a registered engmeer that the finished construction is in accordance
with the approved plans or the requirements of the Fire Code may be requested. (Design criteria
on back) (UFC Sec. 902.2.2)
6. The inside tuming radius and outside turning radius shall be not less than 25 feet and 45 feet
respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on
back)
7. Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and
20 feet of unobstructed driving surFace, "No Parking" signs shall be installed on one or both sides
of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4} Signs shall read "NO
PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a
clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and
shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1)
8. Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent
with a maximum grade of 15 percent for len ths of no more than 200 feef. Intersections and
turnarounds shall be level (maximum 5%) with�he exception of crowning for water run-off. Public
streets shall have a maximum grade of 15%. (UFC Sec. 902.2.2,6).
9. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each
intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet
from a hydrant at an intersection as measured in an approved manner around the outside of the
structure and along approved fire apparatus access roadways. Placement of additional fire
hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
MLP2003-00017 LEHMAN PARTITION WEST PAGE 20 OF 21
10. Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access
roadway. (UFC Sec. 903.4.2.4)
11. Fire hydrant locations shall be identified by the installation of reflective markers. The markers
shall be blue. They shall be located adjacent and to the side of the centerline of the access road
way that the fire hydrant is located on. In case that there is no center line, then assume a
centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
12. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons
per minute. If the structure(s) is(are) 3,600 square feet or larg er, the required fire flow sF�all be
determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5�
13. Approved fire apparatus access roadways and fire fighting water supplies shall be installed and
operational prior.to any other construction on the site or su6division. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
�— Owner of record within the required distance
�- Affected government agencies
Final Decision:
THIS DECISION IS FINAL DECEMBER 30, 2003 ON AND BECOMES
EFFECTIVE ON JANUARY 15, 2004 UNLESS AN APPEAL IS FILED.
A�e�al:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as rovided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.�. of the Tigard Community Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the fVotice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant.is the appellant the hearing on an appeal from the Director's Decision shall be
confined to the specific.issues identi�ied in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 14, 2004.
Questions:
yoT�u fiave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
� December 30 2003
: ra i
Associate Planner
\ ti-• December 30 2003
: ic ar ew r o
Planning Ma ager
MLP2003-00017 LEHMAN PARTITION WEST PAGE 21 OF 21
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NOTICE OF TYPE II DECISI�N
MINOR LAND PARTITION (MLP) 2003-00017 CITYOFTIGARD
('O11I1lIUlIiCy�SVC�-0�7177QriC
LEHMAN PARTITION WEST s��pj"gf���tte'c°"�"'un'ry
120 DAYS = 311112004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION WEST
CASE NO: Minor Land Partition (MLP) MLP2003-00017
PROPOSAL: The applicant is requesting approval of two 3-lot Minor Land Partitions on two
separate properties that are adjacent to each other. There are two separate
applications and two separate pieces of property. The second partition is
(MLP2003-00016). This particular proposal is for the property currently located
at 9330 SW Lehman Street. The applicant is proposing to partition of .38 acres
into three parcels. Parcel 1 has an existing home on site, and the two new
parcels are expected to be developed with residences in the future. The lot sizes
for this development would be 7,242; 4,757, and 4,757 square feet respectively.
APPLICANT: Windwood Construction OWNER: Dale M. Richards &
Attn: Dale Richards Heather M. Adams
12655 SW North Dakota Street 20675 SW Lebeau Road
Tigard, OR 97223 Sherwood, OR 97140
LOCATION: 9330 SW Lehman Street.; WCTM 1S126DC, Tax Lot 3100.
COMP. PLAN
DESIGNATION: Medium-Density Residential.
ZONE: City of Tigard R-12 zoning district. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square
feet. A wide range of civic and institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.630, 18.705,
18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25t) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
oN—tice mailed to:
X The applicant and owners
� Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON DECEMBER 30, 2003 AND BECOMES
EFFECTIVE ON JANUARY 15, 2004 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 14, 2004.
Questions:
For further information please contact the Planning Division Staff Planner, Brad Kilbv at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SFiALL BE PROMPTLY FORWARDED TO THE PURCHASER
NOTICE OF PEHDING LAND USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITION Community�Devefopment
S(aping A Better�ommuraty
DATE OF NOTICE: December 3, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00017
FILE NAME: LEHMAN PARTITION WEST
PROPOSAL: The applicant is requesting approval of two, 3-lot Minor Land Partitions on two separate
properties that are adjacent to each other. There are two separate applications and two
separate pieces of property. The second partition is MLP2003-00016. This proposal is to
partition .38 acres into three (3) parcels. Parcel 1 has an existing home on site, and the two
new parcels are expected to be developed with residences in the future. The lot sizes for this
development would be 7,242, 4,757, and 4,757 square feet respectively.
ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A
wide range of civic and institutional uses are also permitted conditionally. APPLICABLE
REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510,
18.630, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810.
LOCATION: 9330 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3100.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the a plication to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
All comments should be directed to Brad Kilbv, Associate Planner in the
Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City
of Tigard by telephone at (503) 639-4171 or by e-mail to bradley(a�ci.tigard.or.us.
ALL COMMENTS MUST BE RECEIVED BY TNE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN OROER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR �. � �C#3� IF YOU PROVIDE COMMENTS, YOU WILL BE
SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL
CONTAIN THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
�
_ _ _ 1
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant app�oval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO 15 OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR�S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled °Your Right to Provide Written Comments."
r
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REQUEST FOR COMMENTS CITYOFTIf3ARD
�ommunity�Developn:ent
S(apingA�etter�ommunity
DATE: December 3,2003
T0: Brian Blalock,Commercial Plans Eyraminer REC�IVED PLANNING
FROM: City of Tigard Planning Di�ision
DEC 0 9 2003
STAFF CONTACT: Brad Kilp]I,Associate Planner[x24341 CITY OF TIGARQ
Phone: [5031639-4111/Fax: [5031684-)291
MINOR LAND PARTITION[MLPI 2003-00011
➢ LEHMAN PARTITION WEST Q
REQUEST: The applicant is requesting approval of two, 3-lot Minor Land Partitions on two separate
properties that are adjacent to each other. There are two separate applications and two separate pieces
of property. The second partition is MLP2003-00016. This proposal is to partition .38 acres into three (3)
parcels. Parcel 1 has an existing home on site, and the two new parcels are expected to be developed
with residences in the future. The lot sizes for this development would be 7,242, 4,757, and 4,757 square
feet respectively. LOCATION: 9330 SW Lehman Street; WCTM 1S126DC, Tax Lot 3100. ZONE: R-12:
Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range
of housing types at a minimum Iot size of 3,050 square feet. A wide range of civic and institutional uses
are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.390, 18.420, 18.510, 18.630, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790,
18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE:NEED�Yt��1 �t3�MEN� A�C�K��: �. . . � ECEMBER 17, 2003. You may use the space
provided below or attach a separate letter to return your comments. If vou are unable to respond bv the above
date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon
as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name�Number of Person Commenting:
j� !q N f31�L0 C� 7/g°L �F3.�
12/04/03 THU 12:58 FAX 503 591 0986 TVWD ENGINEERING �001
1�
REQUEST FOR COMMENTS CITY OF TIOAR�
�� L'ommunity�DeueCopment
ShapingA Bettes�o�nmunaty
UA�E � Dec�m�er 3,2003 RECE'IVED PLANNING
. Ynala�a Yalley Wat�r OlstrictAdministratiue Offlcea
DEC 0 9 2003
�ROM: 6titf1 of Ti�ar�Plapain�Divisia■
STAFF CONTACT: Brad 161by,Assoclate Piaan�r�Z4341 C�N OF TIGARD
Ppune: [5031639-,4111/Fax: [5031684I 1
MINOR LANU PARTIflON[MLPI 2DOS-00011
➢ LEHMQN PARTITION WEST Q
REQUEST: The applicant is requesting approval of two, 3-1ot Minor Land Partitions on two separate
properties th�it are adjacent to each other. There are two separate applications and two separate pieces
of property. -fhe second partition is MLP2003-00016. This proposal is to partition .38 acres into three (3) ,
parcels. Par��el 1 has an existing home on site, and the two new parcels are expected to be developed ;
with residences in the future. The lot sizes for this development would be 7,242, 4,757, and 4,757 square '
feet respectively. LOCATION: 9330 SW Lehman Street; WCTM 'iS126DC, Tax Lot 3100. ZONE: R-12:
Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range
of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses ,
are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.390, 18.420, 18.510, 18.630, 18,705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, i
18.795 and 18.810.
Attached are thE+ Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the �roposal in the near future. If ou wish to comment on this
�,. , .
application, ����� . , � � .��� < ' .,��-�, .��� .?Y' ��EMB�'i���'!���, �'�'� You may use the space
..> .._. _ , .
provided befow ar attach a separate {etter to return your comrnents. If you are unable to respond by the above
date, please ph��ne the staff contact noted above with your comments and confirm your comments in writing as soon
as possible. If yo� have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK TF�E�t3._.���1�"`s'!�'�l�A'�`.��TW�"t`:'ihF�L1(~ ..'
_ We havE: reviewed the proposal and have no objections to it.
Please contact of our office.
Please r�afer to the enclosed letter.
_ Written comments provided below:
Name 8 Number of Person Commenting:
'. �� -3p 2�
PIETER H.M. BRAAM 9315 SW Lehman Street
consulting geologist Portland, OR 97223-6746
phone: (503)245-2174
engineering geology/underground construction e-mail: pbraam�att.net
�: �,� ;�,�/
Mr. Steve Kay � ��
Kurahashi &Assoc., Inc. �, D
15580 SW Jay St.—suite 200 � `' '��� ?O
Beaverton, OR 97006 �.Iry �3
`.;•,nOF T�r,4A0
Dec 5, 2003 �
Subj. Lehman Partition
Dear Sir,
As you may already have concluded, I live opposite the proposed Lehman Partitions.
Following the announcement of the proposed partition I have taken up contact with Mr. Brad
Kilby, Associate Planner at the City of Tigard. I also reviewed your map of existing conditions
(sheet 1)and the sheets 2 and 3 of the preliminary plans. My review leads me to conclude
that you are planning to eliminate a number of the trees on the easterly lot. This approach will
have a major negative impact on our surroundings.
I propose that you modify the location of the proposed access and utility easements. A
combined 27-foot wide easement can be located directly west of the existing house on the
easterly lot{9314 SW Lehman St.). This would save four of the large trees along the property
line. It would also save the expense of moving the utility pole#5064.
Based on my conversation with Mr. Kilby it appears that the City of Tigard would have no
problem with the easement location that I propose.
I trust that you will give this matter your attention and hope to find that my environmental
concerns lead to a tree-friendlier design.
Sincerely
I
cc. Mr. Brad Kilby�/
, y �
:.,��,
o�� o � 2�� REQUEST FOR COMMENTS CITYOFTIGARD
Community�UeveCopment
Shaping A�etter Community
DATE: December 3,2003
T0: lim Wolf,Tigard Police Uepartment Crime Preuention Officer
REC�IVED PI.ANNING
FROM: Cit�l of Ti9ard Planning Division
DEC 0 3 2003
STAFF CONTACT: Brad Kilby,Associate Planner[x24341
Phone: [5031639-4171/Fax: [5031684-1291 CITY OF TIGARD
MINOR LAND PARTITION[MLPI 2003-00011
➢ LENMAN PARTITION WEST Q
REQUEST: The applicant is requesting approval of two, 3-lot Minor Land Partitions on two separate
properties that are adjacent to each other. There are two separate applications and two separate pieces
of property. The second partition is MLP2003-00016. This proposal is to partition .38 acres into three (3)
parcels. Parcel 1 has an existing home on site, and the two new parcels are expected to be developed
with residences in the future. The lot sizes for this development would be 7,242, 4,757, and 4,757 square
feet respectively. LOCATION: 9330 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3100. ZONE: R-12:
Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range
of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses
are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.390, 18.420, 18.510, 18.630, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790,
18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the �roposal in the near future. If you wish to comment on this
application, WE NEED�'1�Q � �t�MME'�� W�G�1���=-B� ,��ECEMBER � 7: 2003: You may use the space
provided below or attach a separate letter to return your comments. If you are unable to respond bv the above
date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon
as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
� Written comments provided below:
Re ��yt rro���� ma��a�C a} '�'�►. seo�t rrE d�,�e�►a �d�� �� o�d�c�sys �
ho�a,s c��uc{�e� o�� Qa�ce\ a• aw� 'J • ��
Name 8�Number of Person Commenting: J ��1� � Z�,
-�,...
REQUEST FOR COMMENTS CITYOFTIOARD
Community�De�ve�opment
ShapingA BetterCommunity
DATE: December 3,2003
T0: PER ATTACHED
FROM: City of Tigard Planning Di�ision
STAFF CONTACT: Brad Kilby,Associate Planner[x24341
Phone: [5031639-4171/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-0001]
➢ LEHMAN PARTITION WEST Q
REQUEST: The applicant is requesting approval of two, 3-lot Minor Land Partitions on two separate
properties that are adjacent to each other. There are two separate applications and two separate pieces
of property. The second partition is MLP2003-00016. This proposal is to partition .38 acres into three (3)
parcels. Parcel 1 has an existing home on site, and the two new parcels are expected to be developed
with residences in the future. The lot sizes for this development would be 7,242, 4,757, and 4,757 square
feet respectively. LOCATION: 9330 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3100. ZONE: R-12:
Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range
of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses
are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.390, 18.420, 18.510, 18.630, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790,
18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the ro osal in the near future. If you wish to comment on this
application, 1�1i'�NEED Yt�� � �l3�ME�'i� r �I�ECEMBER '97, 2t��3: You may use the space
provided below or attach a separate letter to return your comments. If vou are unable to respond bv the above
date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon
as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name 8 Number of Person Commenting:
�`-.
- - CITY _ .� TIGARD REQUEST FOR C01 . cNTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILENOS.: � t_2' ��3`��G-^ �-P�C�C?�-C��rl� FILENAME: LE+-tY+t�',?J t�'��-����n,�s- ��3� � ����'
CITIZEN INYOIVEMENT TEAMS
14-0AY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central �st ❑South ❑West OProposal Descrip.in Library CIT Book
CIIY OFFICES
}ONG RANGE PLANNING/Barbara Shields,Planning Mgr. zcO,;MMUNITY OVLPMNT.DEPTJPIanning-Engineering Techs. �yP-O. LICE DEPTJJim Wdf,Crime Prevention Officer
�/BUILDING DMSlOWGary Lampella,Building Official JC5�GINEERING DEPTJKim McMilan,Dvlprrnt.Review F_ngineer�*�ATER DEPTJOennis Kcellertneier,Pu61ic Works Mgr.
CITY ADMINISTRATIOWCaihy Wheatley.City Recorder �UBLIC WORKS/John Roy,PropeRy Manager ✓PUBLIC WORKSlMatt Stine,Urban Faester
�PLANNER—POST PROJECT SITE IF A PUBLIC MEARING 1 EM-10 BUSINESS DAYS PRIOR TO THE PUBUC HEARING!
SPECIAL DISTRICTS
TUAL.HILLS PARK 8 REC.OIST.i��ALATIN VALLEY FIRE 8 RESCUE♦ TUALATIN VALLEY WATER DISTRICT� �CLEANWATER SERVICES♦
Planning Manager Fire Marshall AdministraUve Otfice Lee WalkedSWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
BeaveAon,OR 97006 (place in pick-up box) Beaverto�,OR 97075 Hilisboro,OR 97124
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON� CITY OF TUALATIN � OR.DEPT.OF FISH d.WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge
_ Irish Bunneli,o���s� 18880 SW Martinaui Avenue PO Boz 59 775 Summe�Street NE
PO Box 4755 Tualatin,OR 97062 PoNand,OR 97207 Salem,OR 97301-1279
BeaveAon,OR 97076
_ OR.PUB.UTILITIES COMM.
METRO-LANO USE 8 PLANNING � _OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol SVeet NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
PO Box 23483 _ Bob Knight,DafaResourceCe�ter(2G) US ARMY CORPS.OF ENG.
Durfiam,OR 97281-3483 _ Paulette Allen,c�n,M�,��.c�w� OR.DEPT.OF LAND CONSERV.B DVLP Kathryn Harris
_ Mel Huie,c�c�a:�o�tca�,zo�� Larry French�co�o.Pw��a�aur� RouGng CENWP-0P-G
CITY OF KING CITY� _ Jennifer Budhabhatti,rceca��,«cw�,a:� 635 Capitol SVeet NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,c�nwNO�s� Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY �
OR.DEPT.OF ENERGY�voweniies mNea> _OR.DEPT OF AVIATION(MO�ovo�s Tow��s1 Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,r� 155 N.First Avenue
_CITY OF LAKE OSWEGO � Routing TTRC—Attn: Renae Ferrera 3040 25th Street,5E Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 9T310 Hillsboro.OR 97124
PO Box 369 Portland,OR 97208-3621 Brent Curtis�cvn�
Lake Oswego,OR 97034 _Gregg Leion ican>
OR.DEPT.OF ENVIRON.QUALITY(DEQ� ODOT,REGION 7 � M e LaMountain pcnnme>
CIIY OF PORTLAN� t�nr��w�,i�y,a Pae�e���y i��ar� _Marah Danielson,oe�vov�RB�c�b�o� il Healy�icaniRe�
Planning Bureau Director Regional Administrator Carl Toland, Right�f-Way Section N�b�� Steve Conway�c��.�
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer ccv��e.��.
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims�zca�Ms�s
_Doria Mateja�zc�>MS�4
WA.CO.CONSOLIDATED COMMUNIC.AGENCY�VYCCCA)"911"(MonopoN Tovwn� ODOT,REGION 1 -DISTRICT 2A�
Dave Austin Jane Estes,P�x svea�c
PO Box 6375 5440 SW Westgate Drive,Suite 350
Beaverton,OR 97007-0375 Portland,OR 97221-2414
UTILITY PROVIDERS ANO SPECIAL A6ENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Bunmgion Nonhem/Santa Fe R/R Predecessor)
Robert 1.Melbo,President 8 General Manager
110 W. 10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS COMCAST CABLE CORP. �TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer��aw�o�uy� Randy Bice (5«GybM��CwM�u� p(PmjeC'sWitl�nKMieo(aTransilRaAe)
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
PoRland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 Portland,OR 97232
PORTLAND GENERAL ELECTRlC NW NATURAI GAS COMPANY VERIZON QWEST COMMUNICATIONS
Ken GutieRez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering
9480 SW Bceckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland.OR 97209-3991 BeaveRo�,OR 97075-1100 Portland,OR 97219
TIGARDffUALATIN SCHOOL OIST.#23J BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. COMCAST CABLE CORP.
Marsha BuUer,Admi�ishative Offices Jan Youngquist,Oemographics Alex Silantiev�9...�..�,..�.a, Diana Carpenter v�.d�..�.,.d�,
6960 SW Sand6urg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond SUeet
Tigard,OR 97223-8039 8eaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232
+IF INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOYERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTT FOR AHY/ALL
CITT PROJECTS(Project Planoer Is Responsi6le For Indicatiog Parties To NotifJ�). h:�pattytrnasters+ftequest F«Comments NoGecation ust.doc (UPDATED: 17�1u1-03)
(Also update:'i:kurpin�setupUabels�annexation u6litles and franchises.doc when updating lhis documenl)
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 12/2/03
TO: Brad Kilby, Associate Planner
FROM: Kim McMillan, Development Review Engineer ���
RE: MLP2003-00017 Lehman Partition West
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicanYs engineer has indicated the visual clearance standard can be met
at the access drive onto Lehman Street. The applicant's engineer has also
indicated that a sight distance of 200 feet in either direction can be obtained at
the access drive. The speed limit on Lehman Street is 25 mph, requiring a sight
distance of 250 feet in either direction. Therefore, this condition is not met. The
applicant's engineer shall provide post-construction sight distance certification
that meets the standard.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
While the code section above does not indicate a driveway spacing standard
along local streets, the City of Tigard Public Improvement Design Standards
does address this issue. The applicant has indicated that Parcel 1 will have a
separate driveway and that Parcels 2 & 3 will share a driveway. The applicant
will have to show how the driveway spacing will meet the requirements of
Standard Drawing 140. At a minimum, the shared driveway apron must be
located 5 feet from the property line and separated from the Parcel 1 driveway by
30 feet. The applicant may submit a revised plan showing that Parcels 1, 2 and
3 will share an access, located a minimum of 5 feet from the property line.
The applicant will be required to show a joint ingress/egress easement on the
final plat. The applicant will also be required to execute a joint maintenance
agreement to clarify maintenance responsibilities between the parcels.
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 1
Street And Utilitv Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
local street to have a 54 foot right-of-way width and 32-foot paved section.
Other improvements required may include on-street parking, sidewalks and
bikeways, underground utilities, street lighting, storm drainage, and street
trees.
This site lies adjacent to SW Lehman Street, which is classified as a local street
on the City of Tigard Transportation Plan Map. At present, there is approximately
60 feet of ROW, according to the most recent tax assessor's map.
SW Lehman Street is currently paved, but not fully improved to City standards.
TMC 18.810.030.A.3 states that streets adjacent to the development shall be
improved in accordance with City standards. However, 18.810.030.A.5 states
that the City may accept a future improvement guarantee in lieu of street
improvements if the improvement associated with the project does not, by itself,
provide a significant improvement to the street safety or capacity. Although this
development will incrementally increase the amount of traffic on the roadway, the
increase will not substantially degrade the level of service on the street. A street
improvement adjacent to this site, therefore, will not significantly improve the
safety or capacity of the street. In addition, 18.810.030.A.5.e states that a
guarantee in lieu of street improvements is acceptable if the proposal is a land
partition on property zoned residential and the partition does not create any new
streets. This partition will not create a new street. Based on these code
provisions, Staff recommends the applicant be required to enter into an
agreement with the City whereby the owner agrees to participate in any future
widening project for the street carried out by the City, a third party or through a
local improvement district. This agreement must be executed prior to approval of
the final plat.
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 2
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
By entering into the restrictive covenant for Lehman Street, this criterion will be
met.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is an 8-inch sewer line in Lehman Street that has adequate capacity for
this development. The plan shows that a new public sewer line will be
constructed on MLP2003-00016 to serve that development and Parcels 2 & 3 of
this development. The applicant will have to construct a public sewer to serve
this development if MLP2003-00016 has not completed the public sewer
improvements. These improvements must be complete prior to issuance of
building permits.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 3
The applicanYs plan shows two options for providing storm sewer to serve this
development. Both of these options show the construction of a detention pipe
and storm sewer on MLP2003-00016. If the storm sewer is not constructed with
MLP2003-00016 this development will be required to construct a storm sewer to
serve this development and upstream properties to the west prior to the issuance
of building permits.
The applicant's plans show one option discharging to the storm sewer in g2"a
Avenue and providing a detention pipe to serve this development and MLP2003-
00016. The applicant shall construct a storm line to their west property line to
accommodate future upstream development and provide joint utility easements
and maintenance agreements if the line is on private property. The applicant
shall also be required to provide a copy of the public utility easement on the
property to the east (1 S126DC03001) if they construct this portion of the storm
line. All easements and maintenance agreements will be required prior to final
plat approval.
The other option shown on the applicanYs plan indicate that the storm sewer will
connect to the existing manhole at the intersection of Lehman Street and 92"d
Avenue. This option requires that the public storm sewer be extended in Lehman
Street to the west property line of this development.
Connection to the storm sewer in SW 92�d Avenue will require CWS review and
approval. If the improvements are not constructed with MLP2003-00016 the
applicant will have to construct these improvements after submitting plans to
CWS for review and approval.
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek
and adopted the Fanno Creek Watershed Management Plan. Section V of that
plan includes a recommendation that local governments institute a stormwater
detention/effective impervious area reduction program resulting in no net
increase in storm peak flows up to the 25-year event. The City will require that
all new developments resulting in an increase of impervious surfaces provide
onsite detention facilities, unless the development is located adjacent to Fanno
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 4
Creek. For those developments adjacent to Fanno Creek, the storm water runoff
will be permitted to discharge without detention.
The applicant has indicated that with detention the storm sewer system in g2"d
Avenue will have capacity for this development. The proposed detention system
is shown on MLP2003-00016. The applicant will be required to construct the
detention system if it is not constructed with MLP2003-00016 prior to issuance of
building permits.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments
adjoining proposed bikeways identified on the City's adopted
pedestrian/bikeway plan shall include provisions for the future extension of
such bikeways through the dedication of easements or right-of-way.
Lehman Street is not classified as a bicycle facility.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surFace mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding 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 under-grounding in
conjunction with the development. The determination shall be on a case-
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 5
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the frontage of SW Lehman Street.
If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage
that contains the overhead lines. The frontage along this site is 94.81 lineal feet;
therefore the fee would be $ 3318.35.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
This site is served by Tualatin Valley Water District (TVWD). The applicant will
be required to get TVWD review and approval of the proposed meter locations
and connections to the main line. The applicant's plan indicates new meters to
serve this development will be located on MLP2003-00016. The applicant will be
required to show that the utility easement and joint maintenance agreement for
these water lines has been recorded on the final plat for MLP2003-00016. If the
easement and maintenance agreement are not recorded on MLP2003-00016 the
applicant will have to provide them on their property and show them on their final
plat.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM)
regulations established by Clean Water Senrices (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require 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 newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The CWS standards include a provision that would exclude small projects such
as residential land partitions. It would be impractical to require an on-site water
quality facility to accommodate treatment of the storm water from the new
parcels. Rather, CWS standards provide that applicants should pay a fee-in-lieu
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 6
of constructing a facility, if deemed appropriate. Staff recommends payment of
the fee-in-lieu on this application.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to
cover all on-site private utility installations (water, sewer, storm, etc.) and
driveway construction. This permit shall be obtained prior to approval of the final
plat.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of$ 50.00 per address shall be assessed. This fee shall be paid to
the City prior to approval of the final plat.
For this project, the addressing fee will be $100.00 (2 lots and/or tracts X
$50/address = $100.00).
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survev Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 7
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. A Public Facility Improvement (PFI) permit is required forthis project to
cover the public sewer line, the public storm line and any other work in the
public right-of-way. Six (6) sets of detailed public improvement plans shall
be submitted for review to the Engineering Department. NOTE: these plans
are in addition to any drawings required by the Building Division and should
only include sheets relevant to public improvements. Public Facility
Improvement (PFI) permit plans shall conform to City of Tigard Public
Improvement Design Standards, which are available at City Hall and the
City's web page (www.ci.tiqard.or.us).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. The PFI permit plan submittal shall include the applicant's proposed
driveway locations that meet Standard Drawing 140 of the City of Tigard's
Public Improvement Design Standards.
. The PFI permit plan submittal shall include the applicant's final design and
calculations for the stormwater system, including detention, that will serve
this development and MLP2003-00016. The plan shall include the extension
of the public storm sewer to the west property line of this development. The
applicant will be required to provide CWS approval for connection to the
storm line in 92nd Avenue, if not already constructed by MLP2003-00016.
. Prior to approval of the final plat, the applicant shall obtain a Site Permit from
the Building Department to cover all grading for the Iot(s), all on-site private
utility installation (water, sewer, storm, etc.) and all driveway construction.
NOTE: this permit is separate from a Public Facility Improvement permit
issued by the Engineering Department for work in the public right-of-way.
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 8
. Prior to final plat approval, the applicant shall pay an addressing fee in the
amount of$100.00. (STAFF CONTACT: Shirley Treat, Engineering).
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW Lehman Street
adjacent to the subject property, when any of the following events occur:
A. when the improvements are part of a larger project to be financed or
paid for by the formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or
paid for in whole or in part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed
by a third party and involves the sharing of design and/or construction
expenses by the third party owner(s) of property in addition to the
subject property, or
D. when construction of the improvements is deemed to be appropriate
by the City Engineer in conjunction with construction of improvements by
others adjacent to the subject site.
. A joint use and maintenance agreement shall be executed and recorded on
City standard forms for all common driveways. The agreement shall be
referenced on and become part of all applicable parcel Deeds. The
agreement shall be approved by the Engineering Department prior to
recording.
. The applicant shall provide a public sanitary sewer line to Parcels 2 & 3.
. The applicant shall either place the existing overhead utility lines along SW
Lehman Street underground as a part of this project, or they shall pay the
fee in-lieu of undergrounding. The fee shall be calculated by the frontage of
the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If
the fee option is chosen, the amount will be $ 3318.35 and it shall be paid
prior to final plat approval.
. The applicant shall obtain approval from the Tualatin Valley Water District for
the proposed water connection prior to issuance of the City's Public Facility
Improvement permit.
. The applicant shall show the utility easement for the water lines on the final
plat. If the easement is on MLP2003-00016 the applicant will be required to
provide a copy of the final plat for MLP2003-00016 that shows the utility
easement.
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 9
. The applicant's final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22}. These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary.
Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie nefinrorked to the City's GPS survey.
• By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext.
2421).
C. The final plat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard.
D. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicant's
su rveyor.
E. After the City and County have reviewed the final plat, submit two
mylar copies of the final plat for City Engineer signature (for partitions), or
City Engineer and Community Development Director signatures (for
subdivisions).
. The applicanYs engineer shall provide post-construction sight distance
certification for the access drive at Lehman Street.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 10
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
. Prior to issuance of building permits, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a
diskette of the as-builts in "DWG"format, if available; otherwise "DXF"will be
acceptable, and 3)the as-built drawings shall be tied to the City's GPS
network. The applicant's engineer shall provide the City with an electronic
file with points for each structure (manholes, catch basins, water valves,
hydrants and other water system features) in the development, and their
respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
. Any necessary off-site utility easements shall be the responsibility of the
applicant to obtain and shall be submitted to and accepted by the City prior
to issuance of a building permit.
. Prior to issuance of the building permits for Parcels 2 & 3, the applicant shall
pay the standard water quality fee per lot (fee amounts will be the latest
approved by CWS).
. Prior to issuance of the building permits, the public sewer and storm line
work for the development shall be completed and accepted by the City.
ENGINEERING COMMENTS MLP2003-00017 Lehman Partition West PAGE 11
WASH CO LAND DEV. Fax�503-846-2908 Dec 23 2003 9�19 P.01
1
WASHINGTON COUNTY, OREGON
/�^ D�pertment of Land Use and TfanbpOrt2Gon,Land D�velopment Service9
��'� 155 North First Avenue,Suite 35Q13, Hillsboro,Oregon 97124
�'� (503)846�761 -FAX�(503)846-2908
December 22, 2003
Brad Kiiby
City of Tigard
13125 SW Hall
Tigard, OR 97223
Fax No. 503-684-7297
No. of Pages: 1
RE: Lehman Partition West
City File Number: MLP 2Q03-00017
Tax Map and Lot Number; 1S126DC Lot 3100
Location: 9330 SW Lehman Street
Applicant: Winwood Construction, Inc.
Owner; Richards, Dale & Adams, Heather
I I I I i
1S126DC03�00 .
Washington County Department of Land Use and Transportation has received notice of
the above noted application but will not be submitting any requirements/conditions.
The project site is not adjacent to County-maintained road sections, nor is it expected to
generate considerable off-site impacts tv our nearby roadways.
Thank you for the opportunity to comment. If you have any questions, please contact me
at 503-846-3842.
�Yl�-�
Phil Healy
Senior Planner
F:1S ha red��oS�w P S HA R EITRAN SP�N OCOMM.doc
� Bradley Kilby- LehmanPartitionWEST.12-"" �3.DOC Page 1
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,.,,__;
MEMORANDUM
TO: Brad Kilby
FROM: Matt Stine,City Forester '��
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RE: Lehman Partition West II
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I�ATE: September 22,2003 '
As you requested I have provided some comments on the"Lehman Partition West"project. If you have any II�
questions or concerns regarding my comments please contact me anytime.
l. LANDSCAPING AND SCREENING
18.745.030.C,[nstallation Requirements The installation of all landscaping shall be as follows: I
1. All landscaping shall be installed according to accepted planting procedures.
2. The plant material shall be of high grade,and shall meet the size and grading standards of
the American Standards for Nurberg Stock(ANSI Z-60, 1-1986,and any other future
revisions);and
3. Landscaping shall be installed in accordance with the provisions of this title.
• The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines
follow those set forth by the [ntemational Society of Arboriculture(ISA)tree planting guidelines as well as
the standards set forth in the American institute of Architects'Architectural Graphic Standards, 10`�
edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based
on the soil volume and size at maturitv. Additionally,there are directions for soil amendments and ,
modifications. 'I
• In order to develop tree species diversity onsite it is recommended(not required)that the following guidelines ',
be followed: '
o No more than 30%of any one family be planted onsite.
o No more than 20°/u of any one genus be planted onsite. �
o No more than 10%of any one species be planted onsite. ,
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18.745.030.E. Protect�on of Existme Landscaume. Ez�stmg vegetahon on a s�te shall be protected as muc as
possible: !i
1. The developer shall provide methods for the protection of existing vegetation to remain during the'
construction process;and
2. The plants to be saved shall be noted on the landscape plans(e.g.,areas not to be disturbcd
-- ——----------------------- ---.__---- --------- __-------- -----_______ I
Bradiey Kilby- LehmanPartitionWEST.12"" 03.DOC Page 2
can be fcnced,as in snow fencing which can bc placed around the individual
trees).
See comments under"Tree Removal".
18.745.030.G.Conditions of Auproval of Existine Veaetation. The review procedures and standards for
required landscaping and screening shall be specified in the conditions of approval during development
review and in no instance shall be less than that required for conventional development.
See recommended conditions of approval at the end of this memorandum.
18.745.040,Street Trees ,
A. Protection of existin�vegetation. All development projects fronting on a public street,private street �
or a private driveway more than 100 feet in length approved after the adoption of this title shall be ,
required to plant street trees in accordance with the standards in Section 18.745.040.C.
Species of trees were indicated on the submitted plans.
• The accepted planting procedures are the guidelines described in the Tigard Tree ManuaL These guidelines
follow those set forth by the International Society of Arboriculture(ISA)tree planting guidelines as well as '
the standards set forth in the American Institute of Architects'Architectural Graphic Standards, 10�'
edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based
on the soil volume and size at maturitv. Additionally,there are directions for soil amendments and '
modifications.
• In order to develop tree species diversity onsite it is recommended(not required)that the following guidelines I!
be followed:
o No more than 30%of any one family be planted onsite.
o No more than 20%of any one genus be planted onsite.
o No more than 10%of any one species be planted onsite.
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2. TREE REMOVAL
18.790.030,Tree Plan Requirement ��
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A. Tree plan reauired. A tree plan for the planting,removal and protection of trees prepared by a
certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a �
development application for a subdivision,partition,site development review,planned development ;
or conditional use is filed. Protection is preferred over removal wherever possible. 'i
B. Plan requirements. The tree plan shall include the following:
l. Identification of the location,size and species of all existing trees including trees designated as
signiticant by the city;
2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D,in
accordance with the following standards and shall be exclusive of trees required by other
development code provisions for landscaping,streets and parking lots:
a. Retention of less than 25%of existing trees over 12 inches in caliper requires a mitigation li
program in accordance with Section 18.790.060D of no net loss of trees;
b. Retention of from 25%to 50%of existing trees over 12 inches in caliper requires that two-
thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D;
c. Retention of from 50°/u to 75%of existing trees over 12 inches in caliper requires that 50
percent of the trees to be removed be mitigated in accordance with Section 18.790.060D;
d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation.
3. Identification of all trees which are proposed to be removed;
��
4. A protection program defining standards and methods that will be used by the applicant to I
protect trees during and after construction. I
As required,the applicant submitted a tree plan that was conducted by an International Society of Arboriculture
(ISAj Certified Arborist,Walt Knapp. The plan contains all four of the required components of a tree plan. The '
tree plan is unacceptable since it allows a new driveway to be constructed well within the Douglas fir's dripline,but
no explanation is given as to how the tree's roots will be protected. According to the submitted plans,the edge of I
the driveway will be approximately 16 feet away from the center of the tree. The Project arborist should use the �
Optimal Tree Protection Zone calculation as shown in "Trees anct Developinent:A Technical Cuide to Preservation �I�
of Trees During Land Development"by Nelda Matheny and James R Clark. The arborist should also provide a '
detailed description on how the Douglas fir's roots will be protected and how construction impacts will be
minimized. I
The Project Arborist indicated that he will monitor the construction activities,and provide written reports to the I
developer and the City at regular intervals. He also indicated that he will provide a final report after the
development project has been completed. The accepted regular interval for the site inspections and written reports �
shall be at least once every two weeks,and at least once per week when construction activities will impact the trees
being preserved. I
Below are my suggestions for the applicant to follow for tree protection guidelines: I
• Prior to construction,a Tree Protection Plan shall be included with the proposed construction drawings ��
conforming to the Intemational Society of Arboriculture(ISA)guidelines for review and approval by the I
Bradley Kilby- LehmanPartitionWEST.12-' �3.DOC Page 4
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City Forester. All tree protection devices,along with their details and specifications,shall be shown on the �
Tree Protection Plan. Any tree that will not be removed onsite that is within the limits of disturbance of
this project must be protected. Any tree that is located on property adjacent to the construction project that
will have more than I S%of its root system disturbed by construction activities shall also be protected_
• Prior to construction,the applicant shall submit a detailed construction schedule to the City Forester with
notations as to when tree protection devices will be either installed or removed throughout construction of ',
the project '
• A note shall be placed on the final set of plans indicating that eyuipment,vehicles,machinery,grading,
dumping,storage,burial of debris,or any other construction-related activities shall not be located inside of �
any tree protection zone or outside of the limits of disturbance where other trees are being protected. '
I
• All tree protection devices shall be: i
• Visible. 'i
■ Constructed of 1 I Gauge steel chain-link fencing supported on at least 2"O.D. steel posts. Each post I
shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to I
a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than I
four feet.
■ Between each post,securely attached to the chain-link fencing,shall be a sign indicating that the area i
behind the fencing is protected and no construction activity,including material storage,may occur '
behind the fencing.
■ Inspected and approved in the field by the project arborist and City Forester prior to clearing,grading,
or the beginning af construction.
■ Remain in place and maintained until all construction is completed and a final inspection is conducted. �
• If it is necessary to enter the tree protection zone at any time with equipment(trucks,bulldozers,etc.)the project
arborist and City Forester must be notified before any entry occurs. Before entering the TPZ,the project
arborist and City Forester shall determine the method by which entry can occur,along with any additional tree I
protection measures.
• Prior to issuance of building permits,the Project Arborist shall submit a final certification indicating the elements of '
the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable and viable in
their modified growing environment.
�
RECOMMENDED CONDITIONS OF APPROVAL:
1. 'I'he applicant shall submit a final Tree Protection Plan for review and approval by the Tigard City Forester. I
The plan shall show exactly how far th�tree protection fencing will be from the face of each protected tree ;
that will be impacted by construction activities within its dripline. The applicant,through their Project I
Arborist,shall justify the construction activities that will occur within the trees'driplines,and certify that
the activities will not adversely impact the overall and long-term health and stability of each tree.
2. The Project Arborist shall inspect the site at a minimum of once every two weeks(and a minimum of once
every week when construction activities will impact the trees being preserved). These reports should
include any changes that occurred to the TPZ as well as the condition and location of the tree protection
fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was �
moved,and shall certify that the construction activities to the trees did not adversely impact the overall and �
long-term health and stability of the tree(s). If the reports are not submitted or received by the City �
Forester at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan is not being
followed by the contractor,the City can stop work on the project until an inspection can be done by the
City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing,
determine if the fencing was moved at any point during construction,and determine if any part of the Tree
Protection Plan has been violated. '
�
3. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final certification '�
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' Bradley Kilby- LehmanPartitionWEST.12•" 'l3.DOC Page 5
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indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site
are healthy,stable and viable in their modified growing environment. If any tree(or trees)is determined to
be unhealthy,unstable or not able to survive the trauma caused by the construction activities the city may
pursue further appropriate measures,which may include additional mitigation.
If you have any questions please call me anytime. Thank you for requesting my comments on this project. �
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ANDERSON S� DITTMAN, LLP ��/1 I
ATTORNEYS AT LAW VFD
T[GARD PROFESSIONAL CENTLR
8865 S.W.CENTER STREET
TIGARD,OREGON 97223 , �.J . ; ��0,�
";^•,,., _;. r��q�a
RO. AOX 23006 '������
TIGARD,OREGON 97281-3006 � E'��' '
DERRYCK H. DITTMAN TELEPHONE(50i) 639-1121
ROGER F. ANDERSON FREI�A. ANL�ERSON. DECEASE[)
DELORIS B.N. WARD FAX (503) 639-4097 (1910-1991)
December 17, 2003
Mr. Brad Kilby
Associate Planner
Planning Division
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
Re: Minor Land Partitions 2003-00016 and 2003-00017
Lehmann Partition East and West
Dear Mr. Kilby:
We represent Stephen W. Perry and Lorinda C. Perry,the owners of property
immediately east of these proposed partitions.
The preliminary plat of Lehmann Partition West refers to an"existing 10.00 foot utility
and access easement" across our clients' property at the southeast corner of Lehmann Partition
East. That reference to a utility easement is incorrect as there is not and never was an easement
for utilities. The easement for a roadway was reserved in 1960 but has never been used and
therefore has been abandoned. Therefore no actual right to either an access or utility consent
now exists. See the enclosed copy of the deed reserving that easement.
Our clients object to the use of this abandon easement for any purpose. The enclosed
photographs show no evidence of any use of the easement area for ingress or egress.
Our clients further object to the proposed public storm drain and proposed public storm
easement shown on preliminary utility plat sheet 3 of the Lehmann Partition West because it
would illegally cross their property.
� •
Mr. Brad Kilby
Associate Planner
December 17, 2003
Page 2
No right to cross our client's property for storm drain easement or any other easement
now exists. Our clients also object to Lehmann Partition East because it fails to require a
landscape buffer such as a hedge along the east boundary of that partition plat adjacent to our
clients' property.
Very truly yours,
ANDERSON& DITTMAN, LLP
> �',�e,..
Roger F. Anderson
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', 3rac�ey Kilby- Lehman Partition West.doc Page 1
„
Tualatin Valley
Fire & Rescue
TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION
COMMUN[TY SERVICES • OPERATIONS • FIRE PREVENTION
December 8,2003
Brad Kilby,Associate Planner I
City of Tigard
13125 SW Hall Blvd
Tigard,OR 97223
Re: Lehman Partition West
Dear Brad,
Thank you for the opportunity to review the proposed site plan surrounding the above named development project. '
Although the project is not in complete conformance with our fire prevention ordinance,Tualatin Valley Fire& i
Rescue endorses this proposal predicated on the following criteria and conditions of approval: I
1) Access roads shall be within 150 feet of all portions of the exterior�vall of the first story of the building as measured
by an approved route around the exterior of the building. An approved tumaround is required if the remaining
distance to an approved intersecting roadway,as measured along the fire apparatus access road, is greater than
I50 feet.(UFC Sec.902.2.1)
2) Dead end fire apparatus access roads in excess of I50 feet in length shall be provided with an approved turnaround.
Diagrams of approved turnarounds are available from the fire distric�. (UFC Sec.902.2.2.4) '
3) When buildings are completely protected with an approved automatic fire sprinkler system,the requirements fer fire '
� apparatus access may be modified as approved by the Chief. (UFC Sec.902.2.1 Exception 1) I
4) Fire apparatus access roads shall have an unobstruc[ed width of not less than 20 feet(15 feet for one or two �
dwelling units and out buildings),and an unobstructed vertical clearance of not less than 13 feet 6 inches.
(UFC 5ec.902.2.2.1) '�
5) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area
and is capable of supporting not less than 12,500 pounds point load(wheel load)and 50,000 pounds live load
(gross vehicle weight). You may need to provide documentation from a registered engineer that the design will
be capable of supporting such loading. Documentation from a registered engineer that the finished construction
is in accordance with the approved plans or the requirements of the Fire Code may be requested.(Design �
criteria on back)(UFC Sec.)02.2.2) i
6) The inside turning radius and outside wrning radius shall be not less than 25 feet and 45 feet respectively,measured ��
from the same center point. (UFC Sec. )02.2.2.3)—(See diagrams on back) ',
7) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of
unobstructed driving surface,"No Parking"signs shall be installed on one or both sides of the roadway and in
tumarounds as needed. (UFC Sec.902.2.4)Signs shall read"NO P.4RKING-FIRE LANE-TOW AWAY
ZONE,ORS 98.810-98.812"and shall be installed with a clear space above grade level of 7 feet. Signs shall
be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background.
(UFC Sec.901.4.5.I)
8) Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade
of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds shall be level(maximum 5%) '
with the exception of crowning for water run-off. Public streets shall have a maximum grade of 15%.(UFC �I
� Sec.902.2.2.6)
7401 SW Washo Court,Suite 101•Tualatin,Oregon�7f�otbo7¢I.(503)612-700U•Fax(503)612-7003•www.tvtr.com
'�Sradley Kilby- Lehman Partition West.doc Page 2
9) Fire hydrants for single family dwellings,duplexes and sub-divisions,shall be placed at each intersection.
Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an
intersection as measured in an approved manner around the outside of the structure and along approved fire �
apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec.
903.4.2.2) i
10) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec.
)03.4.2.4)
11) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They
shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located
on. In case that there is no center line,then assume a centerline,and place the reflectors accordingly. (UFC
Sec.901.4.3) '
12) The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. lf the I
structure(s)is(are)3,600 square feet or larger,the required fire flow shall be determined according to UFC
Appendix Table A-Ill-A-I. (UFC Appendix If[-A,Sec. 5)
13) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to ,
I any other construction on the site or subdivision.(UFC Sec.8704)
I
Please contact me at(503)612-7010 with any additional questions.
Sincerely,
Eric T. McMullen
Eric T. McMullen
Deputy Fire Marshal
!
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Page 2 of 2
AFFIDAVIT OF MAILIHG CITYOFTIGARD
��,rrimi��rity�Ue•[�c(o��rtC�1t
S(eapingA�Better�'omrnutitty
I, �Pat�icia L. Lu �! being first duly sworn/affirm, on oath depose and say that I am a SeniarAdministrative SpeciaCut for
the �'ity of�I"rgar�as(cington County, OreBon and that I served the following:
{Check Appropnate Box(s)Below}
❑X NOTICE OF DECISION FOR: MLP2003-OOOII/LEHMAN PARTITION WEST
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhlblt"A",and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked blhiblt'B", and by reference made a part
hereof, on December 30,2003,and deposited in the United States Mail on December 30,2003, postage prepaid.
�
(Person that epared Notice
,S7,A?E O�F'04�GOX
�' L�of�l mgtan ss
o.�`r8
Subscribed and sworn/affir ed before me on the U-� day of , 200�
,., OFFICIAL SEAL
'�'..� J BENGTSON
J NOTARY PUBLIC-0368086
COMMISSION ND•
., MY COMM�S�ION EXPIRES APR.27,20��
My Commission Expires: a"7 �
�
EXHIBIT�
NOTICE OF TYPE II DECISION
MIN4R LAND PARTITION (MLP) 2003-00017 CITYOFTIOARD
Comnuu�ity�Devefopment
LEHMAN PARTITION WEST .5����+t9��etter�ommunity
120 DAYS = 3/11/2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION WEST
CASE NO: Minor Land Partition (MLP) MLP2003-00017
PROPOSAL: The applicant is requesting approval of two 3-lot Minor Land Partitions on two
separate properties that are adjacent to each other. There are two separate
applications and two separate pieces of property. The second partition is
(MLP2003-00016). This particular proposal is for the property currently located at
9330 SW Lehman Street. The applicant is proposing to partition of .38 acres into
three parcels. Parcel 1 has an existing home on site, and the two new parcels are
expected to be developed with residences in the future. The lot sizes for this
development would be 7,242; 4,757, and 4,757 square feet respectively.
APPLICANT: Windwood Construction OWNER: Dale M. Richards &
Attn: Dale Richards Heather M. Adams
12655 SW North Dakota Street 20675 SW Lebeau Road
Tigard, OR 97223 Sherwood, OR 97140
LOCATION: 9330 SW Lehman Street.; WCTM 1 S126DC, Tax Lot 3100.
COMP. PLAN
DESIGNATION: Medium-Density Residential.
ZONE: City of Tigard R-12 zoning district. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square
feet. A wide range of civic and institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.630, 18.705,
18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request for a Minor Land Partition subject to certain conditions. The findings and
conclusions on which the decision is based are noted in Section VI.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 1 OF 21
__ CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment im c i an, , ext. or review an
approval:
1. A Public Facility Improvement (PFI) permit is required for this proJ'ect to cover the public sewer
line, the public storm line and any other work in the,public right-of-way. Six (6) sets of detailed
public improvement plans shall be submitted for review to the Engineering Department. NOTE:
these plans are in addition to any drawings required by the Buifding Division and should only
include sheets releva�public improvements. Public Facility Improvement (PFI) permit plans
shall conform to City of Tigard Public Improvement Design Standards, which are available at City
Hall and the City's web page (www.ci.tiqard.or.us).
2. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will �e�esignated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
3. The PFI permit plan submittal shall include the applicant's proposed driveway locations that meet
Standard Drawing 140 of the City of Tigard's Public Improvement Design Standards.
4. The PFI permit plan submittal shall include the applicanYs final design and calculations for the
stormwater system, including detention, that will serve this development and MLP2003-00016.
The plan shall include the extension of the public storm sewer to the west property line of this
developm�nt. The applicant will be required to provide CWS approval for connection to the storm
line in 92" Avenue, if not already consfructed by MLP2003-000'f 6.
5. Prior to approval of the final plat, the ap licant shall obtain a Site Permit from the Building
Department to cover all grading for the lot s), all on-site private utility installation (water, sewer,
storm, etc.) and all driveway construction. NOTE: this permit is separate from a public Facility
Improvement permit issued by the Engineering Department for work in the public right-of-way.
6. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $100.00.
(STAFF CONTACT: Shirley Treat, Engineering).
7. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
8. The app licant shall execute a Restrictive Covenant whereby they agree to complete or participate
in the future improvements of SW Lehman Street adjacent to the sub�ect property, when any of
the following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed by a third party and
involves the shanng of design and/or construction expenses by the third party owner(s) of
property in addition to the subject property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others ad�acent to the subject site.
9. A joint use and maintenance agreement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 2 OF 21
10. The applicant shall provide a public sanitary sewer line to Parcels 2 & 3.
11. The applicant shall either place the existing overhead utility lines along SW Lehman Street
underground as a part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e of the site that is parallel to the utility lines and will be $35.00
per lineal foot. If the fee option is chosen, the amount will be $3,318.35 and it shall be paid prior
to final plat approval.
12. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water
connection prior to issuance of the City's Public Facility Improvement permit.
13. The applicant shall show the utility easement for the water lines on the final plat. If the easement
is on MLP2003-00016 the applicant will be required to provide a copy of the final plat for
MLP2003-00016 that shows the utility easement.
14. The applicant's final plat shall contain State Plane Coordinates on finro monuments with a tie to
the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates
can be established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
15. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard.
D. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicant's surveyor.
E. After the City and County have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer si�nature (for partitions), or City Engineer and Community
Development Director signa ures (for subdivisions).
16. The applicant's engineer shall provide post-construction si ht distance certification for the access
drive at Lehman Sfreet that meets the standard for a 25mp� street.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
�bmit t e o owing to t e anning ivision ra i y , x or review an
approval:
17. Prior to the issuance of building permits on parcel finro or three, the applicant shall provide the
planning division with a site plan indicating that the buildings will have ten-foot side yard setbacks.
18. Prior to the issuance of building permits, all new construction on any of the three lots will be
required to meet the development standards of the applicable zone at the time of construction.
Parcels two and three must maintain 10-foot side yard setbacks as flag lots.
19. At the time of submittal for building permits for individual homes within the development, the
developer shall submit plans demonstrating that one (1) off-street parkin� space, which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 3 OF 21
20. The applicant shall submit a final Tree Protection Plan for review and approval by the Tigard City
Forester. The plan shall show exactly how far the tree protection fencing will be from the face of
each protected tree that will be impacted by construction activities within its dripline. The
applicant, through their Project Arborist, shall justify the construction activities that will occur
within the trees' driplines,.and certify that the activities will not adversely impact the overall and
long-term health and stability of each tree. In the event that additional mitigation is required, the
applicant shall submit a mitigation plan along with the construction drawings.
21. The Project Arborist shall inspect the site at a minimum of once every two weeks (and a minimum
of once every week when construction activities will impact the trees bemg preserved). These
reports shoufd include any changes that occurred to the Tree Protection Zone (TPZ) as well as
the condition and location of the tree protection fencing. If the amount of TPZ was reduced then
the Project Arborist shall justify why the fencing was moved, and shall certify that the construction
activities to the trees did not adversely impact the overall and long-term health and stability of the
tree(s). If the reports are not submitted or received by the City Forester at the scheduled
intervals, and if it appears the TPZ's or the Tree Protecfion Plan is not being followed by the
contractor, the City can stop work on the pro�ect until an inspection can be done by the City
Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing,
determine if the fencing was moved at any point during construction, and determine if any part of
the Tree Protection Plan has been violated.
22. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final
certification indicating the elements of the Tree Protection Plan were followed and that all
remaining trees on the site are healthy, stable and viable in their modified growing environment.
If any tree (or trees) is determined to be unhealthy, unstable or not able to survive the trauma
caused by the constn.iction activities the City may pursue further appropriate measures, which
may include additional mitigation. The applicant shall comply with the recommendations of the
arborist report, and shall provide the City Arborist with a construction .sequence including
installation and removal of tree protection devices, clearing, grading, and paving.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final pfat.
24. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of
the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format,
if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the
City's GPS nefinrork. The applicant's engineer shall provide the City with an electronic file with
points for each structure (manholes, catch basins, water valves, hydrants and other water system
features) in the development, and their respective X and Y State Plane Coordinates, referenced
to NAD $3 (91).
25. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and
shall be submitted to and accepted by the City prior to issuance of a building permit.
26. Prior to issuance of the building permits for Parcels 2 & 3, the applicant shall pay the standard
water quality fee per lot (fee amounts will be the latest approved by Clean Water Services (CWS).
27. Prior to issuance of the building permits, the public sewer and storm line work for the
development shall be completed and accepted by the City.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 4 OF 21
SECTION III. BACKGROUND INFORMATION
Vicinit Information:
sin� e- ami y residence currently occupies the site. The surrounding neighborhood is also developed
with single-family residences.
Pro ert Histo :
e property was developed as a single-family lot. A search of city records provided no additional
information for this particufar property. The site was annexed into the city Limits of Tigard in 1998.
Site Information and Pro osal Descri tion:
is particu ar proposa is or t e prope y currently located at 9330 SW Lehman Street. The applicant
is proposing to partition .38 acres into three parcels. Parcel 1 has an existing home on site, and the two
new parcels are expected to be developed with residences in the future. The lot sizes for this
development would be 7,242; 4,757, and 4,757 square feet respectively.
SECTION IV. NEIGHBORHOOD C4MMENTS
All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal.
The site was also posted during the public comment period. Two comments were received The
comments were related to concerns over the removal of trees on site for the driveway, and an easement
that is shown on the development plans on the property located east of this site.
STAFF RESPONSE:
The applicant had proposed an alternative access along the east property line of the property located at
9314 SW Lehman. That configuration would have required construction of a private street and two
variances. If a pro'ect can meet the criterion of the development code, then vanances cannot be
approved. Staff cou�d not support the variance applications that would have been necessary to build to
the original configuration.
In response to the concern related to the easement shown on the property located east of this site, stafF
could find no evidence of an easement on that property, and staff will not approve utilities through a
property.for which there is not an existing or negotiated easement. At the time of this review, staff did
not consider the easement for the purposes of providing utilities for this project.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this
decision are as follows:
A. Land Partitions
18.420 (Land Partitions)
B. Zoning Districts
18.510 (Residential Zoning Districts)
C. Specific Development Sfandards
18.630 ashington Square Regional Center Standards)
18.705 Access, Egress & Circuration)
18.715 Density Computations)
18.725 Environmental Performance Standards)
18.745 Landscaping and Screening)
18.755 Mixed solid Waste & Recyclable Storage)
18.765 Off-Street Parking and Loading Requirements)
18.790 Tree Removal)
18.795 Visual Clearance)
18.390 Impact Study Section 18.390.040)
D. Street and Utility Im . rovement Standards
18.810 (Street and U ility Improvement Standards)
MLP2003-00017 LEHMAN PARTITION WEST PAGE 5 OF 21
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION
LAND PARTITIONS: CHAPTER 18.420
Future re-division: Section 18.420.020.D
When partitioning tracts into large parcels, the director shall require that the parcels be of such
size and shape to facilitate future re-partitioning of such parcels in accordance with the
requirements of the zoning district and this title.
The proposal is for a 3-lot Minor Land Partition of .38 acres. The location and size of the existing house
would prohibit any future division of this property. If the home and improvements were to be removed,
parcel 1 could potentially be redeveloped into finro lots. Parcels 2 and 3 exceed the minimum lot size by
1,707 square feet. The applicant has met the minimum density requirement for the parent parcel. This
criteria is satisfied.
A roval Criteria: Section 18.420.050
e propose partition complies with all statutory and ordinance requirements and regulations;
The proposed partition will comply with all statutory and ordinance requirements and regulations at the
time of proposed development as demonstrated both by the analysis presented within this administrative
decision and by this application and review process through compliance with the conditions of approval.
Therefore, this criterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff
finds that adequate public facilities are available to serve the proposal. Therefore this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed and conditioned later in this decision.
Improvements will be reviewed as part of the permit process and during construction, at which time the
appropriate review authority will insure that city and applicable agency standards are met. Based on the
analysis in this decision, this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
There is no minimum lot width requirement in the R-12 zoning district. Therefore, this criterion is not
applicable.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-12 zoning district is 3,050 square feet per unit. The
proposed lots exceed the minimum lot sizes of the zone. Lots two and three are flag lots. When the
access easements are subtracted from the lot areas (1,142 square feet from parcel one and 713 square
feet from parcel two) all three parcels will still exceed the minimum lot size of the R-12 zone. In fact,
parcel 1 will be 6,106 square feet and parcel 2 will be 4,044 square feet when the access easements are
deducted from the lot area. Parcel 3 does not have any access easements across it. Therefore, this
criterion is met.
Each lot created through the partition process shall front a public right-of-way (ROW) by at least
15 feet or have a legally recorded minimum 15-foot wide access easement.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 6 OF 21
According to the plan, lot 1 has 94.81 feet of frontage along SW Lehman Street, and lots 2 and 3 will be
served by a fifteen-foot access easement to SW Lehman Street. SW Lehman Street is a public
right-of-way. This standard has been met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the existing house are compliant with the underlying zoning district. Future development of
lots 2 and 3 will be sub�ect to all setback requirements at the time of development including the
increased setbacks required of flag lots. This standard has been met.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
Lots finro and three of this partition are flag lots. The plans indicate a five-foot side yard setback when
illustrating possible buildin envelopes. These proposed setbacks do not satisfy the setback criterion
required of flag lots. This s�andard is not satisfied.
FINDING: Parcels two and three are flag lots. The applicant has not shown the required ten-foot side
yard setback on parcels two and three.
CONDITION: Prior to the issuance of building permits on parcel two or three, the applicant shall provide
the planning division with a site plan indicating that the buildings will have ten-foot side
yard setbacks.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an a6utting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
The applicant has shown a screen along the accessway consisting of shrubs and trees. This criterion is
satisfied.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have detrimental effect on fire-fighting capabilities.
The Fire District has provided comments that will be reviewed for compliance at the time of construction.
There is an existing hydrant at the driveway to this site. This standard is satisfied.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
The applicant has proposed a common drive to be shared between lots finro and three of this partition,
and has indicated that they will share the same drive with the parcels being created on the lot directly
east of this site. As sucF�, there will be an easement granted to all four properties. This issue is
discussed in more detail later in this decision. As conditioned, this application can meet this standard.
Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access,
Egress, and Circulation standards. This criterion is satisfied.
Where landfill and/or development is allowed within or adjacent to the one-hundred-year
floodplain, the City shall require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
This property is no where near the one-hundred year floodplain. Therefore, this criterion is not
applicable.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 7 OF 21
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
The applicant has not requested. a variance or adjustment to any of the development standards.
Therefore, this standard is not applicable.
Residential Zonin Districts 18.510:
eve opmen s an ar s in resi en ial zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-12 PROPOSED
Lot 1/Lot 21Lot 3
Minimum Lot Size
- Detached unit 3,050 sq.ft. 7,242 SF/4,757 SF/4,757 SF
- Duplexes
-Attached unit
Average Minimum Lot Width
-Detached unit lots - 94.8 FeeU 47.5 FeeU 47.5 feet
-Duplex lots
-Attached unit lots
Maximum Lot Covera e 80% +60°/a/A licable at time of Bld .
Minimum Setbacks
-Front yard 20 ft. Existing/Applied at the time of building
-Side facing street on comer�through lots 15 ft. permit
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district
-Distance between ro e line and front of ara e 20 ft.
Maximum Hei ht 30 ft. unknown
Minimum Landsca e Re uirement - -
[1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping.
[2]Lot coverage includes all buildings and impervious surfaces.
A minimum lot size of 3,050 square feet is required for each lot. The proposed lot sizes meet this
standard, however, the site size will be confirmed by survey prior to final plat approval.
Development standards will apply to all future development of the sites.
FINDING: The construction on Lot 1 is pre-existing, and it is expected that single-family structures will
be constructed on parcels 2 and 3.
CONDITION: Prior to the issuance of building permits, all new construction on any of the three lots will
be required to meet the deve�opment standards of the applicable zone at the time of
construction. Parcels two and three must maintain 10-foot side yard setbacks as flag lots.
Cha ter 18.630 Washin ton S uare Re ional Standards:
new eve opments inc u ing remo e ing an renovation projects resulting in new non
single-family residentia� uses are expected to contribute to the character and quality of the area.
In addition to meeting the design standards described below and other development standards
required by the Development and Building Codes, developments will be required to dedicate and
improve public streets, connect to public facilities such as sanitary sewer, water and storm
drainage, and participate in funding future.transportation and public improvement projects
necessary within the Washington Square Regional Center.
The proposed development deals strictly with single-family residential development. The standards of
this chapter are found to be inapplicable to this proposed development.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 8 OF 21
Cha ter 18.705 Access E ress and Circulation:
ccess anagemen ec ion
Section 18.705.030.H. states that an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington County, the City
and AASHTO.
The applicant's engineer has indicated the visual clearance standard can be met at the access drive
onto Lehman Street. The applicant's engineer has also indicated that a sight distance of 200 feet in
either direction can be obtained at the access drive. The speed limit on Lehman Street is 25 mph,
requiring a sight distance of 250 feet in either direction. Therefore, this criterion is not met.
FINDING: The speed limit on Lehman Street is 25 mph, requiring a sight distance of 250 feet in either
direction. The applicants' engineer addressed only 200 feet.
CONDITION: Prior to final plat, the applicant's engineer shall provide post-construction sight distance
certification that meets the standard for a 25 mph street.
Section 18.705.030.H.2 states that drivewa�s shall not be permitted to be Qlaced in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be 150 feet, measured from the righf-
of-way line of the intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street frontage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The existing driveway and future driveways for Parcels 2 and 3 will not be located within the influence
area of a collector or arterial street intersection.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
While the code section above does not indicate a driveway spacing standard along local streets, the City
of Tigard Public Improvement Design Standards does address this issue. The applicant has indicated
that Parcel 1 will have a separate driveway and that Parcels 2 & 3 will share a driveway. The applicant
will have to show how the driveway spacing will meet the requirements of Standard Drawing 140. At a
minimum, the shared driveway apron must be located 5 feet from the property line,and separated from
the Parcel 1 driveway by 30 feet. The applicant may submit a revised plan showing that Parcels 1, 2
and 3 will share an access, located a minimum of 5 feet from the property line.
The applicant will be required to show a joint ingress/egress easement on the final plat. The applicant
will also be required to execute a joint mamtenance agreement to clarify maintenance responsibilities
befinreen the parcels.
Public street access. All vehicular access and egress as required in Sections 18.705.030(H) and
s a connect directly with a public or private street approved, by the City for public
use and shall be maintained at the required standards on a continuous basis.
All three lots will have access to SW Lehman Street. Southwest Lehman Street is a public street. This
standard is met.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Minimum access requirements for residential use.
Access drives in excess of 150 feet in len th shall be provided with approved provisions for the
turning around of fire apparatus by one of�he following:
MLP2003-00017 LEHMAN PARTITION WEST PAGE 9 OF 21
a. A circular, paved surface having a minimum turn radius measured from center point to
outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having a
minimum depth of 40 feet and a minimum width of 20 feet;.
c. The maximum cross slope of a required turnaround is 5%.
There are no access drives in excess of 150 feet. The deepest lot in the development is approximately
100 feet. There is no need for a tumaround. This criterion is satisfied.
Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least
30 feet), may be required.so as to reduce the need for excessive vehicular backin� motions in
situations wl�ere finro vehicles traveling in opposite directions meet on driveways in excess of
200 feet in length;
There are no driveways associated with this project that are greater than 200 feet in length, the
accesses will be reviewed again at the time of building permit. This criterion is satisfied.
Where permitted, minimum width for driveway approaches to arterials or collector streets shall
be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic
exiting the site.
All three lots will have access to SW Lehman, which is classified as a local street by the City of Tigard.
This criterion is not applicable as no lot will have a driveway approach to an arterial or collector.
DENSITY COMPUTATIONS: CHAPTER 18.715.
. . ensi a cu a ion
DeFnition of net develo ment area. Net development area, in acres, shall be determined by
su trac ing e o owing an area s) from the gross acres, which is all of the land included in
the legal description of tfie property to be developed:
All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
All land dedicated to the public for park purposes;
All land dedicated for public rights-of-way. When actual information is not available, the
followin� formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
All land proposed for private streets; and
A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
Gross Developable area 16,553 SF
Existing Home - 3,050 SF
Access easements - 1 856 SF
et eve opa e rea , quare Feet
Calculatin maximum number of residential units. To calculate the maximum number of
resi entia units per ne acre, ivi e e num er o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
The maximum number of residential units that would be available to the site is 3.8. The proposal calls
for two additional residential units for a total of three units including the existing house. This standard
has been satisfied.
MLP2�03-00017 LEHMAN PARTITION WEST PAGE 10 OF 21
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum num er o resi en ia uni s er ne acre� shall be calculated by multiplying the
maximum number of units determined in �ubsection B above by 80% (0.8).
The minimum number of residential units that can be accommodated is 3. This standard has been
satisfied.
ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725
equires a e era an s a e environmen al laws, rules and regulations be applied to
development within the City of Tigard. Section 18.725.030 Performance Standards regulates:
Noise, visible emissions, vibration and odors.
Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210
o�7igard Municipal Code shall apply.
Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning
istrict, t ere s a be no use, operation or activity which results in a stack or other point- source
emission, other than an emission from space heating, or the emission of pure uncombined water
(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules
for visible emissions (340-21-015 and 340-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is
permitte in any given zoning district which is discernible without instruments at the property
line of the use concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily
e ec able at any point beyond the property line of the use creating the odors is prohibited. DEQ
rules for odors (340-028-090) apply.
Glare and heat. No direct or sky reflected glare: whether from floodlights or from high
emperature processes such as combustion or welding, which is visible at the lot line shall be
permitted, and; 1) there shall be no emission or transmission of heat or heated air which is
discernible at the lot line of the source; and 2) these regulations shall not apply to signs or
floodlights in parkin� areas or construction equipment at the time of construction or excavation
work otherwise permitted by this title.
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
maintaine in a manner which will not attract or aid the propagation of insects or rodents or
create a health hazard.
FINDING: As this is a typical detached single-family project, which is a permitted use in the R-12
zone, it is anticipated that none of the environmental conditions that have been listed
above will be compromised beyond allowable levels. The above performance standards
are met. These standards would be subject to code enforcement investigation if for some
reason the above standards were in question.
LANDSCAPING AND SCREENING: CHAPTER: 18.745.
Street trees: Section 18.745.040
ection . 45.040.A.: All development projects fronting on a public street, private street or a
private driveway more than 100 feet in length approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.040C.
Both the applicants' narrative and plans propose the addition of street trees along SW Lehman and
along the driveways. Since the frontage on SW Lehman and the private driveway is less than 100 feet
in length, the trees that are proposed can count towards the required mitigation. This standard is
satisfied.
Bufferin and Screenin : Section 18.745.050
is sec ion o e evelopment code outlines the requirements necessary to provide
buffering and screening when two different uses are adjacent to one another.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 11 OF 21
The applicant is proposing to partition the lots to accommodate possible future construction of
residences on the Iots. Since the lots are large enough for only single:family units, and they are
adjacent to existing single-family units, there are no requirements to provide additional buffering and
screening.
MIXED SOLID WASTE AND RECYCLABLE STORAGE: CHAPTER 18.755
oug is e. as a review cri erion or is app ica ion, this chapter is onl applicable to multi-unit
residential buildings containing five or more units and non-residential cons�ruction. Therefore, this
chapter is inapplicable. The applicant has stated that they intend to serve the site as any other
single-family development would be served.
OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765
is ap er is app ica e or eve opment pro�ec s w en there is new construction, expansion
of existing uset or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum
Off-Street Parking Requirements.
The proposed project will create 2 new lots for single-family construction. Submittals of detailed plans
for the construction of any home within the development is not necessary at this time. Table 18.765.2
requires that one (1) off-street parking space be provided per detached dwelling unit. There is no
maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking
requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face
of garages to property lines in all residential zones. To ensure that homes constructed in this
development comply with these standards, the following condition shall apply:
CONDITION: At the time of submittal for building permits,for individual homes within the development,
the developer shall submit plans demonstrating that one (1) off-street parking space, which
meets minimum dimensional requirements and setback requirements as specified in Title
18, will be provided on-site for each new home.
TREE REMOVAL: CHAPTER: 18.790
Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a
ce i ie ar oris s all be provided for any lot, parcel or combination of lots or parcels for which
a development application for a subdivision, partition, site development review, planned
development or conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has provided an arborist report from Walt Knapp, Certified Arborist. In his report, Walt
indicated that there are three trees on site over twelve inches in diameter at diameter breast height
(DBH), and two trees on the adjacent property to be protected. Of the three trees on site, two are tobe
removed. Therefore, 67% of the trees on site are preserved, and mitigation of '/2 of the caliper inches to
be removed will be re uired. According to the report, the applicanf is removing one 20 inch tree to
accommodate construc�ion. However, the City Arborist has reviewed the report and.stated that the plan
is unacceptable since it allows a new driveway to be constructed well within the drip line of one of the
preserved trees without indicating what specific measures will be taken to ensure the survival of that
tree. Therefore, the arborist report will have to be revised to address construction of the new driveway in
relation to the Douglas Fir that is in question. This criterion is not satisfied.
FINDING: The proposal retains 67% of the trees that are over twelve inches, and must mitigate one
half of the caliper inches of the trees that are to be removed. According to the TDC, the
developer.must.mitigate for '/Z of the caliper inches that are to be removed. At this time,
mitigation is 10 inches for this project. The applicant is conditioned to submit a revised tree
plan. If more trees are removed as a result of the revised plan, the mitigation will be
recalculated.
The tree plan fails to properly identify protection measures for a Douglas fir that is slated
for preservation and located within a construction area.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 12 OF 21
CONDITIONS:
. The applicant shall submit a final Tree Protection Plan for review and approval by
the Tigard. City Forester. The plan shall show exactly how far the tree protection
fencing will be from the face of each protected tree that will be impacted by
construction activities within its dripline. The applicant, through their Project
Arborist, shall justify the construction activities that will occur within the trees'
driplines, and certify that.the activities will not adversely impact the overall and
long-term health and stability of each tree. In the event that additional mitigation is
required, the applicant shall submit a mitigation plan along with the construction
drawings.
. The Project Arborist shall inspect the site at a minimum of once every two weeks
(and a minimum of once every week when construction activities will impact the
trees being preserved). These reports should include any changes that occurred to
the TPZ as well as the condition and location of the tree protection fencing. If the
amount of TPZ was reduced then the Project Arborist shall justify why the fencing
was moved, and shall certify that the construction activities to the frees did not
adversely impact the overall and long-term health and stability of the tree(s . If the
reports are not submitted or received by the City Forester at the sc eduled
intervals, and if it appears the TPZ's or the Tree Protection Plan is not being
followed by the contractor, the City can stop work on the project until an inspection
can be done by the City Forester and the Project Arborist. This inspection will be to
evaluate the tree protection fencing, determine if the fencing was moved at any
point during construction, and determine if any part of the Tree Protection Plan has
been violated.
. Prior to issuance of building permits the ProJ'ect Arborist shall submit to the City
Forester a final certification indicating the efements of the Tree Protection Plan
were followed and that all remaining trees on the site are healthy, stable and viable
in their modified growing environment. If any tree (or trees) is determined to be
unhealthy, unstable or not able to survive the trauma caused by the construction
activities the City may pursue further appropriate measures, which may include
additional mitigation. The applicant shalf comply with the recommendations of the
arborist report, and shall provide the City Arborist with a construction sequence
including installation and removal of tree protection devices, clearing, grading, and
paving.
VISUAL CLEARANCE AREAS: CHAPTER 18.795
Visual Clearance Requirements: Section 18.795.030
At corners. Except within the CBD zoning district a visual clearance area shall be maintained on
t e corners of all property adjacent to the intersection of two streets, a street and a railroad, or a
driveway providing access to a public or private street.
Obstructions rohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
s ruc ure or emporary or permanent obstruction (except for an occasional utility pole or tree),
exceeding three feet in height, measured from the {op of the curb, or where no curb exists, from
the street center line grade, except that trees exceeding this height may be located in this area,
provided all branches below eight feet are removed.
Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions
con ri ute o e o s ruc ion o c ear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary or permanent obstructions shall be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
Computations: Section 18.795.040
MLP2003-00017 LEHMAN PARTITION WEST PAGE 13 OF 21
Non-arterial streets.
on-a eria s ree s 24 feet or more in width. At all intersections of two non-arterial streets, a
non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at
least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a
trian�le formed by the right-of-way or property lines alon such lots and a straight line joining
the right-of way or property line af points which are 30 fee� distance from the intersection of the
right-of�n►ay line and measured along such lines. See Figure 18.795.1:
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
. �kv�ec�' t�;��,� . �
' � �K�g��'oF �coc�
� � ��Y . � .
.�
..�
30 � r -.�atbu"It9 fJ ''� �ie�.
• _-Lthti - •
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ib__yD� �I �-3D��,I _� G�2- L��F. �v � .
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4�}�CLT ( 'b{1re��'
The applicant has identified visual clearance areas on the site. Staff has visited the site and observed no
obstructions to the visual clearance areas. Any violations of the vision clearance triangle will be handled
by code enforcement proceedings. No specific plans for the construction of structures are required
through the partition process. Compliance with vision clearance requirements shall be confirmed through
the building permit process for all homes to be constructed within the development. The applicant has
indicated in the narrative that there will be no obstructions placed within these areas. This standard is
satisfied.
IMPACT STUDY: Section 18.390.040.B.e
equires t a the applicant shall include an impact study. The study shall address, at a
minimum, the transportation system, including bikewa�s, 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 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 of real property interest, or provide evidence which
supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
When determining the reasonableness of a requirement, Staff will look at rou h proportionality. To do
this, Staff begins with assessing the amount of Traffic Impact Fee (TIF) �hat will be paid by the
development. In this case (assuming the development of Parcels 2 and 3 takes place at least after July
1, 2003), the amount of TIF that will be paid is approximately$5,060.00. A study was conducted several
years ago by Group Mackenzie that shows that the TIF only covers approximately 32% of a project
impact. Therefore, the full project impact is calculated by dividing the TIF by 0.32. The Full Impact
amount for this development is approximately$15,813.00.
To determine rough proportionality, Staff must weigh the value of the requirements in question with the
value of what is called the Unmitigated Impact. The Unmitigated Impact is calculated by subtracting the
TIF from the Full Impact amount, or: $15,813.00 - $5,060.00 = $10,753.00 is the unmitigated impact of
this development.
The applicant has provided an impact study, and the agencies responsible for ensuring the maintenance
and provision of public facilities have reviewed this proposal for impacts. There were no impacts
identified that would require additional improvements to any of the public systems. This criterion has
, been satisfied.
�
MLP2003-00017 LEHMAN PARTITION WEST PAGE 14 OF 21
D. Street And Utilit Im rovements Standards Section 18.810:
ap er . provi es cons ruc ion s an ar s or e imp ementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Street Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to
have an 80-foot right-of-way width and a 48-foot paved section. A local residential street must
have a ROW widtF� between 42 to 54 feet and a paved width from 24 to 32 feet wide. Other
improvements required may include on-street parking, sidewalks and bikeways, underground
utilities, street lighting, storm drainage, and street trees.
This site lies adJ'acent to SW Lehman Street, which is classified as a local street on the City of Tigard
Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most
recent tax assessor's map.
SW Lehman Street is currently paved, but not fully improved to City standards. Tigard Municipal Code
(TMC) Section 18.810.030.A.3 states that streets ad�acent to the development shall be improved in
accordance with City standards. However, 18.810.030.A.5 states that the City may accept a future
improvement guarantee in lieu of street improvements if the improvement associated with the pro�ect
does not, by itself, provide a si�nificant improvement to the street safety or capacity. Although this
development will incrementally increase the amount of traffic on the roadway, the increase will not
substantially degrade.the level of service on the street. A street improvement ad�acent to this site,
therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030.A.5.e
states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on
property zoned residential and the partition.does not create any new streets. This partition will not create
a new street. Based on these code provisions, the applicant will be required to enter into an agreement
with the City whereby the owner and/or any subsequent owner agrees to participate in any future
widening pro�ect for the street carried out by the City, a third party or through a local improvement
district. This agreement must be executed prior to approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contem�plated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre-existing development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where �recluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
The site is an infill lot surrounded by pre-existing development there are no further opportunities to
provide any connections. This standard is met.
�:
MLP2003-00017 LEHMAN PARTITION WEST PAGE 15 OF 21
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times
the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the
applicable zoning district.
The average width for lot 1 is approximately 94 feet, and the depth is approximately 76 feet. Lots finro
and three are about 47.5 feet wide each and about 100 feet deep. None of the lofs have a depth will
exceed 2.5 times the average width. This standard is met.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
wh�ch requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
All three lots meet the minimum requirements. This standard has been discussed previously in this
decision.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
By executing a future improvement guarantee agreement, the applicant will meet this criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
There is an 8-inch sewer line in Lehman Street that has adequate capacity for this development. The
plan shows that a new public sewer line will be constructed on MLP2003-00016 to serve that
development and Parcels 2 & 3 of this development. The applicant will have to construct a public sewer
to serve this development if MLP2003-00016 has not completed the public sewer improvements. These
improvements must be complete prior to issuance of building permits.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and flood water runoff.
Accommodation of U pstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enou h to accommodate potential runoff from its entire upstream
drainage area, whether inside or ou�side the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
The applicant's plan shows two options for providing storm sewer to serve this development. Both of
these options show the construction of a detention pipe and storm sewer on MLP2003-00016. If the
storm sewer is not constructed with MLP2003-00016 this development will be required to construct a
storm sewer to serve this development and upstream properties to the west prior to the issuance of
building permits.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 16 OF 21
The applicant's plans show one option discharg ing to the storm sewer in 92"d Avenue and providing a
detention pipe to serve this development and IVILP2003-00016. The applicant shall construct a storm
line to their west property line to accommodate future upstream development and provide joint utility
easements and maintenance agreements if the line is on private property. The applicant shall also be
required to provide a copy of the public utility easement on the property to the east (1S126DC03001 if
they construct this portion of the storm line. All easements and maintenance agreements will e
required pnor to final plat approval.
The other option shown on the applicant's plan indicate�hat the storm sewer will connect to the existing
manhole at the intersection of Lehman Street and 92� Avenue. This option requires that the public
storm sewer be extended in Lehman Street to the west property line of this development.
Connection to the storm sewer in SW 92"d Avenue will require CWS review and approval. If the
improvements are not constructed with MLP2003-00016 the applicant will have to construct these
improvements after submitting plans to CWS for review and approval.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
draina�e facility, the Director and Engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions have
been made for storage of additional runofF caused by the development in accordance with the
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno
Creek Watershed Management Plan. Section V of that plan includes a recommendation that local
governments institute a stormwater detention/effective impervious area reduction program resulting in no
net increase in storm peak flows up to the 25-year event. The City will require that all new developments
resulting in an increase of impervious surfaces provide onsite detention facilities, unless the
development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the
storm water runoff will be permitted to discharge without detention.
The applicant has indicated that with detention the storm sewer system in 92�d Avenue will have
capacity for this development. The proposed detention sXstem is shown on MLP2003-00016. The
applicant will be required to constn.ict the detention system if it is not constructed with MLP2003-00016
prior to issuance of building permits.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric
communication, lighting and cable television services and related facilities shall be placec�
underground, except for surFace mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above round temporary utility service facilities during
construction, high capacity electric lines opera�ing at�50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services•
. The City reserves the righ�to ap.prove location of all surface mounted facilities;
. All underground utilities, including sanitary sewers and storm drains installed in streets
b the developer, shall be constructed prior to the surfacing of the streets; and
. S�ubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception.to.Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall
pay a fee in-lieu of under rounding costs when the development is proposed to take place on a
street where existing utili ies whicli are not under round will serve the development and the
approval authority determines that the cost and �echnical difficulty of under-g rounding the
u�ilities outweighs the benefit of under-grounding in conjunction with the deveTopment. The
determination shall be on a case-by-case basis. The most common, but not the only� such
situation is a short frontage develo ment for which under-grounding would result in the
placement of additional poles, rather �han the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under�rounding.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 17 OF 21
There are existing overhead utility lines along the frontage of SW Lehman Street. If the fee in-lieu is
proposed, it is equal to $35.00 per lineal foof of street frontage that contains the overhead lines. The
frontage along this site is 94.81 lineal feet; therefore the fee would be $3,318.35.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
is si e is serve y ualatin Valley Water District (TVWD). The applicant will be required to get TVWD
review and approval of the proposed meter locations and connections to the main line. The applicant's
plan indicates new meters to serve this development will be located on MLP2003-00016. The applicant
will be re uired to show that the utility easement and oint maintenance agreement for these water lines
has been recorded on the final plat for MLP2003-000�16. If the easement and maintenance agreement
are not recorded on MLP2003-00016 the applicant will have to provide them on their property and show
them on their final plat.
Storm Water Qualit :
e iy as agree to enforce Surface Water Management (SWM regulations established by
Clean Water Services (CWS) Design and Construction Standards �adopted by Resolution and
Order No. 00-7) which require 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 newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The CWS standards include a provision that would exclude small projects such as residential land
partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of
the storm water from the new parcels. Rather, CWS standards provide that applicants should pay a fee
in-lieu of constructing a facility, if deemed appropriate. Staff recommends payment of the fee in-lieu on
this application.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
prior to approval of the final plat.
Address Assi nments:
e i y o igar is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $100.00 (2 lots and/or tracts X $50/address = $100.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private street that lists the addresses that are served by the given driveway or street. This will assist
emergency services personnel to more easily find a particular home.
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control nefinrork (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's,engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features m the development, and their respective X and Y
State Plane Coordinates, referenced to NAD 83 (91�.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 18 OF 21
SECTION VII. OTHER STAFF COMMENTS:
City of Tigard Operations Department reviewed the proposal but offered no comments.
City of Tigard Building Division reviewed the proposal but offered no comments.
City of Police Department has reviewed the proposal and requested that a monument marker be
placed at the end of the private driveway identifjring addresses for homes constructed on parcels two
and three.
City of Tigard Arborist has reviewed the proposal and offered the following comments:
As required, the applicant submitted a tree plan that was conducted by an International Society of
Arboriculture (ISA) Certified Arborist, Walt Knapp. The plan contains all four of the required components
of a tree plan. The tree plan is unacceptable since it allows a new driveway to be constructed well within
the Douglas fir's dripline, but no explanation is given as to how the tree's roots will be protected.
According to the submitted plans, the edge of the driveway will be approximately 16 feet away from the
center of the tree. The Project arborist should use the Optimal Tree Protection Zone calculation as
shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land
DevelopmenY' by Nelda Matheny and James R. Clark. The arborist should also provide a detailed
description on how the Douglas fir's roots will be protected and how construction impacts will be
minimized.
The Project Arborist indicated that he will monitor the construction activities, and provide written reports
to the developer and the,City at regular intervals. He also indicated that he will provide a final report
after the development proJ ect has been completed. The accepted regular interval for the site inspections
and written reports shall be at least once every two weeks, and at least once per week when
construction activities will impact the trees being preserved.
Below are my suqqestions for the applicant to follow for tree protection guidelines:
1. Prior to construction, a Tree Protection Plan shall be included with the proposed construction
drawings conformin� to the International Society of Arboriculture (ISA) guidelines for review and
approval by the City Forester. All tree protection devices, along with their details and
specifications, shall be shown on the Tree Protection Plan. Any tree that will not be removed
onsite that is within the limits of disturbance of this project must be protected. Any tree that is
located on property adjacent to the construction proJ ect that will have more than 15% of its root
system disturbed by construction activities shall also be protected:
2. Prior to construction, the applicant shall submit a detailed construction schedule to the City
Forester with notations as to when tree protection devices will be either installed or removed
throughout construction of the project.
3. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery,
grading, dumping, storage, burial of debris, or any other construction-related activities shall not be
focated inside of any tree protection zone or outside of the limits of disturbance where other trees
are being protected.
4. All tree protection devices shall be:
. Visible.
. Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts.
Each post shall be no Tess than four feet high from fhe top of grade. Each post shall be
driven into the ground to a depth of no less than two and a half feet below grade. Each
post shall be spaced no further apart than four feet.
. Between each post, securely attached to the chain-link fencing, shall be a sign indicating
that the area behind the fencing is protected and no construction activity, including
material storage, may occur behind the fencing.
. Inspected and approved in the field by the project arborist and City Forester prior to
clearing, grading, or the beginning of construction.
. Remain in place and maintained until all construction is completed and a final inspection is
conducted.
MLP2003-00017 LEHMAN PARTITION WEST PAGE 19 OF 21
. If it is necessary to enter the tree protection zone at any time with equipment (trucks,
bulldozers, etc.) the project arborist and City Forester must be notified before any entry
occurs. Before entering the TPZ, the project arborist and City Forester shall determine the
method by which entry can occur, along with any additional tree protection measures.
. Prior to issuance of building permits, the Project Arborist shall submit a final certification
indicatin the elements of the Tree Protection Plan were followed and that all remaining
trees on�he site are healthy, stable and viable in their modified growing environment.
SECTION VII1. AGENCY COMMENTS
Tri-Met has reviewed the proposal but offered no comments.
Clean Water Services was notified but provided no comments.
Tualatin Valley Water District was notified and stated that they have no objections to the project.
Tualatin Valley Fire & Rescue was notified, and offered the following comments:
...Although the project is not in complete conformance with our fire prevention ordinance, Tualatin Valley
Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval:
1. Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the
building as measured by an approved route around the exterior of the building. An approved
turnaround is required if the remaining distance to an approved intersecting roadway, as
measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1�
2. Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an
approved turnaround. Diagrams of approved turnarounds are available from the fire district.
(UFC Sec. 902.2.2.4)
3. When buildings are completely protected with an approved automatic fire sprinkler s stem, the
requirements for fire apparatus access may be modified as approved by the Chief. �UFC Sec.
902.2.1 Exception 1)
4. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for
one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less
than 13 feet 6 inches. (UFC Sec. 902.2.2.1)
5. Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from
the surrounding area and is capable of supporting not less than 12,500 pounds point load {wheel
load) and 50,000 pounds live load (gross vehicle weight). You may need to provide
documentation from a registered engineer that the design will be capable of supporting such
Ioading. Documentation from a registered engineer that the finished construction is in accordance
with the approved plans or the requirements of the Fire Code may be requested. (Design criteria
on back) (UFC Sec. 902.2.2)
6. The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet
respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on
back)
7. Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and
20 feet of unobstructed driving surface, "No Parking" sig ns shall be installed on one or both sides
of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO
PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a
clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and
shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1)
8. Private fire apparatus access roadway grades shall not exceed an avera e rade of 10 percent
with a maximum grade of 15 percent for len ths of no more than 200 �ee�. Intersections and
tumarounds shall be level (maximum 5%) with�he exception of crowning for water run-off. Public
streets shall have a maximum grade of 15%. (UFC Sec. 902.2.2.6).
9. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each
intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet
from a hydrant at an intersection as measured in an approved manner around the outside of the
structure and along approved fire apparatus access roadways. Placement of additional fire
hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
v .
T
MLP2003-00017 LEHMAN PARTITION WEST PAGE 20 OF 21
10. Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access
roadway. (UFC Sec. 903.4.2.4)
11. Fire hydrant locations shall be identified by the installation of reflective markers. The markers
shall be blue. They shall be located adjacent and to the side of the centerline of the access road
way that the fire hydrant is located on. In case that there is no center line, then assume a
centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
12. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons
per minute. If the structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be
determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5�
13. Approved fire apparatus access roadways and fire fighting water supplC Seca8704�nstalled and
operational prior to any other construction on the site or subdivision. (UF )
Please contact me at (503) 612-7010 with any additional questions.
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
� Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL DECEMBER 30, 2003 ON AND BECOMES
EFFECTIVE ON JANUARY 15, 2004 UNLESS AN APPEAL IS FILED.
�A �eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Communit�r Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date thelVotice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant.is the appellant,,the hearing on an appeal from the Director's Decision shall be
confined to the specif'ic issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning, issues properly raised in the Notice of Appeal may
be submitfed by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 14, 2004.
Questions:
yoT��e any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
n
i
;2 �' .,��-�� December 30 2003
: ra i
Associate Planner
c�.. December 30 2003
ic ar ew r o
Planning Ma ager
MLP2003-00017 LEHMAN PARTITION WEST PAGE 21 OF 21
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Community Development Plot date:Nov 18,2003;C:lmagiclMAGIC03.APR
. �
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S W L E H M A N S T R E E T
PROPOSED 15.00' PRIVATE �
ACCESS EASEMENT FOR
BENEFIT OF PARCELS 2 AND 3
N8930�35"E 94.81� N6930'35"E N8930'35"E
95.36' N89'30'35"E I I I 90.00' i �
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�mo�p CITY oF T�GARD T MLP2003-00017
SITE PLAN N LEHMAN PARTITION WEST
Ma is not to scale
! •
Windwood Construction, Inc.
EXHIBIT�
Attn: Dale Richards MLP2003-00017
12655 SW North Dakota Street LEHMAN MINOR LAND PARTITION WEST
Tigard, OR 97223
Dale M Richards & Heather M. Adams
20675 SW Lebeau Road
Sherwood, OR 97140
�,,.
AFFIDAVIT OF MAILING � ��
CITY OF TIGARD
Cornmunity In.eveCop�aent
S�apingfl Bettet�ommunity
I, �Patricra L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a SeniorA�ministrative SpeciaCut for
the �'ity of7'rgard�INasFiington�ounty, Oregon and that I served the following:
{Check Appropnate Boz(s)Below}
❑X NOTICE OF DECISION fOR: MLP2003-00011/LEHMAN PARTITION WEST
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Ellhlblt"A",and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked E1(hlblt"B",and by reference made a part
hereof, on December 30,2003, and deposited in the United States Mail on December 30,2003, postage prepaid.
�,
�
��2%L�-��2/ ° �
(Person epared Notice)
S"�`�E OF 04��ON �
CCity o�f?'rg�asT Mgton )ss
the � da of 200
Subscribed and sworn/affir ed before me on � y , �
- i�
�,� O�FICIAL SEAL
f' J BENt3T30N
' NC7TARY PUBUGOREGON
COMMISSION N0.368086
MY COMMISSION EXPIRES APR.27,2007
My Commission Expires: � �
�:;.
,
EXHIBIT �
NOTICE OF TYPE II DECISION
.� .
MINOR LAND PARTITION (MLP) 2003-00017 CITYOFTIGARD
('uruniunity�I�eveCopmeiit
LEHMAN PARTITION WEST s�apingl`t�13etterC�mmunity
120 DAYS = 3/11/2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION WEST
CASE NO: Minor Land Partition (MLP) MLP2003-00017
PROPOSAL: The applicant is requesting approval of two 3-lot Minor Land Partitions on two
separate properties that are adjacent to each other. There are two separate
applications and two separate pieces of property. The second partition is
(MLP2003-00016). This particular proposal is for the property currently located
at 9330 SW Lehman Street. The applicant is proposing to partition of .38 acres
into three parcels. Parcel 1 has an existing home on site, and the two new
parcels are expected to be developed with residences in the future. The lot sizes
for this development would be 7,242; 4,757, and 4,757 square feet respectively.
APPLICANT: Windwood Construction OWNER: Dale M. Richards &
Attn: Dale Richards Heather M. Adams
12655 SW North Dakota Street 20675 SW Lebeau Road
Tigard, OR 97223 Sherwood, OR 97140
LOCATION: 9330 SW Lehman Street.; WCTM 1S126DC, Tax Lot 3100.
COMP. PLAN
DESIGNATION: Medium-Density Residential.
ZONE: City of Tigard R-12 zoning district. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square
feet. A wide range of civic and institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.630, 18.705,
18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISIQN.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for finrenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
oT�ice mailed to:
X The applicant and owners
—� Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON DECEMBER 30, 2003 AND BECOMES
EFFECTIVE ON JANUARY 15, 2004 UNLESS AN APPEAL IS FILED.
A�peal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
othenNise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 14, 2004.
Questions:
For further information please contact the Planning Division Staff Planner, Brad Kilbv at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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Ma N not W wN
NL�P�3 -000�'�-
199 sD�PaooTITION PLAT CORYELL JACK M ALICE O EXHlBIT_S�
OW OF LOTS 1-3 9900 SW 92ND
PORTLAND,OR 97223
t S126DC-02903 1 S126DC-O5505
AARON TED R&IDA JANE COUNSIL ARLEIGH B JR
369 NW BLAIR 5T 9110 SW CORAL ST
SHERIDAN,OR 97378 TIGARD,OR 97223
1 S126DC-01002 1 S126DC-03301
ANAST ANGELINE V CROFT LIVING TRUST
9355 SW LEHMAN c/o GARRISON PETER
PORTLAND,OR 97223 9420 SW LEHMAN
TIGARD,OR 97223
1 S126DC-03300 1 S126DC-01200
ATHERTON REALTY PARTNERSHIP DAVIDSON HOWARD V&
2100 S WOLF L FERN
DES PLAINES, IL 60018 9665 SW 92ND
PORTLAND,OR 97223
1 S126DC-01800 1 S126DC-02000
BITTE STEVEN J DEISNER RICHARD H 8 TONYA L
9660 SW 92ND AVE 9103 SW LEHMAN ST
PORTLAND,OR 97223 TIGARD,OR 97223
1 S126DC-05502 1 S126DC-03200
BOTORF VERNON D ST ERICKSON O K&ARDIS R TRUSTEES
9160 SW CORAL 9350 SW LEHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-01201 1 S126DC-03800
BOWMAN DIANE M FISHER MICHAEL Q
9705 SW 92ND AVE 9255 SW CORAL
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-01100 1 S126DC-03900
BRAAM PIETER H M 1992 TRUST GAMMON LYNNE M&JERRY W
9315 SW LEHMAN ST 9225 SW CORAL ST
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S 126DC-04200 1 S 126DC-01801
CHAVEZ ALFRED& GARD RICHARD E JR AND
CORYELL ALICE O 8 JACK W JOLIN M
9900 SW 92ND 9150 SW BORDERS
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S126DC-04100 1 S'I26DC-00907
CORYELL JACK M 8 ALICE O GETHSEMANE EVANGELICAL
REVOCABLE LIVING TRUST LUTHERAN CHURCH
9900 SW 92ND 9640 SW GREENBURG RD
TIGARD,OR 97223 PORTLAND,OR 97223
1 S126DC-06300 1 S7 26DC-027D2
GIFFORD GREG K 8�HEATHER L HUNT BETTY JANE TRUST
9825 SW 91ST PL BY WILLIAM HUNT TRUSTEE •
PORTLAND,OR 97223 8038 NW HAZELTINE ST
PORTLAND,OR 97229
1 S 126DC-03600 1 S126DC-02701
HANSEN MELVIN L JUNE A HUNT WILLIAM TRUSTEE
9395 SW CORAL 8038 NW HAZELTINE ST
PORTLAND,OR 97223 PORTLAND,OR 97229
1 S126DC-02602 1 S126DC-00900
HARDIN EDNA Q REVOC LIVING TRUS J2MB LLC
BY HARDIN EDNA Q TR 530 4TH ST STE B
4806 SW WEMBLEY PL LAKE OSWEGO,OR 97034
BEAVERTON,OR 97005
t S 126DC-01901 1 S 126DC-O7 006
HARPER CHARLES F JR JOYCE DON H
9155 SW LEHMANN 226 NW HERMOSA BLVD
PORTLAND,OR 97223 PORTLAND,OR 97210
�s�zs�c-os�o� 1 S126DC-061 QD
HARRIS GREGORY E KLING ROGER S AND JUDY F
9036 NW BENSON ST 11575 SW PACIFIC HWY#201
PORTLAND, OR 97229 TIGARD,OR 97223
15126DC-04000 1 S126DC-01302
HEFFLER ROBERT ARNOLD LAW ROBERT M&
9260 5W CORAL RUSSO SANDIE
PORTLAND,OR 97223 9400 5W STONECREEK DR
BEAVERTON,OR 97007
1 S126DC-02902 1 S126DC-01003
HENSEL KRISTOPHER J& LAYMAN DEBORAH J S TRUSTEE
MAGERS JULIE E 3216 SW SCHOLLS FERRY CT
9135 SW CORAL ST PORTLAND,OR 97221
TIGARD,OR 97223
1 S7 26DG0110� 1 S126DG07800
HERBST BRANDON UJANA M LEHMANN SQUARE HOMEOWNERS
9245 SW LEHMAN ST ASSOCIATION
TIGARD,OR 97223 19305 ROBIN CIR#55
WEST LINN,OR 97068
7 S126DC-04001 1 S126DC-08000
HOME ELMORE JR 8 FLORA M LIU EDWARD
8775 SW LOCUST ST#9 9611 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 26 DC-O6000 1 S 7 26DC-05100
HOWSE DIANNA L LOOS BEVERLY A
PO BOX 230861 9365 SW LOCUST ST
TIGARD,OR 97281 TIGARD,OR 97223
1S126DC-06700 � 1S726DC-02901
LUNDMARK ALBERT C PATRICK JEREMY&
3381 COEUR D'ALENE DR BISSETT BIANCA
WEST LINN,OR 97068 9085 SW CORAL ST
. TIGARD,OR 97223
1 S126DC-08500 1 S126DC-05302
LUNDMARK ALBERT C 8 ELIZABETH A PEDERSON WM T PAMELA D
3381 COEUR D'ALENE DR 9090 SW CORAL
WEST LINN,OR 97068 PORTLAND,OR 97223
1 S126DC-08400 1 S126DC-03002
LU A LBERT C&ELIZABETH A PERRY CARL W AND GLORIA M
3381 D'ALENE DR 9250 SW LEHMANN ST
ST LINN,O 97068 PORTLAND,OR 97223
1 S 126 DC-05501 1 S 126DC-05900
MAGILL SUSAN E&DAVID J PER AND GLORIA M
9180 SW CORAL ST 9250 L ANN ST
PORTLAND,OR 97223 P TLAND,OR 97223
1 S126DC-01102 1 S126DC-03001
MILLER THOMAS M DOROTHY PERRY STEPHEN WILLIAM AND
9745 SW 92ND AVE LORINDA C
PORTLAND,OR 97223 9885 SW 92ND
PORTLAND,OR 97223
1 S126DC-04900 1 S126DC-06200
MMRR LLC RAHMAN FAHIM S&JAMILA
ATTN: ERIC R MILLER 9854 SW 91ST PL
9445 SW LOCUST ST PORTLAND,OR 97223
PORTLAND,OR 97223
1 S126DC-03500 1 S126DC-03700
MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST
9411 SW CORAL 603 SW LARKSPUR CT
PORTLAND,OR 97223 SUBLIMITY,OR 97385
1 S126DC-03302 1 S126DC-00500
MURRAY DOUGLAS J REAM SHARON L AND
TILLIE A BRINDLEY NORMAN
9450 SW LEHMAN 9165 SW BORDERS
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S126DC-01902 1 S126DC-04400
NEUNZERT MICHAEL E/CAROLINE B RENAISSANCE VENTURES LLC&
9221 SW LEHMAN ST BBH INVESTMETNS
TIGARD,OR 97223 1672 WILLAMETTE FALLS DR
WEST LINN,OR 97068
1 S126DC-02601 'I S126DC-03100
NGUYEN KY V&MINH HANH T RICHARDS M DALE&
9150 SW LEHMAN ADAMS HEATHER M
PORTLAND,OR 97223 20675 SW LEBEAU RD
SHERWOOD,OR 97140
1S 26DC-03000 • 1S126DC-01007
RIC RDS M LE 8 TOBEY MARSHA L
ADAM THER M 9335 SW LEHMAN ST
2067 W EAU RD TIGARD,OR 97223
RWOOD,OR 97140
1S126DC-01900 1S726DC-05601
RODRIGUEZ MIGUEL A 8 TROUTT JOYCE I
HENRIGUEZ MB ALICIA& NOW SCHARBROUGH
LARA ERIC 10050 SW 92ND
9750 SW 92ND AVE PORTLAND,OR 97223
PORTLAND,OR 97223
1 S126DC-01004 1 S126DC-05000
ROTH JEFFREY A&BETTY A TSE INVESTMENTS LLC
9445 SW LEHMANN PO BOX 1754
TIGARD,OR 97223 LAKE OSWEGO,OR 97035
1 S126DC-05202 1 126DC-06400
RUFF MICHAEL L JOYCE E VI RY DENS OWNER OF
12150 SW 124TH AVE LOTS 4
TIGARD,OR 97223 ,
1 S126DC-05600 1 S126DC-04500
SCHARBROUGH DONALD VIP'S MOTOR INNS INC
JOYCE I 29757 SW BOONES FERRY RD
10050 SW 92ND WILSONVILLE,OR 97070
PORTLAND,OR 97223
1S72GDC-05603 1S126DC-01700
5 RBRO H DONALD WARREN RICKS&KERI
JOYC 9130 SW BORDERS ST
100 SW TIGARD,OR 97223
RTLAND,O 97223
1S126DC-05500 7S126DC-02001
SCHULTZ ERIC D&JULIE A WEAVER ERIC J 8 BARBARA K
9130 SW CORAL 9105 SW LEHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
1S128DC-05200 1S126DC-07400
STITT DEANE A 8 CAROLYN M WEEKS H 8 D LIFETIME TRUST
10025 SW 92ND AVE BY HOWARD B/DOROTHY M WEEKS TRS
TIGARD,OR 97223 12900 SW 9TH ST#321
BEAVERTON,OR 97005
1 S126DC-01005 1 126DC-07300
THOMAS HARRY W S H 8 FETIME TRUST
1783 NW 143RD AVE UNIT#17 BY HO B/DOROTHY M WEEKS TRS
PORTLAND,OR 97229 1290 W ST#321
VERTON, 97005
1S 6DC-079 1 126DC-07200
TIGA TY OF WE S H LIFETIME TRUST
131 S ALL BY HO D B/DOROTHY M WEEKS TRS
ARD,OR 7223 129 W 9 ST#321
VERTON, 97005
7 S126DC-07500
W KS H&D ETIME TRUST
BY H B/DOROTHY M WEEKS TRS
1290 TH ST#321
B VERTON,OR 97005
1S126DC-07100
W KS H 8�D ETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
12900 9 ST#321
B ERTON,OR 97005
1 126DC-07600
W S H&D FETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
1290 H ST#321
VERTON,OR 97005
1S126DC-07700
EKS H& IFETIME TRUST
BY �B/DOROTHY M WEEKS TRS
129 S 9TH ST#321
AVERTON,OR 97005
1 S126DC-02600
WEST MORGAN&EMILY
9170 SW LEHMANN ST
PORTLAND,OR 97223
1S126DC-01600
WILKINS CLINTON R
KATHERINE J
9120 SW BORDERS
TIGARD,OR 97223
1S126DC-03701
ZIMMERMAN LARRY D&DONNA J
9335 SW CORAL ST
TIGARD,OR 97223
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Sue Rorman
11250 SW 82�d Avenue
Tigard, OR 97223
Naomi Gallucci
11285 SW 78ih Avenue
Tigard, OR 97223
Michael Trigoboff
7072 SW Barbara Lane
Tigard, OR 97223
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
David Chapman
9840 SW Landau Place
Tigard, OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
CITY OF TIGARD - EAST CIT SUBCOMMITTEE �i:lcurpinlsetupllabels\CIT East.doc) UPDATED: 3-Sep-03
� � w
AFFIDAVIT OF MAILING CITVOFTIGARD
�'omnruruty�llaveloprrtertt
ShnpingA BettesCommunity
I, �Pat�icia G. Lu being first duly sworn/affirm, on oath depose and say that I am a Scnior�ministrative SpeciaCrst for
the �'ity of 7'�ar�as(cington County, Or�gon and that I served the following:
{Check Appropnate Box(s)Below}
� NOTICE Of PENDING LANU USE APPLICATION FOR: MLP2003-000 I7/LEHMAN PARTITION WEST
� AMENDED NOTICE (File No.lName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exllibit"A",and by reference made a part hereof, was mailed to
each named person(s} at the address(s) shown on the attached list(s), marked Exhlblt"B",and by reference made a part
hereof, on December 3,2003,and deposited in the United States Mail on December 3,2003,postage prepaid.
i
� . . �
(Person tha P ared Noti
.S7yl2E O�F 04��ON
CCit�'o�?' artf j�gton ss
�
Subscribed and sworn/aff med before me on the� day of �l��� V , 2003.
,•,��, OFFICIAL SEAL nn , �� f
"� `P J BENGTSON �j� ` 1 �
' NOTARY PUBUC-OREGON �
� COMMISSION NO.368086 J / �^7 �
MY COMMISSION EXPIRES APR.27,2007 My Commission Expires: ��� /
' ' EXHIBIT�
NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITIOH Commura�t�C'ommunit
sraptng� y
DATE OF NOTICE: December 3, 2003
FILE NUMBER: MINOR LAND PARTITI4N (MLP) 2003-00017
FILE NAME: LEHMAN PARTITION WEST
PROPOSAL: The applicant is requesting approval of two, 3-lot Minor Land Partitions on finro separate
properties that are adjacent to each other. There are two separate applications and two
separate pieces of property. The second partition is MLP2003-00016. This proposal is to
partition .38 acres into three (3) parcels. Parcel 1 has an existing home on site, and the two
new parcels are expected to be developed with residences in the future. The lot sizes for this
development would be 7,242, 4,757, and 4,757 square feet respectively.
ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A
wide range of civic and institutional uses are also permitted conditionally. APPLICABLE
REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510,
18.630, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810.
LOCATION: 9330 SW Lehman Street; WCTM 1S126DC, Tax Lot 3100.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the a plication to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON DECEMBER 17 :�00 : All comments should be directed to Brad Kilby. Associate Planner in the
Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City
of Tigard by telephone at (503) 639-4171 or by e-mail to bradley�ci.tigard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGAR� IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN ORDEB FOR YOUR COMMENTS TO BE CONSIDERED IN TNE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR pECEMBER�22:2003: IF YOU PROVIDE COMMENTS, YOU WILL BE
SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL
CONTAIN THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR�S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATIONIEVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Right to Provide Written Comments.°
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, 26o�-os800 1S126DC-D27D0 EXHIBIT�
199 24 P TITION PLAT CORYELL JACK M ALICE O
OW OF LOTS 1-3 9900 SW 92ND
PORTLAND,OR 97223
1 S126DC-02903 1 S126DC-05505
AARON TED R 8 IDA JANE COUNSIL ARLEIGH B JR
369 NW BLAIR ST 9110 SW CORAL 5T
SHERIDAN, OR 97378 TIGARD,OR 97223
1 S126DC-01002 1 S126DC-03301
ANAST ANGELINE V CROFT LIVING TRUST
9355 SW LEHMAN c/o GARRISON PETER
PORTLAND,OR 97223 9420 SW LEHMAN
TIGARD,OR 97223
1S126DC-03300 1S126DC-01200
ATHERTON REALTY PARTNERSHIP DAVID50N HOWARD V 8
2100 S WOLF L FERN
DES PLAINES, IL 60D18 9665 SW 92ND
PORTLAND,OR 97223
i s�zsoc-o�aoo �s�zsoc-o2�o0
BITTE STEVEN J DEISNER RICHARD H 8 TONYA L
9660 SW 92ND AVE 9103 SW LEHMAN ST
PORTLAND,OR 97223 TIGARD,OR 97223
1 S 7 26DC-05502 1 S 126DC-03200
BOTORF VERNON D ST ERICKSON O K&ARDIS R TRUSTEES
9160 SW CORAL 9350 SW LEHMAN 5T
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-01201 1 S126DC-03800
BOWMAN DIANE M FISHER MICHAEL Q
9705 SW 92ND AVE 9255 SW CORAL
TIGARD,OR 97223 TIGARD,OR 97223
is�zs�c-o�ioo 1S126DC-03900
BRAAM PIETER H M 1992 TRUST GAMMON LYNNE M&JERRY W
9315 SW LEHMAN ST 9225 SW CORAL ST
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S126DC-04200 1 S126DC-Ot 801
CHAVEZ ALFRED& GARD RICHARD E JR AND
CORYELL ALICE O 8 JACK W JOLIN M
9900 SW 92ND 9150 SW BORDERS
PORTLAND,OR 97223 PORTLAND,OR 97223
7 S 7 26DC-04100 1 S 126DC-00901
CORYELL JACK M 8 ALICE O GETHSEMANE EVANGELICAL
REVOCABLE LIVING TRUST LUTHERAN CHURCH
9900 SW 92ND 9640 SW GREENBURG RD
TIGARD,OR 97223 PORTLAND,OR 97223
1 S126DC-06300 1 S7 26DC-02702
GIFFORD GREG K&HEATHER L HUNT BETTY JANE TRUST
9825 SW 91ST PL BY WILLIAM HUNT TRUSTEE
PORTLAND,OR 97223 8038 NW HAZELTINE ST
PORTLAND,OR 97229
1 S 126 DC-03600 1 S 126DC-02701
HANSEN MELVIN L JUNE A HUNT WILLIAM TRUSTEE
9395 SW CORAL 8038 NW HAZELTINE ST
PORTLAND,OR 97223 PORTLAND,OR 97229
1 S126DC-02602 1 S126DC-00900
HARDIN EDNA Q REVOC LIVING TRUS J2M6 LLC
BY HARDIN EDNA Q TR 530 4TH ST STE B
4806 SW WEMBLEY PL LAKE OSWEGO,OR 97034
BEAVERTON,OR 97005
1 S 126 DC-01901 1 S 7 26DC-01006
HARPER CHARLES F JR JOYCE DON H
9155 SW LEHMANN 226 NW HERMOSA BLVD
PORTLAND,OR 97223 PORTLAND,OR 97210
1 S126DC-05101 1 S126DC-06100
HARRIS GREGORY E KLING ROGER S AND JUDY F
9036 NW BENSON ST 11575 SW PACIFIC HWY#201
PORTLAND,OR 97229 TIGARD,OR 97223
�s�zsoc-oa000 1 S126DC-01302
HEFFLER ROBERT ARNOLD LAW ROBERT M&
9260 SW CORAL RUSSO SANDIE
PORTLAND,OR 97223 9400 SW STONECREEK DR
BEAVERTON,OR 97007
1 S126DC-02902 1 S126DC-01003
HENSEL KRISTOPHER J 8 LAYMAN DEBORAH J S TRUSTEE
MAGERS JULIE E 3216 SW SCHOLLS FERRY CT
9135 SW CORAL ST PORTLAND,OR 97221
TIGARD,OR 97223
15126 DC-01101 1 S 126 DC-07800
HERBST BRAN�ON UJANA M LEHMANN SQUARE HOMEOWNERS
9245 SW LEHMAN ST ASSOCIATION
TIGARD,OR 97223 19305 ROBIN CIR#55
WEST LINN,OR 97068
1 S126DC-04001 1 S126DC•08000
HOME ELMORE JR&FLORA M LIU EDWARD
8775 SW LOCUST ST#9 9611 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-06000 1 S726DC-05100
HOWSE DIANNA L LOOS BEVERLY A
PO BOX 230861 9365 SW LOCUST ST
TIGARD,OR 97281 TIGARD,OR 97223
1S126DC-06700 1S126DC-02901
LUNDMARK ALBERT C PATRICK JEREMY&
3381 COEUR D'ALENE DR BISSETT BIANCA
WEST LINN,OR 97068 9085 SW CORAL ST
. TIGARD,OR 97223
1S126DC-O8500 1S126DC-05302
LUNDMARK ALBERT C&ELIZABETH A PEDERSON WM T PAMELA D
3381 COEUR D'ALENE DR 9090 SW CORAL
WEST LINN,OR 97068 PORTLAND,OR 97223
1S126DC-08400 1S126DC-03002
LU A LBERT C&ELIZABETH A PERRY CARL W AND GLORIA M
3381 D'ALENE DR 9250 SW LEHMANN ST
ST LINN,O 97068 PORTLAND,OR 97223
1 S126DC-05501 1 S126DC-05900
MAGILL SUSAN E&DAVID J PER C AND GLORIA M
9180 SW CORAL ST 9250 L ANN ST
PORTLAND,OR 97223 P TLAND,OR 97223
1S126DC-01102 1S126DC-03001
MILLER THOMAS M DOROTHY PERRY STEPHEN WILLIAM AND
9745 SW 92ND AVE LORINDA C
PORTLAND,OR 97223 9885 SW 92ND
PORTLAND,OR 97223
1 S126DC-04900 1 S126DC-06200
MMRR LLC RAHMAN FAHIM S 8 JAMILA
ATTN: ERIC R MILLER 9854 SW 91ST PL
9445 SW LOCUST ST PORTLAND,OR 97223
PORTLAND,OR 97223
1 S 126 DC-03500 1 S126 DC-03700
MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST
9411 SW CORAL 603 SW LARKSPUR CT
PORTLAND,OR 97223 SUBLIMITY,OR 97385
1S126DC-03302 1S126DC-00500
MURRAY DOUGLAS J REAM SHARON L AND
TILLIE A BRINDLEY NORMAN
9450 SW LEHMAN 9165 SW BORDERS
PORTLAND,OR 97223 PORTLAND,OR 97223
1S126DC-01902 1S126DC-04400
NEUNZERT MICHAEL E/CAROLINE B RENAISSANCE VENTURES LLC&
9221 SW LEHMAN ST BBH INVESTMETNS
TIGARD, OR 97223 1672 WILLAMETTE FALLS DR
WEST LINN,OR 97068
1S126DC-02601 1S126DC-03100
NGUYEN KY V 8�MINH HANH T RICHARDS M DALE 8
9150 SW LEHMAN ADAMS HEATHER M
PORTLAND,OR 97223 20675 SW LEBEAU RD
SHERWOOD,OR 97140
1S 26DC-03000 1S126DC-01001
RIC RDS M LE& TOBEY MARSHA L
ADAM THER M 9335 SW LEHMAN ST
2067 W EAU RD TIGARD,OR 97223
RWOOD,�R 97140
1 S 126DC-01900 1 S 126DC-05601
RODRIGUEZ MIGUEL A 8 TROUTT JOYCE I
HENRIGUEZ MB ALICIA& NOW SCHARBROUGH
LARA ERIC 10050 SW 92ND
9750 SW 92ND AVE PORTLAND,OR 97223
PORTLAND,OR 97223
t S126DC-01004 1 S126DC-05000
ROTH JEFFREY A&BETTY A T5E INVESTMENTS LLC
9445 SW LEHMANN PO BOX 1754
TIGARD,OR 97223 LAKE OSWEGO,OR 97035
1 S126DC-05202 1 126DC-06400
RUFF MICHAEL L JOYCE E VI RY DENS OWNER OF
12150 SW 124TH AVE LOTS 4
TIGARD,OR 97223 ,
1 S126DC-05600 1 S126DC-04500
SCHARBROUGH DONALD VIP'S MOTOR INNS INC
JOYCE I 29757 SW BOONES FERRY RD
10050 SW 92ND WILSONVILLE,OR 97070
PORTLAND,OR 97223
1 S126DC-05603 1 S126DC-01700
S RBRO H DONALD WARREN RICKS 8 KERI
JOYC 9130 SW BORDERS ST
100 SW TIGARD,OR 97223
RTLAND,O 97223
1 S126DC-05500 1 S126DC-02001
SCHULTZ ERIC D 8 JULIE A WEAVER ERIC J 8 BARBARA K
9130 SW CORAL 9105 SW�EHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
�s�zs�c-os2oo �si 2soc-o�aoo
STITT DEANE A&CAROLYN M WEEKS H&D LIFETIME TRUST
10025 SW 92ND AVE BY HOWARD B/DOROTHY M WEEKS TRS
TIGARD,OR 97223 12900 SW 9TH ST#321
BEAVERTON,OR 97005
1 S 7 26 DC-01005 1 126DC-07300
THOMAS HARRY W S H 8 FETIME TRUST
1783 NW 143RD AVE UNIT#17 BY HO B/DOROTHY M WEEKS TRS
PORTLAND,OR 97229 1290 W ST#321
VERTON, 97�05
1S 6DC-079 1 126DC-07200
TIGA TY OF WE S H LIFETIME TRUST
131 S ALL BY HO D B/DOROTHY M WEEKS TRS
T ARD,OR 7223 129 W 9 ST#321
VERTON, 97005
1S126DC•07500
W KS H 8 D ETIME TRUST
BY H B/DOROTHY M WEEKS TRS
1290 TH ST#321
B VERTON,OR 97005
1S126DC-07100
W KS H 8,D ETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
12900 9 ST#321
B ERTON,OR 97005
1 126DC-07600
S H 8�D FETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
1290 H ST#321
VERTON,OR 97005
1S126DC-07700
EKS H& IFETIME TRUST
BY D BlDOROTHY M WEEKS TRS
129 S 9TH ST#321
AVERTON,OR 97005
1 S 126 DC-0260D
WEST MORGAN&EMILY
9170 SW LEHMANN ST
PORTLAND,OR 97223
1S126DC-0�600
WILKINS CLINTON R
KATHERINE J
9120 SW BORDERS
TIGARD,OR 97223
1S126DC-03701
ZIMMERMAN LARRY D 8,DONNA J
9335 SW CORAL ST
TIGARD,OR 97223
WINDWOOD CONSTRUCTION
ATTN: DALE RICH�RDS
12655 SW NORTH DAKOTA STREET
TIGARD� OR 97223
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Sue Rorman
11250 SW 82�d Avenue
Tigard, OR 97223
Naomi Gallucci
11285 SW 78th Avenue
Tigard, OR 97223
Michael Trigoboff
7072 SW Barbara Lane
Tigard, OR 97223
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
David Chapman
9840 SW Landau Place
Tigard, OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
CITY OF TIGARD - EAST �IT SUBCOMMITTEE �i:lcurpinlsetupllabelslClT East.doc) UPDATED: 3-Sep-03
ti +
AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE
NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land Use Applications for:
Land Use File Nos.: MLP2003-00017
Land Use File Name: LEHMAN PARTITION WEST
I, Brad Kilbv, Associate Planner for the Citv of Tiqard, do affirm that I posted notice of the land use
proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax
lot(s) currently registered) LJ�=� r� ;� � �(:lic_ T l.- ��C� `��3(! ���� 1�:��.�•;,� �+.
and did personally post notice of the proposed land use application(s) by means of weatherproof
posting in the general vicinity of the affected territory, a copy of said notice being hereto attached
and by reference made a part hereof, on the `1 ��'� day of ��� �m�t>, . 2003.
.,�, r� _R�-�
Si nature of erson Who Perf ined Posting
(In the presence of the Notary)
(THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE)
STATE OF OREGON )
County of Washington ) ss.
Subscribed and sworn/affirmed before me on the� day of � ce Mb�� , 20 �3.
OFFICIAL SEAL �" E� � �a.trtX��
``"� ��� CHERYL A CAlHES
�` ', NOTARY PUBUC OF OREGON
"`�-,'J� NO?AfiY PUBLIC OREGON
`�'� COh1MISSION PJU.371603 My Commission Expires: �us . i�l, a d�7
MY CCMMISSION EXPIRES AUG. 11,2p07
h:UOginlpatty\masterslaffidavit of posting for staff to post a site.dx
M I N OR LAN D PARTITI ON (M LP) 2003-000 I 7 '
REQUEST: The applicant is requesting approval of two, 3-lot Minor Land
Partitions on two separate properties that are adjacent to each other. There are
two separate applications and two separate pieces of property. The second
partition is MLP2003-00016. This proposal is to partition .38 acres into three (�'
parcels. Parcel 1 has an existing home on site, and the two new parcels are
expected to be developed with residences in the future. The lot sizes for this
development would be 7,242, 4,757, and 4,757 square feet respectively.
LOCATION: 9330 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3100.
ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is
designed to accommodate a full range of housing types at a minimum lot size
of 3,050 square feet. A wide range of civic and institutional uses are also
permitted conditionally. APPLICABLE REVIEW CRITERIA: Communit��
Development Code Chapters 18.390, 18.420, 18.510, 18.630, 18.705, 18.715,
18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division (staff contact: Brad
Kilb at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling
503-639-4171 . A copy of the application and all documents and evidence submitted
by or on behalf of the applicant and the applicable criteria are available for inspection
at no cost and copies for all items can also be provided at a reasonable cost.
. .
GEOGRAPHIC INFORMATION SVSTEM
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Community Development • Plot date: Nov 13,2003;C:Imagic\MAGIC03.APR
1' 26DC-06800 15726DC-02700
199 24 P TITION PLAT CORYELL JACK M ALICE O
OW OF LOTS 1-3 990a SW 92ND
PORTLAND,OR 97223
1 S126DC-02903 1 S126DC-05505
AARON TED R&IDA JANE COUNSIL ARLEIGH B JR
369 NW BLAIR ST 9110 SW CORAL 5T
SHERIDAN,OR 97378 TIGARD,OR 97223
1 S126DC-01 D02 7 S1260C-03301
ANAST ANGELINE V CROFT LIVING TRUST
9355 SW LEHMAN c/o GARRISON PETER
PORTLAND,OR 97223 9420 SW LEHMAN
TIGARD,OR 97223
1S126DC-03300 1S126DC-07200
ATHERTON REALTY PARTNERSHIP DAVIDSON HOWARD V&
2100 S WOLF L FERN
DES PLAINES, IL 60018 9665 SW 92ND
PORTLAND,OR 97223
1 S7 26DC-01800 1 S126DC-02000
BITTE STEVEN J DEISNER RICHARD H 8 TONYA L
9660 SW 92ND AVE 9103 SW LEHMAN ST
PORTLAND,OR 97223 TIGARD,OR 97223
t S126DC-05502 1 S126DC-03200
BOTORF VERNON D ST ERICKSON O K&ARDIS R TRUSTEES
9160 SW CORAL 9350 SW LEHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
t S126DC-01201 1 S126DC-03800
BOWMAN DIANE M FISHER MICHAEL Q
9705 SW 92ND AVE 9255 SW CORAL
TIGARD,OR 97223 TIGARD,OR 97223
7 S 126DC-01100 1 S126DC-03900
BRAAM PIETER H M 1992 TRUST GAMMON LYNNE M&JERRY W
9315 SW LEHMAN 5T 9225 SW CORAL ST
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S 126 DC-04200 7 S126DC-01801
CHAVEZ ALFRED 8 GARD RICHARD E JR AND
CORYELL ALICE O 8 JACK W JOLIN M
9900 SW 92ND 9150 SW BORDERS
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S 126 DC-04100 1 S 7 26 DC-00901
CORYELL JACK M&ALICE O GETHSEMANE EVANGELICAL
REVOCABLE LIVING TRUST LUTHERAN CHURCH
9900 5W 92ND 9640 SW GREENBURG RD
TIGARD,OR 97223 PORTLAND,OR 97223
1S126DC-06300 7S126DG02702
GIFFORD GREG K 8 HEATHER L HUNT BETTY JANE TRUST
9825 SW 91ST PL BY WILLIAM HUNT TRUSTEE
PORTLAND,OR 97223 8038 NW HAZELTINE ST
PORTLAND,OR 97229
1 S126DC-03600 1 S126DC-02701
HANSEN MELVIN L JUNE A HUNT WILLIAM TRUSTEE
9395 SW CORAL 8038 NW HAZELTINE ST
PORTLAND,OR 97223 PORTLAND,OR 97229
1S126DC-02602 1S126DC-00900
HARDIN EDNA Q REVOC LIVING TRUS J2MB LLC
BY HARDIN EDNA Q TR 530 4TH ST STE B
4806 SW WEMBLEY PL IAKE OSWEGO,OR 97034
BEAVERTON,OR 97�05
1S126DC-019o1 1S126DC-07oo6
HARPER CHARLES F JR JOYCE DON H
9155 SW LEHMANN 226 NW HERMOSA BLVD
PORTLAND,OR 97223 PORTLAND,OR 97210
1 S 126 DC-05101 1 S 126DC-06100
HARRIS GREGORY E KLiNG ROGER S AND JUDY F
9036 NW BENSON ST 11575 SW PACIFIC HWY#201
PORTLAND, OR 97229 TIGARD,OR 97223
1 S 126DC-04000 1 S126DC-01302
HEFFLER ROBERT ARNOLD LAW ROBERT M 8
9260 SW CORAL RUSSO SANDIE
PORTLAND,OR 97223 9400 SW STONECREEK DR
BEAVERTON,OR 97007
1S126DC-02902 1S126DC-01003
HENSEL KRISTOPHER J& LAYMAN DEBORAH J S TRUSTEE
MAGERS JULIE E 3216 SW SCHOLLS FERRY CT
9135 SW CORAL ST PORTLAND,OR 97221
TIGARD,OR 97223
1S126DC-01101 1S126DC-07800
HERBST BRANDON UJANA M LEHMANN SQUARE HOMEOWNERS
9245 SW LEHMAN ST ASSOCIATION
TIGARD,OR 97223 19305 ROBIN CIR#55
WEST LINN,OR 97068
t S126DC-04001 1 S126DC-08000
HOME ELMORE JR&FLORA M LIU EDWARD
8775 SW LOCUST ST#9 9611 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-06000 1 S126DC-05100
HOWSE DIANNA L LOOS BEVERLY A
PO BOX 230861 9365 SW LOCUST ST
TIGARD,OR 97281 TIGARD,OR 97223
�s�zs�c-os�oo 1S126DC-02901
LUNDMARK ALBERT C PATRICK JEREMY&
3381 COEUR D'ALENE DR BISSETT BIANCA
WEST LINN,OR 97068 9085 SW CORAL ST
, TIGARD,OR 97223
1 S126DC-08500 1 S126DC-05302
LUNDMARK ALBERT C&ELIZABETH A PEDERSON WM T PAMELA D
3381 COEUR D'ALENE DR 9090 SW CORAL
WEST LINN,OR 97068 PORTLAND,OR 97223
1 S 126DC-08400 1 S 126DC-03002
LU A LBERT C&ELIZABETH A PERRY CARL W AND GLORIA M
3381 D'ALENE DR 9250 SW LEHMANN ST
ST LINN, 97068 PORTLAND,OR 97223
1S126DC-05501 1S126DC-05900
MAGILL SUSAN E 8 DAVID J PER C AND GLORIA M
9180 SW CORAL ST 925� L ANN ST
PORTLAND,OR 97223 P TLAND,OR 97223
1 S 126DC-017 02 7 S 126 DC-03001
MILLER THOMAS M DOROTHY PERRY STEPHEN WILLIAM AND
9745 SW 92ND AVE LORINDA C
PORTLAND,OR 97223 9885 SW 92ND
PORTLAND,OR 97223
�S�z6DC-oasoo �S�2sDC-os2oo
MMRR LLC RAHMAN FAHIM S&JAMILA
ATTN: ERIC R MILLER 9854 SW 91ST PL
9445 SW LOCUST ST PORTLAND,OR 97223
PORTLAND,OR 97223
1 S126DC-03500 1 S126DC-03700
MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST
9411 SW CORAL 603 SW LARKSPUR CT
PORTLAND,OR 97223 SUBLIMITY,OR 97385
1 S 126 DC-a3302 1 S 7 26DC-00500
MURRAY DOUGLAS J REAM SHARON L AND
TILLIE A BRINDLEY NORMAN
9450 SW LEHMAN 9165 SW BORDERS
PORTLAND,OR 97223 PORTLAND,OR 97223
1S126DC-01902 1S126DC-04400
NEUNZERT MICHAEL E/CAROLINE B RENAISSANCE VENTURES LLC&
9221 SW LEHMAN ST BBH INVESTMETNS
TIGARD,OR 97223 1672 WILLAMETTE FALLS DR
WEST LINN,OR 97068
1 S126DC-02601 1 S126DC-03100
NGUYEN KY V 8 MINH HANH T RICHARDS M DALE&
9150 SW LEHMAN ADAMS HEATHER M
PORTLAND,OR 97223 20675 SW LEBEAU RD
SHERWOOD,OR 97140
1S 26DC-03000 1S126DC-01001
RIC RDS M LE 8 TOBEY MARSHA L
ADAM THER M 9335 SW LEHMAN ST
2067 W EAU RD TIGARD,OR 97223
RWOOD,OR 97140
1 S126DC-01900 1 S126DC-05601
RODRIGUEZ MIGUEL A& TROUTT JOYCE I
HENRIGUEZ MB ALICIA 8 NOW SCHARBROUGH
LARA ERIC 10050 SW 92N�
9750 SW 92ND AVE PORTLAND,OR 97223
PORTLAND,OR 97223
1 S126DC-01004 1 S126DC-05000
ROTH JEFFREY A 8 BETTY A TSE INVESTMENTS LLC
9445 SW LEHMANN PO BOX 1754
TIGARD,OR 97223 LAKE OSWEGO,OR 97035
1 S126DC-05202 1 126DC-06400
RUFF MICHAEL L JOYCE E VI RY DENS OWNER OF
12150 SW 124TH AVE LOTS 4
TIGARD,OR 97223 ,
1S126DC-05600 1S126DC-04500
SCHARBROUGH DONALD VIP'S MOTOR INNS INC
JOYCE I 29757 SW BOONES FERRY RD
10050 SW 92ND WILSONVILLE,OR 97070
PORTLAND,OR 97223
1 S126DC-05603 1 S126DC-01700
S RBRO H DONALD WARREN RICKS&KERI
JOYC 9130 SW BORDERS ST
100 SW TIGARD,OR 97223
RTLAND,O 97223
1 S 126DC-05500 1 S126DC-02001
SCHULTZ ERIC D&JULIE A WEAVER ERIC J&BARBARA K
9130 SW CORAL 9105 SW LEHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-05200 'I S126DC-0740Q
STITT DEANE A&CAROLYN M WEEKS H&D LIFETIME TRUST
10025 SW 92ND AVE BY HOWARD B/DOROTHY M WEEKS TRS
TIGARD,OR 97223 12900 5W 9TH ST#321
BEAVERTON,OR 97005
1 S 126 DC-07 005 1 126 DC-D7300
THOMAS HARRY W S H& FETIME TRUST
1783 NW 143RD AVE UNIT#17 BY HO B/DOROTHY M WEEKS TRS
PORTLAND,OR 97229 1290 W ST#321
VERTON, 97005
1S 6DC-079 1 126DC-07200
TIGA TY OF WE S H LIFETIME TRUST
131 5 ALL BY HO D B/DOROTHY M WEEKS TRS
ARD,OR 7223 129 W 9 ST#321
VERTON, 97005
1 S126DC-07500
W KS H 8 D ETIME TRUST
BY H B/DOROTHY M WEEKS TRS
1290 TH ST#321
B VERTON,OR 97005
1 S126DC-07100
W KS H 8 D ETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
12900 9 ST#321
B ERTON,OR 97005
1 126DC-07600
W S H&D FETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
1290 H ST#321
VERTON,OR 97005
1S126DC-07700
EKS H& IFETIME TRUST
BY D B/DOROTHY M WEEKS TRS
129 S 9TH ST#321
AVERTON,OR 97005
1S126DC-02600
WEST MORGAN&EMILY
9170 SW LEHMANN ST
PORTLAND,OR 97223
1S126DC-01600
WILKINS CLINTON R
KATHERINE J
9120 SW BORDERS
TIGARD,OR 97223
1S126DC-03701
ZIMMERMAN LARRY D&DONNA J
9335 SW CORAL ST
TIGARD,OR 97223
Jack Biethan
11023 SW Summe�eld Drive, #4
Tigard, OR 97224
Sue Rorman
11250 SW 82�d Avenue
Tigard, OR 97223
Naomi Gallucci
11285 SW 78�h Avenue
Tigard, OR 97223
Michael Trigoboff
7072 SW Barbara Lane
Tigard, OR 97223
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
David Chapman
9840 SW Landau Place
Tigard, OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
CITY OF TIGARD - EAST CIT SUBfOMMITTEE �i:lcurpinlsetup\IabeIslCIT East.doc) UPDATED: 3-Sep-03
CITY OF TIGARD
COMMUNITY DEYELOPMENT DEPARTMENT
PIANNING DIYISION CtTY Of TIGARD
13 I 25 SW HALL BOULEYARD Community�DeveCopment
TIGARD, OREGON 91223 � 5��,�A�t�rca►�►�un;ry
PHONE: 503-639-4111 FAX: 503-684-7297 (Attn: Patty/Planning)
° Q 0 ° 00 00 ° ° 0 °� 0 ° ��Q� �j'
Property owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1s134AB, Tax�ot 00100) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
is e a� �c-o�c�o 1�� �ooc o��c�c�
�3��t S� i F-Hrv��a� �330 S�` t�+-tc�n{��
INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS:
(NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on
your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood
meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be
submitted and deemed complete by the Planning Division within 3 months from this request.)
NAME OF CONTACT PERSON: -�F �� PHONE: �So�1 �a� - ia��
This request may be mailed, faxed or hand delivered to th� City of Tigard. Please allow a
2-day minimum for processing reques�s. Upon completion of y,our request, the contact person will be
called to pick up their request that will be placed in Will CaIP by their last name, at the Community
Development Reception Desk. _
The cost of processing your request must be paid at the time of pick up, as exact cost can not be
pre-determined.
PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED
BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED.
Cost Description:
$11 to generate the mailing list, plus$2 pe�sheet for printing the list onto labels(20 addresses per sheet).
Then, multi I the cost to rint one set of labels b the number of sets r uested.
�
EXAMPLE COST FOR THIS REQUEST �
4 sheets of labels x$2lsheet= 8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=��x�sets= ��
2 sheets of labels x$2lsheet for CIT area x 2 sets=$ 4.00 �sheet(s)of labels x$2/sheet fo CIT area=�x�,
- GENERATE LIST =�11•00 �� GENERATE LIST _
TOTAL =$31.00 /,�� TOTAL -$�
�
�
CITY OF TIGARD
�'ommunity�DeveCop�ment
.S�v�,rrrq�%��"13��ttcr('nnrminrrt��
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 3/11/2004
FILE NO.: MINOR LAND PARTITION (MLP) 2003-00017
FILE TITLE: LEHMAN PARTITION WEST
APPLICANT/ Windwood Construction
OWNER: Attn: Dale Richards
12655 SW North Dakota Street
Tigard, OR 97223
REQUEST: The applicant is requesting approval of two, 3-lot Minor Land Partitions on finro separate �
properties that are adjacent to each other. There are two separate applications and finro �
separate pieces of property. The second partition is MLP2003-00016. This proposal is
to partition .38 acres into three (3) parcels. Parcel 1 has an existing home on site, and
the two new parcels are expected to be developed with residences in the future. The lot �
sizes for this development would be 7,242, 4,757, and 4,757 square feet respectively.
LOCATION: 9330 SW Lehman Street; WCTM 1S126DC, Tax Lot 3100.
ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to
accommodate a full range of housing types at a minimum lot size of 3,050 square feet.
A wide range of civic and institutional uses are also permitted conditionally.
,
APPLICABLE
REVIEW Community Development Code Chapters 18.390, 18.420, 18.510, 18.630, 18.705,
CRITERIA: 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810.
CIT AREA: East
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: DECEMBER 3, 2003 DATE COMMENTS ARE DUE: DECEMBER 17, 2003
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 1:OOPM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:OOPM
❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30PM
� STAFF DECISION RENTATIVD DATE OF DECISION: DECEMBER 22, 2003
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY MAP � PARTITION PLAT ❑ ARBORIST REPORT
� SITE PLAN ❑ UTILITY PLAN � IMPACT STUDY
� NARRATIVE ❑ GRADING PLANS � OTHER:
STAFF CONTACT: Brad Kilbv, Associate Planner (503) 639-4171, Ext. 2434
fi< , --
' ' � PRE,APP.H9D BY:
��. , , .
C4��TY O:F T�IGARD �PLA�INI�V� D'I�V!�IS1�+ �
13��5�5W�HALL BOULEVARD TIGARD,:OR 97=�2�3-$18�
50�;639.4'1711503:684�7297 _
cm oF ncna�
OREGON �qND USE PERMIT APPLICATIO.N
File# yy�� ,-� _ �-� Other Gase# �� � >�._ �, . , �
� � � �, gy r== '% Receipt#� "�-� ; ��= `f�, �ate APPlication�omplete
Date �
TYPE OF PERMIT YOU ARE APPLYING FOR
❑AdjUstmenWariance(I or II) �Minor Land Partition(II) ❑Zone Change(Iil)
❑Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑Zone Change Annexation (IV)
❑Conditional Use(III) ❑Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV)
❑Historic Overlay(II or III) ❑Site Development Review(II)
❑ Home Occupation (II) ❑ Subdivision (II or III)
ress i ava a e
� ,S �� � �j �.�� L�? G.�L'l°�'�J;^.it ��� .
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more n one
. i
• • • - - '
'When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in �
possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the
s ace rovided on the back of this form or submit a written author'�zation with this a lication.
ease spea ic - f�,� ,� _ �zX c fi �� i I ct x ���`� �,�r t �z�rt
r� +^ `n ;c n ,
�^c_e'�c 'c �<<"� �
APPLICATIONS WILL I�OT_ BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL EIEMENTS AS
DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. �,
3
_ �
. . .
THE APPLICANT SHALL CERTIFY THAT:
♦ If the application is granted, the applicant shail exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria,
and understands the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
;�'�-�-� a ( I ��
; Owner's Signature Date
Owner's Sfgnature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature ' - - Date
Applicant/Agent/Representative's Signature Date
Applicant/Agent/Representative's Signature Date
November 12, 2003
Kurahashi and Associates C11Y OF TIGARD
Attn: Steve Kay OREGON
15880 SW Jay Street, Suite 200
Beaverton, OR 97006
RE: MLP2003-00016 and MLP2003-00017 Letter of Incompleteness
Dear Mr. Kay:
The City of Tigard received your application submittal for Site Development on
August 14, 2003, and the additional items requested on November 7, 2003. The
development sites are located at 9314 and 9330 SW Lehman Street and are
described as 1S126Dc, tax lots 03000, and 03100. This letter is to inform you
that the application has been deemed complete, and is scheduled for review. A
preliminary decision on this application can be expected in the first week of
January.
Per our conversation on the telephone, I will need the two sets of envelopes from
you in order to notify surrounding property owners, and the revised stormwater
repo�t (3) for agencies. I have submitted a label request on your behalf. The
labels should be available by tomorrow afternoon.
If you have any questions, please contact me at (503) 639-4171, x2434.
Sincerely,
��� ��
Brad Kilby, AICP
Associate Planner
cc: Land Use Casefile No. MLP2003-00016 and MLP2003-00017
13125 SW Hafl Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772
September 12, 2003
Kurahashi and Associates C,� �F T�G�D
Attn: Steve Kay OREGON
15880 SW Jay Street, Suite 200
Beaverton, OR 97006
RE: MLP2003-00016 and MLP Letter of Incompleteness
Dear Mr. Kay:
The City of Tigard received your application submittal for Site Development on
August 14, 2003. The development sites are located at 9314 and 9330 SW
Lehman Street and are described as 1S126Dc, tax lots 03000, and 03100. This
letter is to inform you that additional materials will be needed in order to deem
your application complete. The necessary materials are as follows:
1. Address the items identified as deficient in the enclosed completeness check
list that was provided by Kim McMillan, the Development Review Engineer.
She can be contacted at extension 2642.
2. As indicated in our telephone conversation, the access into the development
is serving four lots and is therefore a private street. This will need to be
reflected on your plans.
Once these items are submitted, you will be scheduled for agency review. I will
need an additional 15 copies of all application materials and your envelopes. If
you have any questions, please contact me at (503) 639-4171, x2434.
Sincerely,
�1f� -,2..���
Brad Kilby, AICP
Associate Planner
cc: Land Use Casefiie No. MLP2003-00016 and MLP2003-00017
13125 SW Ha11 Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)fi84-2772
- -- �
Project:__ uh^�� �flR�1z,0� 'WE.S�
L.AND USE APPLIC�'ION Date:__ . � � �.
�
COMPLETENESS REVIEW ❑ COMPLETE ❑ INCOMPLETE
STANDARD INFORMATION:
�: Deed/Title/Proof Of Ownership � Neighborhood Mtg. Affidavits, Minutes, list Of Attendees 7� Impact Study (18.390)
[�, USA Service Provider letter � Construction Lost Estimate ❑ # Seu Of Application Materials/Plans
[✓� Pre-Application fonference Notes ❑ Envelopes With Pastage (Yeri(y [ount)
�R�JECT STATISTICS:
Q Building Footprint Size ❑ °/a O(Landscaping On Site ❑ % Of Building Impervious Surface On Site
❑ Lot Square Footage
�NS DIMENSIONED:
� Building footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable
❑ Building Height ❑ Access Approach And Aisle ❑ Yisual Clearance Triangle Shown
ADDITIONAL PLANS:
� Yicinity Map ❑ Architedural Plan � Tree Inventory
Q Existing fonditions Plan 0 landscape Plan
[j Site Plan ❑ Ligfiting Plan
TREE PLAN/MITIGATION PLAN:
o a
❑ o
ADDITIONAL REPORTS: (list any special reports)
❑ �
❑ �
❑ -_ O
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330�c«�e�r��u�� ❑ I S.G�O(figud Tri�ngle Design fGnduds) ❑ I S.I6S(OHStreet Pukinp/la�ding kquiremenu)
❑ 18.340�a�mr:�u�Rtiu�,� Q I H.63O(Wuhingdm Squue Regionil Center) ❑ I 8.11 S����,as k��w�
❑ 18.350(�ned Derebpmen� ❑ 18.705(Access/E�ess/Graueon) ❑ 18.780(Sig�u)
❑ I B.36O(Siu Oerebpment knew) ❑ I H.�I O(Accetsory RwdmUil Units) ❑ �8.�85(femponry Use Permits)
❑ I 8.310(Yu�«s�adj�sanen�► � I 8.l I 5(oensiry comp�acons) Q� 18.790�r�k��
� I E.3 SO(Ioning M�p/fat MKndmen�) ❑ I 8.720��c��un�hq s�a�> � I 8.795�r���a��a�u�
❑ .l 8.385�na«e�P�ai Q 18.125�Enri�me�t�P��omun«so�eards) ❑ I 8.797�w������►o���r o��)
� �a.39�(Dedsion M�king Procedurts/lmput Sady) ❑ I 6.730(ExaPu�s ro n�y��ment Standuds) ❑ �8.798(Nlvekss Carmmnia0on fidGOes)
❑ I 8.4 I 0�c�u�c,�a1 ❑ I 8.140�����o��rl Q I E.B)O(ftreet 6 Uu6ry Improrement Shndu&)
Q �8.41�(l�nd PutiOons) ❑ I�.�42�lome Ocap�oon Permia)
❑ a 8.430�ubdivisions) Q I 8.�45(l�ndsaping b Screening Swduds�
i
� I E.S I O(ksidenwl ioniog Disaicu) ❑ �B.�S�(MmuUctued/Mobil Home kguUoons�
❑ I 8.520�c«��i«�+�g o�rMa) ❑ I 8.7 S 5(�ux�e so�e wuor/k��q soo�q��
❑ 18.530(wie�no�1o�ioq uuv�u) ❑ I 8.160�«��«„Y�g�m�o«��
ADDITIONAL ITEMS:
I:�curpinlmastersVevisedUand use applicaGon completeness review.dot REVtSED: 17-Jan-01
• PUBLlC FACILITYPLAN Project: �ehman Partition West
COMPLETENESS CHECKLIST Dafe: 8/28/03
GRADING
❑ Existing and proposed contours shown. Proposed contours not shown
❑ Does proposed grading impact adjacent parcels? Can't fell withoutproposed contours
❑ Yes ❑ No
❑ Adjacent parcel grades shown. No
STREETISSUES
� Right-of-way clearly shown.
� Centerline of street(s) clearly shown.
� Street name(s) shown.
❑ Existing/proposed curb or edge of pavement shown. Not shown on proposed development plans
❑ Street profiles shown. NA
❑ Future Street Plan: Must show street profiles, topo n/a
on adjacent parcel(s), etc.
❑ Traffic Impact Report NA
� Street grades compliant?
� Street widths dimensioned and appropriate?
� Private Streets? Less than 6 lots and width
appropriate?
� Other: Access from east parcel Access easement does not match that
shown on East Partition
SANITARY SEWER ISSUES
� Existing/proposed lines shown.
� Stubs to adjacent parcels required/shown?
WATER ISSUES
� Existing/proposed lines w/sizes noted? Existing public line not shown. Sizes not
shown
� Existing/proposed fire hydrants shown? None indicated
� Proposed meter location and size shown? Sizes not shown
❑ Proposed fire protection system shown? NA
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existing/proposed lines shown?
❑ Preliminary sizing calcs for water quality/detention Detention ca/cs not provided
provided?
❑ Water quality/detention facility shown on plans? Na
❑ Area for facility match requirements from calcs? n/a
❑ Facility shown outside any wetland buffer? n/a
� Storm stubs to adjacent parcels required/shown?
The submi al is hereby deemed ❑ COMPLETE � INCOMPLETE
By: Date: 8/28/03
REVISED: OS/28/03
!`iiJ y���-=��I�/ED
KURAI IASHI v
F'3 ASSUCIATES, INC. � �(1A,�1
I111 7
Ci�'il En�inrerin;;
WatcrRcsourcca L���Y OF TIGp�p
Lan�x�pe Architecture ���t��fv�fil�.; :� „
Pl:�nnin� � �i!�v.�,���•af-[`I�iIV'�'�
vi ,
Sun cyinR
1 SS80 SW Jay, Suite 200
Beaverton, Oregon 97006
503.644.6842 offrce
503.644.9731 fax
APPLI CA TION FOR LAND
USE REVIEW:
Type II Application
LEHMAN
PARTITION WEST
A Three Lot Partition
�s s'�
Location: S3�SW Lehman Street
City of Tigard, Oregon
Prepared by Kurahashi&Associates, Inc.for:
Winwood Construction, Inc.
12655 SW North Dakota Street
Tigard, Oregon 97223
November 4, 2003
KA1#2169
APPLICANT STATEMENT
PROJECT NAME: Lehman Partition West
REQUEST: 3-Lot Partition
LEGAL DESCRIPTION: Tax Lot 3100 of Tax Map
1 S 126DC, Section 26,
Township 1 South,
Range 1 West,WM
APPLICANT'S
REPRESENTATIVE: Kurahashi and Associates
15580 SW Jay Street, Suite 200
Beaverton, Oregon 97006
Tel: (503)644-6842
Fax: (503)644-9731
APPLICANT: Winwood Construction
Agent: Dale Richards
12655 SW North Dakota Street
Tigard,Oregon 97223
SIZE: 0.38 acres
LOCATION: 9314 SW Lehman Street
LAND USE DISTRICT: R-12
2
I. APPLICABLE REGULATIONS
A. City of Tigard Development Code
Section 18.390 Decision Making Procedures/Impact Study
Section 18.420 Land Partitions
Section 18.510 Residential Zoning Districts
Section 18.630 Washington Square Regional Center
Section 18.705 Access/Egress/Circulation
Section 18.715 Density Computations
Section 18.725 Environmental Performance Standards
Section 18.745 Landscaping and Screening Standards
Section 18.755 Mixed Solid Waste and Recyclable Storage
Section 18.765 Off-Street Parking/Loading Requirements
Section 18.790 Tree Removal
Section 18.795 Visual Clearance Areas
Section 18.810 Street and Utility Improvement Standards
IL INTRODUCTION
Windwood Homes,the applicant, is requesting approval of a 3 lot partition of Tax Lot 3100 of Ta�c Map
1 S 126DC. An existing detached single-family residence is located in the northern portion of the subject
site and the dwelling unit currently accesses SW Lehman Street via a driveway in the northeast portion of
the site as shown on the attached Existing Conditions Map(see Exhibit 1). Sanitary sewer, water,
electric and communication utility services are provided to the existing residence via main lines and
overhead lines along the site's SW Lehman Street frontage. Cunently,there is no storm water service for
the subject site.
The 0.38 acre subject site is zoned R-12 and is located within the City ofTigard. The property generally
slopes down from the northwest to the southeast of the site and it currently has a few trees located on the
western edge of the site. According to City and County maps and site reconnaissance,there are no
floodplains, geologic hazards,significant habitats or wetlands on the subject site. Although the site is
located within the Washington Square Regional Center,the surrounding properties are characterized by
R-12 and R-5 zoned properties and are developed with detached single-family residences.
The applicant proposes to retain the existing residence on Parcel 1 and partition two additional Parcels
from the southern portion of the subject site(see E�chibit 1). Due to the location of the existing residence
on the subject site,part of an existing shed will be removed and an access easement from SW Lehman
Street is proposed to allow ingress/egress to the proposed Parcels 2 and 3 (see E�chibit 1). The existing
residence will access a sepazate driveway that will be relocated slightly to allow the development of the
common driveway serving Parcels 2 and 3. The attached Preliminary Utility Plan indicates that Parcels 2
and 3 will be served by utilities that will connect to the right-of-way via easements on Parcel 1. Attached
as Exhibit 7 are the Pre-Application Conference Notes from the applicant's January 6,2003 meeting with
the City. The following narrative and attached e�chibits demonstrate how the applicant's proposal meets
the City's criteria for land use approval.
3
III. FINDINGS
A. CITY OF TIGARD DEVELOPMENT CODE
SECTION 18.390: DECISION MAKING PROCEDURES/IMPACT STLTDY
18.390.020: Description of Decision-MakinE Procedures
COMMENT:
The applicant is requesting approval of a preliminary plat for a 3-lot partition. As required by Table
18.390.1,the proposed land use application has been submitted under the Type II procedure.
18.390.040: Type II Procedure
A. Preapplication Conference
COMMENT:
The applicant attended a Pre-Application Conference to discuss the proposed partition with the City of
Tigard on January 6, 2003. A copy of the Pre-Application Conference Notes are attached as Exhibit 7.
B. Application Requirements
1. Application Forms.
COMMENT:
A completed Land Use Permit Application form has been submitted with this application.
2. SubmittalInformation.
COMMENT:
As required,the applicable sections of the Code have been addressed in the following narrative and the
review fee has been submitted with this application. The required impact study has been included with
this application as Eachibit 2. Upon receiving a notice that the application has been deemed complete,the
applicant will submit envelopes for all property owners as specified by Section 18.390.040C.
4
SECTION 18.420: LAND PARTITIONS
18.420.050: Annroval Criteria
A. Approval Criteria
1. The proposed partition complies with all statutory and ordinance
requirements and regulations;
COMMENT:
As discussed throughout this narrative,the proposed 3-lot partition complies with all applicable
development standards.
2. There are adequate public facilities are available to serve the proposal;
COMMENT:
As demonstrated by the attached Preliminary Utility Plan,existing public sanitary sewer,storm water,
water,electric and communication lines in SW Lehman and SW 92°d Avenue are adequate to serve the
proposed partition(see Exhibit 1).
3. All proposed improvements meet City and applicable agency standards;
and
COA�IIVIENT:
As required,proposed extensions of the City's utilities to service to the subject site will be reviewed the
City Engineer for compliance with applicable agency standards.
4. All proposed lots conform to the specific requirements below:
a. The minimum width of the building envelope area s6a11 meet the lot
requirement of the applicable zoning district.
COMMENT:
Table 18.510.2 does not specify a required minimum or average width requirement for the subject site's
R-12 zone. However,as demonstrated by Exhibit 1,the proposed partition will create lots with a
minimum width of 47.56 feet and building envelope width of 37.56 feet.
5
b. The lot area shall be as required by the applicable zoning district.In
the case of a flag lot,the accessway may not be included in the lot area
calculation.
COMMENT:
T"he minimum lot size for the subject site's R-12 zone is 3,050 s.f.. Subtracting areas for the proposed
access easement,the lot area of Parcel 1 is 6,060 s.f.,Parcel2 is 4,774 s.f. and Parcel3 is 4,076 s.f..
Therefore,the proposal meets the lot area requirement of the applicable zoning district.
c. Each lot created through the partition process shall front a public
right-of-way by at least 15 feet or have a legally recorded minimum
15-foot wide access easement.
COMMENT:
Due to the location of the existing residence on the subject site, part of an existing shed will be removed
and an access easement from SW Lehman Street is proposed to allow ingress/egress to the proposed
Parcels 2 and 3 (see Exhibit 1). As indicated by Exhibit 1, Parcel 1 has approximately 95 feet of frontage
on SW Lehman Street. As allowed, Parcels 2 and 3 are accessed along 15 feet of frontage from SW
Lehman Street. If approved,a minimum of 15 foot of access easement will be recorded along the east
boundary of Parcel 1 and north boundary of Parcel3 (see Exhibit 1). The applicant shall provide off-
street parking within a garage or on a driveway serving the garage.
d. Setbacks shall be as required by the applicable zoning district.
COMMEN'T:
The applicant does not propose to vary the setback requirements of the R-12 zone with this land use
application. The attached Future Street/Off Street Parking Plan demonstrates that the propose lots can be
developed within required setbacks ofthe R-12 zone(see Elchibit 1).
e. When the partitioned lot is a flag lot,the developer may determine the
location of the front yard,provided that no side yard is less than 10
feet. Structures shall generally be located so as to maximize separation
from existing structures.
COMMENT:
The attached Future Street/Off Street Parking Plan assumes the northern portion of each lot to be
considered as the front yard for each parcel.
6
f. A screen shall be provided along the property line of a lot of record
where the paved drive in an accessway is located wit6in ten feet of an
abutting lot in accordance with Sections 18.745.050. Screening may
also be required to maintain privacy for abutting lots and to provide
usable outdoor recreation areas for proposed development.
COMMENT:
As required and shown on the attached Preliminary Landscape/Development Plan, a minimum four foot
high shrub screen is proposed along the accessway that serves the proposed development(see Exhibit 1).
g. The fire district may require the installation of a fire hydrant where
the lengt6 of an accessway would have a detrimental effect on fire-
fighting capabilities.
COMMENT:
The proposed accessway is less than 150 feet in length. Therefore, access and turnaround requirements
for fire fighting apparatus are not required for the proposed partition. As required,this application will
be reviewed by the fire marshal to determine if the site can be served by fire hydrants in the area.
h. Where a common drive is to be provided to serve more than one lot,a
reciprocal easement which will ensure access and maintenance rights
shall be recorded with the approved partition map.
COMMENT:
If this proposal is approved, 15 foot minimum access easements and maintenance rights will be recorded
along the east boundary of Parcel 1 and north boundary of Parcel3.
5. Any accessway shall comply with the standards set forth in Chapter 18.705,
Access,Egress,and Circulation.
COMMENT:
The applicant has addressed the applicable standards of section below. Also see the attached Preliminary
Plat for the location of the accessway that meets the above-mentioned standards.
6. Where land�ll and/or development is allowed within or adjacent to the one-
hundred-year floodplain,the City shall require consideration of the
dedication of sufficient open land area for greenway adjoining and within
the floodplain.This area shall include portions at a suitable elevation for the
construction of a pedestrian/bicycle pathway with the tloodplain in
accordance with the adopted pedestrian/bicycle pathway plan
7
COMMENT:
The subject site does not contain a hundred-year floodplain,therefore this standard does not apply.
7. An application for a variance to the standards prescribed in this chapter
shall be made in accordance with Chapter 18.370,Variances and
Adjustments.The applications for the partition and
variance(s)/adjustment(s)will be processed concurrently.
- COMMENT:
The applicant does not request any variances with this proposal for a 3-lot partition.
SECTION 18.510: RESIDENTIAL ZONIlVG DISTRICTS
18.510.040: Minimum and Maximum Densities
A. Purpose
COMMENT:
The applicant is proposing to develop 3 lots on the subject site. The net developable area for the subject
site requires minimum density of 2 lots and a maximum density of 3 lots,therefore this proposal meets
the density standards. As required,the applicant has addressed the minimum and maximum density
requirements for the R-12 zone within the response to Chapter 18.715 below.
18.510.040: Develonment Standards
A. Compliance required. All developmeat must comply with:
1. All of the applicable development standards in the underlying zoning
district except where the applicant has obtained variances or adjustments in
accordance with Chapters 18.370.
8
COMMENT:
As required,the applicant meets or exceeds the development standards of the R-12 zone. The attached
Preliminary Landscape/Development Plan locates the existing residence within Parcel 1, and
approximate locations of the proposed building pads for Parcel2 and 3 in order to demonstrate
compliance with the setback standards. As demonstrated by the attached plans,site coverage can be less
that the 80%maximum coverage that is allowed. The plans also demonstrate that the garages for the
proposed development will be at least 20 feet from the front property line. Areas of the lots that are not
developed with structures or accessway will be landscaped to meet the 20%vegetation area requirement.
The applicant aiso does not propose to exceed the ma�cimum building height standard of 35 feet. The
- applicant does not request variances or adjustments to any other standards with this proposal.
2. All other applicable standards and requirements contained in this title.
CONIlVIENT:
This narrative addresses all other applicable standards and requirements as outlined by the attached Pre-
Application Conference Notes(see Exhibit 7).
B. Development Standards. Development standards in residential zoning districts are
contained in Table 18.510.2.
COMMENT:
As required,the applicant has addressed the development standards of Table 18.510.2 within the
response to this chapter above.
SECTION 18.630: WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS
18.630.010: Puruose and Aanlicability
C. All new developments,including remodeling and renovation projects resulting in
new non single family residential uses,are expected to contribute to the character
and quality of the area. In addition to meeting the design standards described
below and other development standards required by the Development and Building
Codes,development will be required to dedicate and improve public streets,
connect to public facilities such as sanitary sewer,water and storm drainage,aad
participate in funding future traasportation aud public improvement projects
necessary within the Was6ingtoa Square Regional Center.
9
COMMENT:
As mentioned previously,the subject site is zoned R-12 and is located within the Washington Square
Regiona(Center. The applicant is proposing a 3 lot partition to retain an existing residence and develop
2 additional single-family dwelling units. As stated above and verified with City staff,design standards
of the Washington Square Regional Center apply only to non single-family residential uses. Therefore,
the proposed partition application dces not need meet the design standards of this section. However,this
request does address how the partition meets the Street and Utility Improvement Standards within the
response to Chapter 18.810 below.
SECTION 18.705: ACCESS,EGRESS,AND CIItCULATION
18.705.030: General Provisions
B. Access plan requirements.
COMMENT:
As required,the applicant has provided a Preliminary Plat which shows how access,egress and
circulation standards are met(see Exhibit 1). As demonstrated by Exhibit 1,the existing residence
within Parcel 1 will have a separate driveway and proposed Parcels 2 and 3 will share access from SW
Lehman Street. As identified by the Pre-Application Conference Notes(see Exhibit 7),the minimum
access width for the new lots is 15 feet and the minimum pavement width to serve Parcels 2 and 3 is 10
feet,both of which have been provided with this application.As identified on the attached Preliminary
Plat an easement has been located on Parcel 1 to allow access from SW Lehman to Parcel2 and 3,and on
Parcel 3 to allow access to Parcel2.
C. Joint Access.
COMMENT:
If the Preliminary Plat application is approved, the applicant will file a Record of Survey with the above
mentioned access easement and deeds with the City and Washington County to establish joint use of the
accessway.
E. Curb cuts.
COMMENT:
5ince no curb cut is proposed or required,the curb cut for the proposed accessway will be an asphalt
driveway,which meets the applicable standards.
10
�
F. Required walkway location.
COMMENT:
There are no required or proposed sidewalks along SW Lehman Street,therefore the proposed access
driveway will not intersect a walkway along the right-of-way. However,the existing and proposed
walkways from the driveways will meet the standards of this sub-section.
H. Access Management
1. An access report shall be submitted with all new development proposals which
verifies design of driveways and streets are safe by meeting adequate stacking
needs,sight distance aod deceleration standards as set by ODOT,Washington
County,the City and AASHTO(depending on jurisdiction of facility.)
COMIVIENT:
An access report verifying the safety of the proposed accessway is attached to this application as
Exhibit 6.
2. Driveways shall not be permitted to be placed in the influence area of collector
or arterial street intersections.
COMMENT:
The Washington County Functional Classification System Map identifies SW Lehman Street as a local
street. The proposed development fronting SW Lehman Street is more than 400 feet from the vehicular
staging area for Greenburg Road,an arterial street. Therefore,the proposed access to the development is
outside the influence area of the nearest arterial street intersection. An Access Report has been attached
as E�chibit 6.
4. The minimum spacing of local streets along a local street shall be 125 feet.
COMMENT:
Due to the location of the existing development on the subject site and on the adjacent properties to the
south,there is no opportunity for street connectivity to SW Coral Street to the south. The applicant is
proposing an access easement from SW Lehman Street to the interior of the subject site to serve the
proposed development.
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family,duplex or attached single-
family dwelling units oa individual lots and multi-family residential uses
shall not be less than as provided in Table 18.705.1 and Table 18.705.2.
11
COMMENT:
As required,the applicant has provided a Preliminary Plat which shows how access, egress and
circulation standards are met(see E�chibit 1). As demonstrated by Exhibit 1,the existing residence
within Parcel 1 will have a separate driveway and proposed Parcels 2 and 3 will share access from SW
Lehman Street. As identified by Table 18.705.1 and Table 18.7052 and as identified on the attached
Pre-Application Conference Notes,the minimum access width for the new lots is 15 feet and the
minimum pavement width is 10 feet,both of which have been provided with this application. As
identified on the attached Preliminary Plat an easement has been located on Parcel 1 to allow access from
SW Lehman to Parcel2 and 3, and on Parcel2 to allow access to Parcel3.
2. Private residential access drives shall be provided in accordance with the
provisions of the Uniform Fire Code.
COMMENT:
The proposed accessway is less than 150 feet in length. Therefore, access and turnaround requirements
for fire fighting apparatus are not required for the proposed partition. As required,this application will
be reviewed by the fire marshal to determine if the site can be served by existing fire hydrants in the area.
4. Access drives in excess of 150 feet in length shall be provided with approved
provisions for the turning around of fire apparatus by one of the following:
COMMENT:
As mentioned above,the proposed accessway is less than 150 feet in length. Therefore, access and
turnaround requirements for fire fighting apparatus are not required for the proposed partition.
SECTION 18.765: OFF-STREET PARI�NG AND LOADING REQUIREMENTS
18.765.020: Anulicabilitv of Provisions
A. New Construction.
COIVIMENT:
As required,the applicant will provide off-street parking for the three lots proposed with this application.
At least one off-street parking space will be accommodated on each lot in accordance with Section
18.765.070 either in a garage or in a paved area adjacent to the access driveway.
12
18.765.030: General Provisions
A. Vehicle parking plan requirements.
COMMENT:
At least one off-street parking space will be provided for each lot in accordance with Section 18.765.070
either by a garage or parking stall adjacent to the residence in accordance with applicable standards.
B. Location of vehicle parking.
COMNIENT:
As demonstrated by Exhibit l,proposed off-street parking spaces will be provided within each of the 3
lots on the subject site.
18.765.030: General Design Standards
A. Maintenance of parking areas.
COMMENT:
As required,the proposed parking areas will be kept clean and in good repair.
B. Access drives. With regard to access to public streets from off-street parking:
1. Access drives from the street to off-street parking or loading areas shall be
designed and constructed to facilitate t6e now of traffic and provide
maximum safety for pedestrian and vehicular traffic on the site:
COMMENT:
The proposed access drive meets the minimum width standard of 10 feet to serve Parcels 2 and 3 of the
proposed 3 lot partition. Each of the stalls indicated on the Future StreedOff-Street Parking Plan has
adjacent areas to turn vehicles around. By allowing vehicles to turn around before entering SW Lehman
Street,safety will be ma�cimized for other vehicles and pedestrians on and off the site.
2. The number and size of access drives shall be in accordance with the
requirements of Chapter 18.705,Access,Egress and Circulation.
13
COMMENT:
As identified by Table 18.705.1 and Table 18.705.2 and as identified on the attached Pre-Application
Conference Notes, one access drive with a minimum pavement width is 10 feet is required with this
proposal for the 3 lot partition.
,
3. Access drives shall be clearly and permanently marked and defined through
use of rails,fences,walls,or other barriers or markers on frontage not
occupied by service drives;
COMMENT:
The proposed access drive will be defined through use of plantings and screening shrubs as identified on
the attached Preliminary Landscape Plan(see Eachibit 1).
4. Access drives shall have a minimum vision clearance in accordance with
C6apter 18.795,Vision Clearance;
COMMENT:
The attached Preliminary Landscape Plan identifies the vision clearance area as defined by Chapter
18.795.
5. Access drives shall be improved with an asphalt or concrete surface;
COMMENT:
As required,the proposed access drive will be paved with an asphalt or concrete surface in accordance
with City standards.
18.765.050: Bicvcle Parkin�Design Standards
COMMENT:
As identified by Table 18.765.2,no bicycle parking standards apply to the proposed single-family
detached dwelling units.
14
_ _;�
18.765.070: Minimum and Maximum Off-Street Parking Requirements
COMMENT:
As identified by Table 18.765.2,a minimum of 1 off-street parking space must be provided for each of
the 3 proposed single-family detached dwelling units. The attached Preliminary Landscape/Development
Plan indicates that each of the proposed lots are provided with at least 1 off-street parking space
(see Exhibit 1).
SECTION 18.715: DENSTTY COMPUTATIONS
18.715.020 Densitv Calculations
A. Definition of net development area. Net development area,shall be determined by
subtracting the following land area(s) from the gross area,which is all of the land
included in the legal description of the property to be developed:
4. All land proposed for private streets;
COMMENT:
When making density calculations, and as identified by City staff in the Pre-Application Conference
Notes,the applicant has subtracted the access easement to determine the Net Developable Area.
5. A lat of at least the size required by the applicable base zoning district,if an
existing dwelling is to remain on the site.
COMMENT:
When making density calculations,the applicant has subtracted 7,292 s.f. from the gross acreage of the
site for the existing residence to remain on Parcel 1.
B. Calculating maximum number of residential units. To calculate t6e maximum
number of residential units per acre,divide the number of square feet in the net
acres by the number of square fee required for each lot in the applicable zoning
district.
COMMENT:
The subject site has gross area of 16,840 s.f.. The net area of 8,005 s.f.for the subject site is determined
by subtracting 7,292 s.£(Parcel 1 with the existing residence)and 713 s.f. (for the access easement in
Parcel2). By dividing 8,005 s.f.(Net Area)by 3,050 s.f. (Minimum lot size),the malcimum number of
residential units allowed on the subject site is 2. The applicant is proposing 2 new detached dwelling
units in the Net Development Area,therefore this standard has been met.
15
C. Calculating minimum number of residential units. As required by Section
18.510.040,the minimum number of residential units per acre shall be calculated by
multiplying the maximum number of units determined in Subsection B above by
80% (0.8).
COMMENT:
By multiplying 2 (MaYimum number of Dwelling units)by 80%(0.8),the minimum number of
residential units allowed on the subject site is 1. The applicant is proposing 2 new detached dwelling
units in the Net Development Area,therefore this standard has been met.
18.715.020 Residential Densitv Transfer
COMMENT:
The applicant does not propose a Residential Density Transfer with this application.
SECTION 18.725: ENVIItONMENTAL PERFORMANCE STANDARDS
18.715.020: General Provisions
B. Evidence of compliance.
COMMENT:
If required,prior to the issue of a building permit,the applicant will submit evidence demonstrating
compliance with applicable permits reyuired for construction of the proposed development.
18.725.030: Performance Standards
COMMENT:
As required,the applicant will construct the proposed development in a manner that complies with all
applicable Federal, State and City noise,emissions,vibrations, odors,glare and heat, and insect and
rodent performance standards.
16
SECTION 18.745: LANDSCAPING AND SCREENING
18.745.020: Anplicability
C. Site plan requirements.
COMMENT:
As required,the applicant has submitted a Preliminary Landscape Plan showing how the proposed �
development meets the landscaping and screening requirements of the section(see Exhibit 1).
18.745.030: General Provisions
COMMENT:
All proposed landscaping will be installed,maintained and pruned in accordance with the standards of
this section. The applicant will protect existing vegetation to the extent possible during the construction
process.
18.745.040: Street Trees
A. Protection of existing vegetation.
COMIVIENT:
The proposed development fronts SW Lehman,a public street,therefore street trees are required with
this proposal. The attached Preliminary Landscape Plan proposes retain an existing tree and plant 2
additional street trees along the SW Lehman Street frontage(see E�ibit 1).
C. Size and spacing of street trees.
1. Landscaping in the front and exterior side yards shall include trees with a
minimum caliper of two inches at four feet in height as specified in the
requirements stated in Section 18.745.040.C2 below;
COMMENT:
As required,the applicant is proposing to install trees with a 2"caliper minimum along SW Lehman
Street as shown on the attached Preliminary Landscape Plan(see Exhibit 1).
2. The specific spacing of street trees by size of tree shall be as follows:
b. Medium-sized trees 25 feet to 40 feet ta11,16 feet to 35 feet wide
branching at maturity shall be spaced no greater than 30 feet
apart;
17
COMMENT:
The proposed Red Maple trees will grow at least 40 feet tall and 35 feet wide at maturity and are spaced
with the existing tree at a maximum of 35 feet on center as shown on the attached Preliminary Landscape
Plan.
18.745.050: BufferinE and Screening
B. Buffering and screening requirements.
5. Where screening is required the following standards shall apply in addition
to those for buffering:
a. A hedge of narrow or broad leaf evergreen shrubs shall be planted
which will form a four-foot continuous screen of the height speciGed
in Table 18.745.2 within two year of planting;
COMMENT:
As identified by the attached Pre-Application Conference Notes, sight obscuring screening is required
along the proposed accessway within the subject site. The attached Preliminary Landscape Plan
indicates that a minimum four-foot continuous hedge will be provided along the accessway as screening
(see Exhibit 1).
Table l 8.745.1 indicates that there are no reyuired buffering standards between the existing single-family
detached dwelling units that abut the subject site,and the proposed single-family detached dwelling units
on the subject site. Therefore,as allowed,the applicant dces not propose any buffering between the
subject site and abutting lots.
SECTION 18.755: NIIXED SOLID WASTE AND RECYCLABLE STORAGE
18.755.040: Methods of Demonstratin�Comnliance
A. Alternative methods of compliance.
4. Franchised hauler review and sign-off.
COMMENT:
As suggested by the Pre-Application Conference Notes,the applicant has contacted the Franchise Hauler
for review and approval of the site's servicing compatibility. A letter demonstrating service availability
is attached as Exhibit 5.
18
18.755.050: Location.Desi�n and Access Standards for Storage Areas
B. Location standards.
COMMENT:
Proposed storage of mixed solid waste and recyclables is in the garages of the new residences in Parcel2
and 3. The storage area for the existing residence will be against the eastern exterior wall of the
residence where it can be screened by the proposed shrubs along the accessway.
C. Design standards.
1. The dimensions of the storage area shall accommodate containers with
current methods of local collection;
COMMENT:
The garages for Parcels 2 and 3,and the exterior location for Parcel 1 will be of an adequate size to
accommodate the mixed solid waster and recyclable storage containers.
D. Access standards.
COMMENT:
As indicated on the attached letter from the Franchise Hauler,the proposed accessway width will not be
able to accommodate collection trucks travel to each lot. As required,yard debris,recycling and
household waste for all three lots will be brought out to one collection point along SW Lehman Street.
SECTION 18.790: TREE REMOVAL
18.790.030: Tree Plan Reauirement
A. Tree plan required. A tree plan for the plantiag,removal and protection of trees
prepared by a certified arborist shall be provided for any lot, parcel or combination
of lots or parcels for w6ich a development application for a subdivision,partition,
site development review,planned development or conditional use is filed.
Protection is preferred over removal wherever possible.
COMMENT:
As required,the applicant has attached a Tree Plan prepared by a certified arborist as E�ibit 3.
19
B. Plan requirements. The tree plan shall include the following:
1. Identification of the location,size and species of all existing trees including
trees designated significant by the city;
COMMENT:
The location and size of the existing trees are identified on the attached Tree Plan (see E�chibit 1).
2. Identification of a program to save existing trees or mitigate tree removal
- over 12 inches in caliper. Mitigation must follow the replacement guidelines
of Section 18.790.060D in accordance with the following standards and shall
be exclusive of trees required by other development code provisions for
landscaping,streets and parking lots;
COMMENT:
As identified by the mitigation summary of E�ibit 3,20"of healthy existing trees will be cut with this
proposal. Required mitigation is 50%of the healthy tree removal,therefore five(5)2"caliper trees are
needed to replace the removed trees. The attached Preliminary Landscape Plan proposes 12 trees to be
planted on site, 7 of which are mitigation trees from the adjacent development to the east(see Lehman
Partition East Application).
3. Identification of ail trees which are proposed to be removed;
COMII�NT:
Table 1 of the Tree Plan identifies which of the existing trees will be removed.
4. A protection program defining standards and methods that will be used by
the applicant to protect trees during and after construction.
COMMENT:
As demonstrated by the attached Tree Plan, a protection plan to protect the existing trees has been
included with this submittal.
C. Subsequent tree removal.
COMMENT:
As required, ail trees removed with a period of one year prior to the proposed development are
inventoried as part of the attached Tree Plan(see Exhibit 3).
20
18.790.050: Permit Applicability
A. Removal permit required. Tree removal permits shall be required for the removal
of any tree which is located on or in a sensitive land area as defined by Chapter
18.775.
COMMENT:
As determined by site reconnaissance and Clean Water Services,the subject site does not contain any
- sensitive land area(see Exhibit 3 and 4). Therefore,tree removal permits are not required for the
proposed tree removals.
18.790.060: Illegal Tree Removal
D. Guidelines for replacement. Replacement of a tree shall take place according to the
following guidelines:
1. A replacement tree shall be a substantially similar species taking into
consideration site characteristics;
COMMENT:
The proposed mitigation trees take into consideration site characteristics and will be substantially similar
to the trees removed.
4. The planting of a replacement tree shall take place in a manner reasonably
calculated to allow growth to maturity.
COMMENT:
The proposed mitigation trees will be planted in a manner that will ensure growth to maturity.
SECTION 18.795: VISUAL CLEARANCE AREAS
18.795.030: Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be
maintained on t6e corners of all property adjacent to the intersection of two streets,
a street and a railroad,or a driveway providing access to a public or private street.
21
COMMENT:
As shown on the attached Preliminary Landscape Development Plan, a visual clearance area will be
maintained at the intersection of SW Lehman Street and the proposed common driveway serving the
subject site(see Exhibit 1).
B. Obstructions prohibited.
COMMENT:
As demonstrated on the attached Preliminary Landscape/Development Plan,the 10'wide accessway to
proposed lots will have unobstructed clear vision areas at both corners.
18.795.040: Computations
B. Non-arterial streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of two
non-arterial streets,a non arterial street and a driveway,and a non-arterial
street or driveway and railroad where at least one of the streets or
driveways is 24 feet or more in width,a visual clearance area shall be a
triangle formed by the right-of-way or property lines along such lots and a
straight line joining the right-of-way or property line at points which are 30
feet distance from the intersection of the right-of-way line and measured
along such lines.
COMMENT:
As mentioned previously,the applicant is proposing a 10 foot driveway to access Parcels 2 and 3 on the
subject site. As required,the attached Preliminary Landscape/Development Plan locates the visual
clearance area with a 30 foot triangle drawn along the front property line and centerline of the proposed
driveway(see Exhibit 1).
SECTION 18.810: STREET AND UTILITY IMPROVEMENT STANDARDS
18.810.030: Streets
A. Improvements.
COMMENT:
As mentioned previously,there are no required or proposed street improvements with this application for
a 3-lot partition. Therefore,these standards do not apply.
22
B. Creation of access easements. The approval authority may approve an access
easement established by deed without full compliance with this title provided such
an easement is the only reasonable method by which a lot large enough to develop
can be created:
1. Access easements shall be provided and maintained in accordance with the
Uniform Fire Code Section 10.207;
2. Access shall be in accordance with Sections 18.705.030H and 18.705.030L.
COMMENT:
Due to the location of the existing residence on the subject site,an access easement from SW Lehman
Street is required to allow ingress/egress to the proposed Parcels 2 and 3 (see Exhibit 1). As addressed
previously,the proposed accessway will be 10' wide, paved with asphalt or concrete, and be maintained
as to allow access for fire apparatus. Since adjacent properties to the south are also developed with
single-family dwellings,there is no opportunity for street connectivity between SW Lehman Street and
SW Coral Street to the south.
The proposed development fronts SW Lehman Street and is more than 400 feet from Greenburg Road,an
arterial street. Therefore,the proposed access to the development is outside the influence area of this
arterial street intersection. An Access Report has been attached as Exhibit 6.
18.810.040: Blocks
B. Sizes.
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet
measured along the centerline of the street except:
a. Where street location is precluded by natural topography,wetlands
or other bodies of water,or pre-existing development; or
COMMENT:
As mentioned previously, due to the location of the existing development on the subject site and on the
adjacent properties to the south,there is no opportunity for street connectivity to SW Coral Street to the
south. The applicant is proposing a common driveway from SW Lehman Street to serve Parcel2 and 3
of the proposed development.
2. Bicycle and pedestrian connections on public easements or rights-of-way
shall be provided when full street connection is exempted by B.1 above.
Spacing between connections s6a11 be no more than 330 feet,except where
precluded by environmental or topographic constraints,existing
development patterns,or strict adherence to other standards in t6e code.
23
COMMENT:
Due to the location of the existing development on the subject site and on the adjacent properties to the
south,there is no opportunity for bicycle or pedestrian connectivity to SW Coral Street to the south. The
applicant is proposing a common driveway from SW Lehman Street to serve Parcels 2 and 3 of the
proposed development.
18.810.050: Easements
COMMENT:
As indicated on the attached Preliminary Plat,easements for public utilities are a minimum of 15 feet
wide. These proposed easements will dedicated in the deed restrictions and will be recorded with the
Final Plat.
18.810.060: Lots
A. Size and shape.
1. No lot shall contain part of an existing or proposed public right-of-way
within its dimensions;
COMMENT:
As demonstrated by the attached Preliminary Plat,no lots contain a public right-of-way in its dimensions.
2. The depth of all lots shall not egceed 2-1/2 times the average width,unless
the parcel is less than 1-1/2 times the minimum lot size of the applicable
zoning district;
COMMENT:
The average lot depth is 92 feet,which is less than 2-1/2 times the average lot width of 70.21 feet.
Therefore,the proposed development meets this standard.
B. Lot Frontage.
COMMENT:
As indicated by E�chibit 1,Parcel 1 has approximately 95 feet of frontage on SW Lehman Street. As
allowed by this section,Parcels 2 and 3 are accessed along 15 feet of frontage from SW Lehman Street.
This access is provided in the form of a 15 foot easement and 10 foot accessway along the west boundary
of Parcel 1.
24
D. Lot side lines.
COMMENT:
As demonstrated by the attached plans,the side lines of the proposed lots are at right angles to SW
Lehman Street.
18.810.070: Sidewalks
COMMENT:
As mentioned previously, sidewalks are not required or proposed with this application. Therefore,these
standards do not apply.
18.810.080: Public Use Areas
COMMENT:
There are no proposed public use areas with this application. Therefore,these standards do not apply.
18.810.090: Sanitarv Sewers
B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plan and
proposed systems prior to issuance of development permits involving sewer service.
COMMENT:
As shown on the attached Preliminary Utility Plan,the applicant is proposing to extend the public sewer
system through 15 foot easements on the subject site to serve the proposed development. Existing and
proposed sewer main lines, laterals and manholes are labeled on the attached drawings(see Eachibit 1).
Detailed drawings will be submitted to the City Engineer for review prior when the applicant applies for
building permits.
18.810.100: Storm Drainaee
A. General provisions. The Director ad City Engineer shall issue a development
permit only where adequate provisions for storm water and tlood water runoff
have been made,and;
1. The storm water drainage system shall be separate and independent of any
sanitary sewerage system;
25
COMMENT:
As indicated on the attached Preliminary Utility Plan,the proposed storm water drainage system will be
independent of the proposed sanitary sewerage system(see E�chibit 1).
The applicant owns and is seeking approval for another 3 lot partition on Tax Lot 3000,directly to the
east of the subject site. The storm water detention and management filter proposed for Tax Lot 3000 will
be sized to handle the storm water runoff from the subject site as well. The applicant is also currently in
negotiation with the owner of the adjacent lot east of Tax Lot 3000 to obtain a public storm water
easement across his property so that both proposed partitions' storm water systems can tie into the SW
92"d storm water main(see Exhibit 1). If this option becomes unavailable,the applicant will discharge
treated storm water into a new storm water main line in SW Lehman Street,which can then connect to
the existing line in SW 92°d Avenue.
2. Where possible,inlets shall be provided so surface water is not carried
across any intersection or allowed to flood any street; and
COMMENT:
As required the applicant will provide inlets so that storm water will not stand along the proposed
driveway or its intersection with SW Lehman Street.
3. Surface water drainage shall be shown on every development proposal plan.
COMMENT:
As indicated on the attached Existing Conditions Plan, surface water on the subject site flows generally
down from the northwest to the southeast of the site(see Exhibit 1).
18.810.110: Bikeways and Pedestrian Pathways
A. Bikeway extension.
COMMENT:
As a standard,bike lanes are required along all Arterial and Collector routes or where identified by the
City's bicycle plan. The subject site fronts SW Lehman Street,a local road,therefore bike lanes are not
required with this development. As mentioned previously, sidewalks are not required or proposed with
this 3-lot partition application.
26
18.810.120: Utilities
A. Underground Utilities.
COMMENT:
The existing residence remaining on Parcel 1 is currently served by underground sewer and storm lines,
and overhead cable,telephone, and electric lines that are within SW Lehman Street. The attached
Preliminary Utility Plan indicates that Parcels 2 and 3 will be served by proposed underground sewer and
- storm lines that will connect to SW Lehman Street. The applicant does not propose to place the existing
overhead lines along SW Lehman Street underground. However the applicant does propose to install the
lateral electric and communication lines to Parcels 2 and 3 underground.
The applicant owns and is seeking approval for another 3 lot partition on T�Lot 3000, directly to the
east of the subject site. The storm water detention and management filter proposed for Tax Lot 3000 will
be sized to handle the storm water runoff from the subject site as well. The applicant is also currently in
negotiation with the owner of the adjacent lot east of T�Lot 3000 to obtain a public storm water
easement across his property so that both proposed partitions' storm water systems can tie into the SW
92°d storm water main(see E�chibit 1). If this option becomes unavailable,the applicant will discharge
treated storm water into a new storm water main line in SW Lehman Street,which can then connect to
the existing line in SW 92"d Avenue.
B. Information on development plans.
CONIlVIENT:
As required,the attached Preliminary Utility Plan shows easements for all underground utility facilities
in order for this proposal to be reviewed by the City Engineer. The applicant will not locate above
ground equipment where it might obstruct vision clearance areas.
D. Fee in-lieu of undergrounding.
1. The City Engineer shall establish utility service areas in the City. Al l
development which occurs within a utility service area shall pay a fee in-lieu
of undergrounding for utilities if the development does not provide
underground utilities,unless exempted by this code.
COMMENT:
If required,the applicant will sign a non-remonstrative agreement and pay a fee in-lieu cost to
underground the overhead lines along the SW Lehman Street frontage.
27
18.810.130: Cash or Bond Required
COMMENT:
Before the issuance of development permits,the applicant will provide the required cash deposit or bond
for the proposed public improvements.
18.810.140: Monuments
COMMENT:
As required,the applicant will replaced all disturbed monuments prior to acceptance of the
improvements.
18.810.150: Installation Prerequisite
COMMENT:
As required,the applicant will receive approval and pay related fees before the public improvements
work is undertaken.
18.810.160: Installation Conformation
COMMENT:
As required,the applicant install the public improvements per City standards.
18.810.170: Plan Check
COMMENT:
As required,the applicant will not begin work until plans and estimates have been submitted and
reviewed by the City Engineer.
18.810.180: Notice to City
COMII�NT:
As required,the applicant will not begin work until the City has been notified in advance.
28
...
18.810.190: City Inspection
COMMENT:
As required,the proposed irnprovements will be constructed under inspection of the City.
18.810.200: Engineer's Certification
COMMENT:
As required,the applicant's engineer will submit written certification of the improvements to the City.
IV. SUMMARY AND CONCLUSIONS
Based on the above findings,the applicant has demonstrated compliance with the requirements of the
relevant sections of the City of Tigard Development Code. Therefore,this request should be approved.
29
I
. 1
LIST OF EXHIBITS
1. Development Plans
Sheet 1 - Existing Conditions/Vicinity Map
Sheet 2- Preliminary Plat
Sheet 3- Preliminary Utility Plan
Sheet 4- Preliminary Grading Plan—Option 1
Sheet 4-1 - Preliminary Grading Plan—Option 2
Sheet 5- Future Street/Off-Street Parking Plan
Sheet 6- Preliminary Landscape/Development Plaa
2. Impact Study
3. Tree Plan
4. CWS Service Provider Letter
5. Trash/Recycliog Service Provider Letter
6. Access Report
� 7. Preapplication Meeting Notes
8. Ownership Information
30
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30' 30'
EXISTING TREES
TO REMAIN TYP.
— — - ---�- �
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, KURAHASHI
- i- I Ac ASSOCIATES, INC.
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I I POSSIBIE RETAINING WALL I cso�Jeu-ee�x r.z�so9�ea�-vn,
PRELMdARY
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NORTH SGALE: I"=30'-O" �T� s
Ku/xtse
IMPACT STUDY
EXHIBIT 2
IMPACT STUDY
A. INTRODUCTION
Windwood Homes,the applicant, is requesting approval of a 3 lot partition of Tax Lot 3100 of Tax Map
1 S 126DC. The 0.38 acre subject site is zoned R-12 and is located within the City of Tigard. The
following narrative quantifies the effect of the proposed development on public facilities and services as
required by Section 18.390.040(2)(e)of the Community Development Code.
B. PROPOSED DEVELOPMENT'S IMPACT ON
PUBLIC FACILITES AND SERVICES
1. TRANSPORTATION SYSTEM IMPACT
COMMENT:
An existing detached single-family residence is located in the northern portion of the subject site and the
dwelling unit cunently accesses SW Lehman Street via a driveway in the northeast portion of the site as
shown on the attached Existing Conditions Map. The applicant proposes to retain the existing residence
on Parcel 1 and partition two additional Parcels from the southern portion of the subject site(see Exhibit
1 of application). Due to the location of the existing residence on the subject site, an access easement
from SW Lehman Street will be required to allow ingress/egress to the proposed Parcels 2 and 3.
The Washington County Functional Classification System Map identifies SW Lehman Street as a local
street. It is unlikely that the two new residence proposed with this development will generate enough
vehicular trips to have a measurable impact on the existing street system. The proposed development
fronting SW Lehman Street is more than 500 feet from the vehicular staging area for Greenburg Road, an
arterial street. Therefore,the proposed access to the development is outside the influence area of this
arterial street intersection. An Access Report indicating that the proposed development meets has
adequate stacking needs, sight distance and deceleration standards has been attached as Exhibit 6.
2. DRAINAGE SYSTEM IMPACT
COMMENT:
The applicant owns and is seeking approval for another 3 lot partition on T�Lot 3000,directly to the
east of the subject site. The attached Preliminary Utility Plan indicates that Parcels 1,2 and 3 will be
served by a proposed underground sewer lines that will connect to either SW Lehman Street or SW 92nd
Avenue. The applicant is currently in negotiation with the owner of the adjacent lot to the east of Tax Lot
3000 to obtain a public storm water easement across his property so that both proposed partitions' storm
water system can tie into the SW 92"d storm water main(see Exhibit 1). If this option becomes
unavailable,the applicant will discharge treated storm water into the existing storm water system in SW
Lehman Street. Preliminary engineering calculations have determined that with on-site detention,the
existing storm water system can accommodate the runoff generated by the impervious areas of the
proposed development.
31
3. PARKS SYSTEM IMPACT
COMMENT:
As mentioned previously,the applicant is proposing a 3 lot partition to develop two additional single-
family residences. The subject site is located at 9330 SW Lehman Street and a Vicinity Map indicating
the project's location has been attached with E�chibit 1. The City of Tigard Parks and Recreational
Facilities Map indicates that the nearest park facility is Englewood Park, about a mile from the subject
_ site. The Facilities Map also identifies Metzger Elementary School as within a 10-IS minute walk from
the proposed development. It is not anticipated that the proposed development will have a measurable
impact on the park and recreational system in the City. However,the two new ta�c lots created with this
development will generate additional ta�c revenue to help fund the existing park system.
4. WATER SYSTEM IMPACT
COMMENT:
The existing residence remaining on Parcel 1 is currently served by a water line main in SW Lehman
Street. The attached Preliminary Utility Plan proposes that Parcels 2 and 3 connect to the water main in
SW Lehman Street though laterals within a utility easement(see Exhibit 1). Preliminary engineering
investigations indicate that the proposed development can be served by the existing City water system.
5. SEWER SYSTEM IMPACT
COMII�NT:
The existing residence remaining on Parcel 1 is cunently served by the public sewer system along SW
Lehman Street. The attached Preliminary Utility Plan indicates that Parcels 2 and 3 will also be served
by sewer line laterals that will connect to SW Lehman Street. Preliminary engineering calculations have
determined that the existing sewer system can accommodate the additional waste volume generated by
the proposed development.
6. NOISE IMPACT
COMMENT:
The subject site is zoned R-12 and the sunounding properties are zoned R-5 and R-12 and are developed
with detached single-family residences. As mentioned previously,the applicant proposes to develop two
additional detached single-family residences,keeping in character with existing development in the area.
As required,the applicant will construct the proposed development in a manner that complies with all
applicable Federal, State and City noise performance standards. The proposed development should have
no noise impacts to the surrounding neighborhood beyond the construction phase of the project.
32
C. CONCLUSIONS
Based on the above findings,the applicant has demonstrated that the proposed development can be
served will have no serious impacts on existing City facilities and services. Therefore,the applicant's
request should be approved.
33
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TREE PLAN
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EXHIBIT 3
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Walter H.Knapp
SilvicuJiure& Urban Forestry
July 30,2003
Tree Protection and Removal Plan
9330 SW Lehman Street Partition
Tigard, OR
- Five trees larger than 12-inches in diameter aze growing on the property.
The enclosed map shows their location. Tree species and characterisdcs
aze shown on table 1. This table also includes a calculation of tree
mitigation needed to meet City of Tigard code requirements.
Table 1. Tree s cies,characteristics,and miti ation calculations.
ree# cies DBH DDDD Leave C�t cri tion
1 las-fir 36 36
4 uro white birch 20 20
5 ruce 14 14
3 0 , 2 1
itigation Summary
umber of trees>12 Inches:
umber of DDDD and Leave Trees>12 inches:
/o trees DDDD&Leave >12 inches: 7%
' of Ti ard Miti ation: 7%
umber of inches cut: 0
umber of inches to miti te: 13
wnber of 2-inch trees:
Off Pro but will be rotected:
ree# ies DBH
2 n elmann s ruce 26
3 i eaf ma le 18
Tree Protection Requirements. The trees planned for retention on the
properly will need protection during construction. The preliminary '
location of the tree protection fencing will be shown on the site plan.
Protection requirements are as follows:
1. Tree Protection Area. The project arborist shall designate the
Tree Protection Zone(TPZ). Where feasible,the TPZ shall be
established at the tree dripline as a minimum. If infrastructure
' 761 S SW Dunsmuir Lane,Beaverton,OR 97007
P/ro�:e:(503)646-4349 Faz:(503)265-8117
ti
Paat z of 2 '
7f.f0/2003 0333 Le
WalJer H.Knapp
(roads, sidewalks,and utilities)must be installed closer to the
tree(s),the TPZ may be established within the dripline area if the
project arborist determines that the tree(s)will not be unduly
damaged.
2. Protection Fencing.The trees to be retained shall have chain link
fencing, a minimum of 6 feet tall,with steel posts placed no further
than 10 feet apazt,installed at the edge of the tree protection zone
or dripline. Tree protection areas located at least 50 feet from any
_ construction may substitute orange construction fencing for the
chain link fence.
3. Preconstruction Conference.The project azborist sha11 be on site
to discuss methods of tree removal and tree protection prior to any
construction.
4. Storage of Material or Equipmen�Materials or equipment shall
not be stored inside the TPZ.
5. Activities within the TPZ. All construction activities within the
TPZ or the dripline area shall be under the on-site technical
supervision of the arborist/urban forester. Excavation with the
TPZ or dripline area shall be avoided if alternatives aze available.
If excavation within the TPZ or dripline area is unavoida.ble,the
project arborist shall evaluate the proposed excavation to determine
methods to minimize impacts to trees. This can include tunneling,
hand digging, or other approaches.
6. Tree Protection Inspection.The project arborist sha11 monitor .
construction activities and progress,and provide written reports to
, the developer and the City of Tigard at regular intervals.
7. Final Repor�Af�er the project has been completed,the project
arborist shall provide a final report that describes the measures
needed to maintain and protect the rem�ining trees.
Walter H. Knapp
Certifred Forester,SAF 406
Cert�ed�lrborist,ISA PN-0497
76l S SW Dunsmuir Lane,Beaverfon,OR 97007
P/rone:(543)646-4349 Faz:(503)265-8I17
CWS SERVICE PROVIDER LETTER
EXHIBIT 4
COOIQ] (8C9L OAI %2I/%,Lj 05�£T '�HZ COOZ/ZZ/90
CLEAN 11ATER SERVICES ""°"°
05/22/OJ 12:22 FAZ 5a�846�525 m�U /O�J
nq/30/3003 'I� �Ob:28 FA,X S09 644 97�1 garsd'sni & A�6°C.. I�c-
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CleanWa�e�r Sex�vices y �N,,,,,�,� z .
Our ee�nmSlmeM1 is cica�• '
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Map&Tav�I.�ol !S G - , o pwner „_( � Jo'�. �
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p�apc►sed AclivftY ' %� , � �� �
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SpedN `'�
pQS�lgn��tion 9tandardo Re�ohitlqt and��7: Gl�n Wa�x�erv�ives .
� Se�s�y�„e sraas potNrNally exist on siia or witl�in�'vf tlN s1b�.Tf�@ AP�PI�CJ1t�1'M��ST
PERFORIII A SITB CERTIFlCATION PRIOR TO�55WM10E OF/►SERVfGE PROYDBt
LETrER OR 51'ORMWA7�R COIi1N6C'i)o�i�•�� an�t it,�Pert p�►�
withitl Z00 feot on adjaclnt p�Opr�lks.a Naturrl R��s
De f�8qult�d.
� � s«rs��s ao aa apt�a�r'e�o�sc on s�ce or��'attl+e s��w�-
scrnaning s�Ke assesa��!ctoss NdT elln�eN�weod b evaY,�be apd prdlsat wotet
qusllq�sensi�c�ii tl+ey�n se�a�que�ntir dfsooMv(rd va����b�, NO
p�R��R�AS�1l�T�MO�RQ..A�TO�A 1.�T7ER iS�•Ti�
PERIAf�•
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��1�orr s�rnc��ovroeR u�rrFx ts�.
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Gw�n.�antr.
Reviewed By. OeM:
Rttt�rn�d to App[ia�url
MQiI�i F�Cokn�er
Darc � By�-
155�FrstAVtxwe.S++i4e 2T0•►�IMsiboro,Oregon 97124 ---
� PhonC: (503)81�8621 -Fax: (503)8463525�wM�+•,�n�+►s+'�e^^s�—"a
� �d < <os �oN w� «�i _�ooz �zi ��dw�--
TR.ASH/RECYCLING
SERVICE PROVIDER LETTER
EXHIBIT 5
06118f2003 15:27 5036256]" PRIDE DISPOSAL ��°qPM PAGE 01/01
�
P one:50�625-6177
F�:503-625-6179 � � � � �` � "� � ! �
T« SOev�e Kay Frone Rose 8awles
Fa�c 503-644,�8q2 Dat� June 19,2003
p�wte: 503�4 9731 p��' �
Re: 394 SW Lehrnan St C�
❑Unge�t ❑For Revi�w ❑P1a�se Cort�n+ent ❑ Pk�se R�P�Y ❑Plea�e ReryGe
•Corntnsnt�
Sfeve,
Per Fa�c
�##��hed is a�otl�ar Qroposed aite plan �or a �lot partl�on in the Cl�y of Tigard Ehat is
�Irectfy edyaeent to �e other p�t�f�on you revieumea Isst �onifi. As aem�anstratea ny d�e
attached site ptan, 314 SIA1 I.Ahrinan �treQt mirxars the dev�e�opRnent YoW p+r�+riousiY
�p�, ��oper ;a p�Oposp�g bo dQVdop sev�ral 1 o tovt wide arNreways ta �nre
one e�astlag �esidence sa�d �w�o n�w sk�gle�n�ll d� t+asWe�es� Re(n� 9ene�atad
by e�eh rastdence wilf be sE+ored in a �o��sa �on � r�,�r�a h�r c�y of ttg�
st�daMs.Ho�n►erar�due to the narrow wldtlr of!he propoatd drivewaYs,�re owners of
ali neside�ces wNl have �o sA9n an ag�eemenE tl�at stat�es fhst rocYG�9� Y� debrls and
8�9���wiM have tv b�brought out M Sw Lolrm�ta fe�cal�ctfon.T�tie copocflon aKe�a
�or Uta propostd d�P�rv�a�sfst a�a da�i9�abed 98 foot wade atea��eo iwtl�er d�an
5 feet awsy i�om ttrs ad9� d Pav�t- Pfease indicabs tf the pt+oposed dev�lopnwnt as
delcribed will be acceptab�e.
YWth t�re gb�o�re ag�ee�this rvAl be acxep�able.
Tha�k�r
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����a����
06/19/2003 THLT 14:Z1 �T%/I2% NO 7747� �001
ACCESS REPORT
EXHIBIT 6
August 11, 2003
TIGARD, OREGON
Community Development Departtnent
Planning Division
13125 SW Hall Boulevard
Tigard,Oregon 97223
Attention: Brad Kilby
RE: Lehman Partition 9330 SW Lehman—
Access Report/Sight Distance Certification
The access for this proposal is located 30 feet west of the site's east property line, onto Lehman
Street. The speed limit along Lehman Street is 25 M.P.H., based upon the transportation plan,
requiring 150 feet of sight distance in both directions.
As required, sight distance from the access to Lehman was measured to be approximately 200
feet to the east of the access in one direction and approximately 200 feet to the west of the access
in the other direction. These Code Sections respectively require that measurements be based on
an eye height of 3.5 feet and an object of 4.25 feet above the road; and be assumed to be 10 feet
from the near edge of pavement to the front of a stopped vehicle.
In conclusion, I hereby certify that the intersection sight distance at the access for Lehman
conforms to the requirements for sight distance as set forth in Washington County Community
Development Code.
The visual clearance area standazd is also met with the visual clearance triangle measured from
the center of the proposed access 30' East and West of the centerline of the access to 15' back of
centerline. (At building setback).
Gregory T. Kurahashi, P.E. ENGINEER'S STAMP
'i�(,�'��}��Od..':
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OWNERSHIP INFORMATION
EXHIBIT 8
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Preliminary Stormwater Report
Lehman Partition
Prepared For
Winwood Construction, Co.
12655 SW North Dnkota St.
Tigard, OR 97223
10/3/03
Kurahashi and Associates
15580 SW Jay St. Suite 200
Beaverton, OR 97006
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KLTRA�IA S HT
�s' ASSOCIATE�, IN�_
' Brad Kilby
Associate Planner
City of Tigard
13125 SW Hall Btvd.
Tigard,dR 97223
Date: I 1/14/43
Subject: Lehman Partition
Clarification of Preliminary Stormwater Plan
Dear Brad
On October 3,2003, Kurahashi and AsSOCiates submitted to the City ofTigard a preliminary stormwflter
plan for the L,ehman Partition_ Subsequently,the site plan changed by relocating the private roads serving
the site.
In reviewing the road revisions, the aznount of impervious road s�irface decreased by 9001�.2. This
insignificant reduction in impervious surface does not change the weighted CN, so the 25 year
postdevelopment flows remaius at 0.52 cfs.
Except for a slight extension of a storm sewer,the storm drainage f�cilities remain unchanged: The
reduction in impervious surfacc or post developmcnt flow does not require upsizing the detention system:
At this time the October 3, 2003 Preliminary Stormwater RepoR reflects the necessary calculations for
!and use approval.
Of course,a final stormwater plan will be submitted with the final construction documents.
i hopc this response answers your concerns regarding thc revising the stormwater report. If you havc any
qu�slions,please contact me at 503-644-6842
Sincerely.
�"� �`b'� _
Greg Kurahashi PE
15580 SW Jay Strect,Suite 200;Beaverton,Oregon 97006 -
Phone:(503)644-6842; Fax:(503)644-9731
Lehman Partition
Preliminary Stormwater Re�ort
10/3/03
Introduction
Winwood Construction, Co. intends to construct a 3-parcel land partition in Northeast Tigard
called the Lehman Partition. The historical land use of this 0.81-acre parcel was residential
zoning with two houses. The proposed development involves adding streets, sidewalks, utilities,
homes, and landscaping which increases the amount of impervious surface on the parcel.
Figure 1 in Appendix D contains a site map of the proposed facilities. Appendix D also contains
a vicinity and existing conditions map.
Table 1 summarizes the hydrology and hydraulic calculations for the site. The following
information summarizes the design assumptions of the stormwater system.
Contributing Areas
The over all site contains 0.81 acres under development. Some minor offsite drainage comes
from offsite, but will be diverted around the development.
Site Hydrology
Site hydrology was calculated for both the existing(Predeveloped)and post developed
conditions. Site flows were calculated using the Santa Barbara Unit Hydrograph(SBUH)
methodology. The Washington County Soil Survey identifies the soils on the site as Cascade
with a hydrologic classification C. Using this soil data the pervious areas were calculated with a
CN of 81 and the impervious areas received a CN of 98. Table 1 summarizes the SBUH
assumptions.
Existing Site Flows
Based upon a composite CN of 81, existing site runoff flows were calculated for the 2, 5, 10, and
25-year stormwater events. Appendix A contains the data and SBUH printouts for the
predeveloped conditions. Table 1 summarizes the site flows. (Note: Hydroflow by Intellisolve
was the software package used to determine flows and make detention calculations.)
Proposed Site Flows
Based upon a composite CN of 95, existing site runoff flows were calculated for the 2, 5, 10, and
25-year stormwater events. Appendix B contains the SBUH printouts for the postdeveloped
conditions. (Note: Hydroflow by Intellisolve was the software package used to determine flows
and make detention calculations.)
Detention System
Since Clean Water Services ordinances require runoff control,a 650 cubic foot detention pipe
was included on the site. 65 linear feet of 36-inch diameter pipe will provide the detention
volume. This detention pond uses a multiple orifice outlet to limit offsite flows. Appendix C
contains the stage storage and stage discharge tables for the detention system. Appendix C also
contains the detention system design characteristics
Water Quality Treatment
Because of the amount of existing impervious surface, water quality treatment is not required.
Conveyance
The private lateral will be sized in accordance with the plumbing code. Actual site conveyance
will be designed in accordance with Tigard and Clean Water Services standards. The
conveyance system consists of mainline pipes, manholes, catch basins, house laterals and other
normal storm drainage appurtenances. Appendix D shows preliminary drawings of the storm
drainage system. .
Public System Impacts
The stormwater from this site will discharge into a road ditch. Since the detention pond
maintains the runoff from the site at pre-development conditions, the development will not create
any downstream impacts. The city's road ditch and culvert system contains capacity for at least
1000 feet downstream.
Table 1
Lehman Partion
Summary of Storm Drainage Criteria
10/3/03
Pre Develo ment Data Post Develo ment data
Soil T e Cascade Grou C Cascade Grou C
Total Area ac 0.81 0.81
Develo ed Area ac 0.81 0.81
Im ervious Area ac 0.09 0.30
Pervious area ac 0.72 0.51
CN- ervious 81 81
CN-Im ervious gg gg
CN-Com osite g3 87
Tc min 12 5
Water Qualit Volume ft3 na na
Water Qualit Flow cfs) na na
Predevelopment Post development Detention
Flows cfs Flows cfs Release cfs Rainfall (inches}
2 ear 0.19 0.25 0.17 2.5
5 ear 0.29 0.36 0.27 3.1
10 Year 0.35 0.43 0.33 3.45
25 Year 0.43 0.52 0.42 3.9
50 ear na na na 4.2
100 ear 0.55 0.64 na 4.5
Note Preliminary pond sizing based only upon 25-year event
Appendix A
Predeveloped Flow Calculations
�
� � '�
Hydrograph Return Period Recap Page1
Hyd. Hydrograph inflow Peak Outflow(cfs) Hydrograph
No. type Hyd(s) description
(origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
t SBUH Runo — — 0.19 ---- 0.29 0.35 0.43 — 0.55 Lehman Predevelopment
2 SBUH Runo — — 0.25 — 0.36 0.43 0.52 — 0.64 Lehman Post Development
3 Reservoir 2 --- 0.17 --- 0.27 0.33 0.42 ----- 0.00
Proj. file: Lehman storm 2.gpw Run date: 10-02-2003
Hydraflow Hydrog�aphs by Intelisolve
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Mazimum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cutt) (it) (cuft)
1 SBUH Runo 0.19 6 480 3,096 — — -- Lehman Predevelopment
2 SBUH Runo 0.25 6 480 3,845 — — — Lehman Post Development
3 Reservoir 0.17 6 492 3,846 2 101.55 177
Proj_ file: Lehman storm 2.gpw Return Period: 2 yr Run date: 10-02-2003
Hydraflow Hydrogtaphs by Intelisolve
�
Hydrograph Report Pa�1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 1
Lehman Predevelopment
Hydrograph type = SBUH Runoff Peak discharge = 0.19 cfs
Storm frequency = 2 yrs Time intenial = 6 min
Drainage area = 0.81 ac Curve number = 83
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 2.50 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=3,096 cuft
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time --Outflow Time -- Ouiflow
(hrs cfs) (hrs cfs) (hrs cfsj (hrs cfs)
5.50 0.00 8.90 0.08 12.30 0.05 15.70 0.04
5.60 0.00 9.00 0.08 12.40 0.05 15.80 0.04
5.70 0.00 9.10 0.07 12.50 0.05 15.90 0.04
5.80 0.01 9.20 0.07 12.60 0.05 16.00 0.04
5.90 0.01 9.30 0.07 12.70 0.05 16.10 0.04
6.00 0.01 9.40 0.06 12.80 0.05 16.20 0.04
6.10 0.01 9.50 O.U6 12.90 0.05 16.30 0.04
620 0.01 9.60 0.06 13.00 0.05 16.40 0.04
6.30 0.01 9.70 0.06 13.10 0.05 16.50 0.04
6.40 0.02 9.80 0.06 13.20 0.05 16.60 0.04
6.50 0.02 9.90 0.06 13.30 0.05 16.70 0.04
6.60 0.02 10.00 0.06 13.40 0.05 16.80 0.04
6.70 0.02 10.10 0.06 13.50 0.05 16.90 0.04
6.80 0.02 10.20 0.06 13.60 0.05 17.00 0.04
6.90 0.02 10.30 0.06 13.70 0.05 17.10 0.04
7.00 0.03 10.40 0.06 13.80 0.05 17.20 0.04
7.1 U 0.03 10.50 0.05 13.90 0.04 17.30 0.04
7.20 0.03 10.60 0.06 14.00 0.04 17.40 0.04
7.30 0.04 10.70 0.06 14.10 0.05 17.50 0.04
7.40 0.04 10.80 0.06 1420 0.05 17.60 0.04
7.50 0.05 10.90 0.05 14.30 0.05 17.70 0.04
7.60 0.08 11.00 0.05 14.40 U.05 17.80 0.04
7.70 0.13 11.10 0.05 14.50 0.05 17.90 0.04
7.80 0.16 11.20 0.05 14.60 0.04 18.00 0.04
7.90 0.18 11.30 0.05 14.70 0.04 18.10 0.04
8.00 0.19 « 11.40 0.05 14.80 0.04 18.20 0.04
8.10 0.16 11.50 0.05 14.90 0.04 18.30 0.04
8.20 0.13 11.60 0.05 15.00 0.04 18.40 0.04
8.30 0.11 11.70 0.05 15.10 0.04 18.50 0.04
8.40 0.10 11.80 0.05 1520 0.04 18.60 0.04
8.50 0.09 11.90 0.05 15.30 0.04 18.70 0.04
8.60 0.09 12.00 0.05 15.40 0.04 18.80 0.04
8.70 0.09 12.10 0.05 15.50 0.04 18.90 0.04
8.80 0.08 12.20 0.05 15.60 0.04 19.00 0.04
Continues on next page...
Lehman Predevelopment Page 2
Hydrograph Discharge Table
Time --Outflow
(hrs cfsj
19.10 0.04
1920 0.04
19.30 0.04
19.40 0.04
19.50 0.04
19.60 0.04
19.70 0.04
19.80 0.04
19.90 0.04
20.00 0.04
20.10 0.04
20.20 0.04
20.30 0.04
20.40 0.04
20.50 0.04
20.60 0.04
20.70 0.04
20.80 0.04
20.90 0.04
21.00 0.04
21.10 0.04
21.20 0.03
21.30 0.03
21.40 0.03
21.50 0.03
21.60 0.03
21.70 0.03
21.80 0.03
21.90 0.03
22.00 0.03
22.10 0.03 .
22.20 0.03
22.30 0.03
22.40 0.03
22.50 0.03
22.60 0.03
22.70 0.03
22.80 0.03
22.90 �.03
23.00 0.03
23.10 0.03
23.20 0.03
23.30 0.03
23.40 0.03
23.50 0.03
23.60 0.03
23.70 0.03
23.80 0.03
23.90 0.03
24.00 0.03
...End
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (k) (cuft)
1 SBUH Runo 0.29 6 480 4,480 -- — — Lehman Predevelopment
2 SBUH Runo 0.36 6 480 5,358 --- --- — Lehman Post Development
3 Reservoir 0.27 6 492 5,359 2 102.23 307
Proj. file: Lehman storm 2.gpw Return Period: 5 yr Run date: 10-02-2003
Hydraflow Hydrographs by Intelisolve
Hydrograph Report Page1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 1
Lehman Predevelopment
Hydrograph type = SBUH Runoff Peak discharge = 0.29 cfs
Storm frequency = 5 yrs Time interval = 6 min
Drainage area = 0.81 ac Curve number = 83
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 3.10 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=4,480 cuft
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
4.80 0.00 8.20 0.20 11.60 0.07 15.0� 0.06
4.90 0.00 8.30 0.17 11.70 0.07 15.10 0.06
5.00 0.01 8.40 0.15 11.80 0.07 15.20 0.06
5.10 0.01 8.50 0.13 11.90 0.07 15.30 0.06
5.20 0.01 8.60 0.13 12.00 0.07 15.40 0.06
5.30 0.01 8.70 0.13 12.10 0.07 15.50 0.06
5.40 0.01 8.80 0.12 12.20 0.07 15.60 0.06
5.50 0.01 8.90 0.12 12.30 0.07 15.70 0.06
5.60 0.02 9.00 0.11 12.40 0.07 15.80 0.06
5.70 0.02 9.10 0.10 12.50 0.07 15.90 0.06
5.80 0.02 9.20 0.10 12.60 0.07 16.00 0.06
5.90 0.02 9.30 0.10 12.70 0.07 16.10 0.06
6.00 0.02 9.40 0.09 12.80 0.06 16.20 0.06
6.10 0.03 9.50 0.09 12.90 0.06 16.30 0.06
6.20 0.03 9.60 0.09 13.00 0.06 16.40 0.06
6.30 0.03 9.70 0.09 13.10 0.07 16.50 0.06
6.40 0.04 9.80 0.09 13.20 0.07 16.60 0.06
6.50 0.04 9.90 0.09 13.30 0.07 16.70 0.06
6.60 0.04 10.00 0.08 13.40 0.06 16.80 0.06
6.70 0.04 10.10 0.08 13.50 0.06 16.90 0.06
6.80 0.04 10.20 0.08 13.60 0.06 17.00 0.06
6.90 0.04 10.30 0.08 13.70 0.06 17.10 0.06
7.00 0.05 10.40 0.08 13.80 0.06 17.20 0.06
7.10 0.05 10.50 0.08 13.90 0.06 17.30 0.06
7.20 0.06 10.60 0.08 14.00 0.06 17.40 0.06
7.30 0.07 10.70 0.08 14.10 0.06 17.50 0.06
7.40 0.07 10.80 0.08 14.20 0.06 17.60 0.06
7.50 0.08 10.90 0.08 14.30 0.06 17.70 0.06
7.60 0.14 11.00 0.08 14.40 0.06 17.80 0.06
7.70 0.21 11_10 0.08 14.50 0.06 17.90 0.06
7.80 0.25 11.20 0.07 14.60 0.06 18.00 0.05
7.90 0.28 11.30 0.07 14.70 0.06 18.10 0.05
8.00 �.29« 11.40 0.07 14.80 0.06 18.20 0.05
8.10 0.25 11.50 0.07 14.90 0.06 18.30 0.05
Continues on next page...
�
Lehman Predevelopment Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
18.40 0.05 23.50 0.04
18.50 0.05 23.60 0.04
18.60 0.05 23.70 0.04
18.70 0.05 23.80 0.04
18.80 0.05 23.90 0.04
18.90 0.05 24.00 0.04
19.00 0.05
19.10 0.05
19.20 0.05 ...End
19.30 0.05
19.40 0.05
19.50 0.05
19.60 0.05
19.70 0.05
19.80 0.05
19.90 0.05
20.00 0.05
20.10 0.05
20.20 0.05
20.30 0.05
20.40 0.05
20.50 0.05
20.60 �.05
20.70 0.05
20.80 0.05
20.90 0.05
21_00 0.05
21.10 0.05
21.20 0.05 .
21.30 0.05
21.40 0.05
21.50 0.05
21.60 0.05
21.70 0.05
21.80 0.05
21.90 0.05
22.00 0.04
22.10 0.04
22.20 0.04
22.30 0.04
22.40 0.04
22.50 0.04
22.60 0.04
22.70 0.04
22.80 0.04
22.90 0.04
23.00 0.04
23.10 0.04
23.20 0.04
23.30 0.04
23.40 0.04
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrogreph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)
1 SBUH Runo 0.35 6 480 5,328 — — — Lehman Predevelopment
2 SBUH Ru�o 0.43 6 480 6,271 — — — Lehman Post Development
3 Reservoir 0.33 6 486 6,272 2 102.55 362
Proj. file: Lehman storm 2.gpw Return Period: 10 yr Run date: 10-02-2003
Hydraflow Hydrographs by Intelisoive
Hydrograph Report
Page 1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 1
Lehman Predevelopment
Hydrograph type = SBUH Runoff Peak discharge = 0.35 cfs
Storm frequency = 10 yrs Time interval = 6 min
Drainage area = 0.81 ac Curve number = 83
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 3.45 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=5,328 cuft
Hydrog�aph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- �utflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
4.50 0.00 7.90 0.34 11.30 0.09 14.70 0.07
4.60 0_01 8.00 0.35« 11.40 0.08 14_80 0.07
4.74 0.01 8.10 0.31 11.50 0.08 14.90 0.07
4.80 0.01 8.20 0.24 11.60 0.08 15.00 0.07
4.90 0.01 8.30 0.20 11.70 0.08 15.10 0.07
5.00 0.01 8.40 0.18 11.80 0.08 15.20 0.07
5.10 0.01 8.50 0.16 11.90 0.08 15.30 0.07
5.20 0.02 8.60 0.15 12.00 0.08 15.40 0.07
5.30 0.02 8.70 0.15 12.10 0.08 15.50 0.07
5.40 0.02 8.80 0.15 12.20 0.08 15.60 0.07
5.50 0.02 8.90 0.14 12.30 0.08 15.70 0.07
5.60 0.02 9.00 0.13 12.40 0.08 15.80 0.07
5.70 0.03 9.10 0.12 12.50 0.08 15.90 0.07
5.80 0.03 9.20 0.12 12.60 0.08 16.00 0.07
5.90 0.03 9.30 0.11 12.70 0.08 16.10 0.07
6.00 0.03 9.40 0.11 12.80 0.08 16.20 0.07
6.10 0.04 9.50 0.11 12.90 0.08 16.30 0.07
6.20 0.04 9.60 0.10 13.00 0.07 16.40 0.07
6.30 0.05 9.70 0.10 13.10 0.08 16.50 0.07
6.40 0.05 9.80 0.10 13.20 0.08 16.60 0.07
6.50 0.05 9.90 0.10 13.30 0.08 16.70 0.07
6.60 0.05 10.00 0.10 13.40 0.08 16.80 0.07
6.70 0.05 10.10 0.10 13.50 0.07 16.90 0.07
6.80 0.05 10.20 0.10 13.60 0.07 17.00 0.07
6.90 0.06 10.30 0.09 13.70 0.07 17.10 0.07
7.00 0.06 10.40 0.09 13.80 0.07 17.20 0.07
7.10 0.07 10.50 0.09 13.90 0.07 17.30 0.07
7.20 0_08 10.60 0.09 14.00 0.07 17.40 0.07
7.30 0.08 10.70 0.09 14.10 0.07 17.50 0.06
7.40 0.09 10.80 0.09 14.20 0.07 17.60 �.06
7.50 0.11 10.90 0.09 14.30 0.07 17.70 0.06
7.60 0.17 11.00 0.09 14.40 0.07 17.80 0.06
7.70 0.26 11.10 0.09 14_50 0.07 17.90 0.06
7.80 0.31 11.20 0.09 14.60 0.07 18.00 0.06
Continues on next page...
Lehman Predevelopment Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
�s.�o o.os Zs.2o o.os
18.20 0.06 23.30 0.05
18.30 0.06 23.40 0.05
18.40 0.06 23.50 0.05
18.50 0.06 23.60 0.05
18.60 0.06 23.70 0.05
18.70 0.06 23.80 0.05
18.80 0.06 23.90 0.05
18.90 0.06 24.00 0.04
19.00 0.06
19.10 0.06
19.20 0.06 ...End
19.30 0.06
19.40 0.06
19.50 0.06
19.60 0.06
19.70 0.06
19.80 0.06
19.90 0.06
20.00 0.06
20.10 0.06 '
20.20 0.06
20.30 0.06
20.40 0.06
20.50 0.06
20.60 0.06
20.70 0.06
20.80 0.06
20.90 0.05
21.00 0.05
21.10 0.05
21.20 0.05
21.30 0.05
21.40 0.05
21.50 0.05
21.60 0.05
21.70 0.05
21.80 0.05
21.90 0.05
22.00 0.05
22.10 0.05
22.20 0.05
22.30 0.05
22.40 0.05
22.50 0.05
22.60 0.05
22.70 0.05
22.80 0.05
22.90 0.05
23.00 0.05
23.10 0.05
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuit) (ft) (cuft)
1 SBUH Runo 0.43 6 480 6,452 — -- — Lehman Predevelopment
2 SBUH Runo 0.52 6 480 7,467 — — — Lehman Post Development
3 Reservoir 0.42 6 486 7,468 2 103.18 441
Proj. file: Lehman storm 2.gpw Return Period: 25 yr Run date: 10-02-2003
Hydraflow Hydrographs by Intelisolve
Hydrograph Report Pa�'
Hydraflow Hydrographs by Intelisolve
Hyd. No. 1
Lehman Predevelopment
Hydrograph type = SBUH Runoff Peak discharge = 0.43 cfs
Storm frequency = 25 yrs Time interval = 6 min
Drainage area = 0.81 ac Curve number = 83
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 3.90 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=6,452 cuft
Hydrograph Discharge Table
Time --Outflow Time -- Outflow Time --Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
4.20 0.01 7.60 0.22 11.00 0.11 14.40 0.09
4.30 0.01 7.70 0.33 11.10 0.11 14.50 0.09
4.40 0.01 7.80 0.39 11.20 0.10 14.60 0.08
4.50 0.01 7.90 0.42 11.30 0.10 14.70 0.08
4.60 0.01 8.00 0.43« 11.40 0.10 14.80 0.08
4.70 0.01 8.10 0.38 11.50 0.10 14.90 0.08
4.80 0.02 8.20 0.29 11.60 0.10 15.00 0.08
4.90 0.02 8.30 0.25 11.70 0.09 15.10 0.08
5.00 0.02 8.40 0.22 11.80 0.09 15.20 0.08
5.10 0.02 8.50 0.19 11.90 0.09 15.30 0.08
5.20 0.03 8.60 0.19 12.00 0.09 15.40 0.08
5.30 0.03 8.70 0.19 12.10 0.09 15.50 0.08
5.40 0.03 8.80 0.18 12.20 0.09 15.60 0.08
5.50 0.03 8.90 0.17 12.30 0.09 15.70 0.08
5.60 0.04 9.00 0.16 12.40 0.09 15.80 0.08
5.70 0.04 9.10 0.15 12.50 0.09 15.90 0.08
5.80 0.04 9.20 0.14 12.60 0.09 16.00 0.08
5.90 O.U4 9.30 0.14 12.70 0.09 16.10 0.08
6.00 0.05 9.40 0.13 12.80 0.09 16.20 0.08
6.10 0.05 9.50 0.13 12.90 0.09 16.30 0.08
6.20 0.06 9.60 0.12 13.00 0.09 16.40 0.08
6.30 0.06 9.70 0.12 13.10 0.09 16.50 0.08
6.40 0.07 9.80 0.12 13.20 0.09 16.60 0.08
6.50 0.07 9.90 0.12 13.30 0.09 16.70 0.08
6.60 0.07 10.00 0.12 13.40 0.09 16.80 0.08
6.70 0.07 10.10 0.12 13.50 0.09 16.90 0.08
6.80 0.07 10.20 0.12 13.60 0.09 17.00 0.08
6.90 0.08 10.30 0.11 13.70 0.09 17.10 0.08
7.00 0.08 10.40 0.11 13.80 0.09 17.2� 0.08
7.10 0.09 10.50 0.11 13.90 0.09 17.30 0.08
7.20 0.10 10.60 0.11 14.00 0.09 17.40 0.08
7.30 0.11 10.70 0.11 14.10 0.09 17.50 0.08
7.40 0.12 10.80 0.11 14.20 0.09 17.60 0.08
7.50 0.14 10.90 0.11 14.30 0.09 17.70 0.08
Confinues on next page...
:ti
Lehman Predevebpment Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
17.80 0.08 22.90 0.06
17.90 0.07 23.00 0.06
18.00 0.07 23.10 0.06
18.10 0.07 23.20 0.06
18.20 O.U7 23.30 0.05
18.30 0.07 23.40 0.05
18.40 0.07 23.50 0.05
18.50 0.07 23.60 0.05
18.60 0.07 23.70 0.05
18.70 0.07 23.80 0.05
18.80 0.07 23.90 0.05
18.90 0.07 24.00 0.05
19.00 0.07
19.10 0.07
19.20 0.07 ...End
19.30 0.07
19.40 0.07
19.50 0.07
19.60 0.07
19.70 0.07
19.80 0.07
19.90 0.07
20.00 0.07
20.10 0.07
2020 0.07
20.30 0.07
20.40 0.07
20.50 0.07
20.60 0.07
20.70 0.06
20.80 0.06
20.90 0.06
21.00 0.06
21.10 0.06
21.20 0.06
21.30 0.06
21.40 0.06
21.50 0.06
21.60 0.06
21.70 0.06
21.80 0.06
21.90 0.06
22.00 0.06
22.10 0.06
22.20 0.06
22.30 0.06
22.40 0.06
22.50 0.06
22.60 0.06
22.70 0.06
22.80 0.06
Hydrograph Summary Report Page 1
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(o�gin) (cis) (min) (min) (cuit► (ft) (cutt)
1 SBUH Runo 0.55 6 480 7,995 — — — Lehman Predevelopme�t
2 SBUH Runo 0.64 6 480 9,092 — — — Lehman Post Development
3 Reservoir 0.00 6 0 0 2 0.00 0
Proj. file: Lehman storm 2.gpw Return Period: 100 yr Run date: 10-02-2003
Hydraflow Hydrographs by Intelisolve
Hydrograph Report Page1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 1
Lehman Predevelopment
Hydrograph type = SBUH Runoff Peak discharge = 0.55 cfs
Storm frequency = 100 yrs Time interval = 6 min
Drainage area = 0.81 ac Curve number = 83
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 4.50 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=7,995 cuft
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
3.80 0.01 7.20 0.13 10.60 0.13 14.00 0.10
3.90 0.01 7.30 0.14 10.70 0.14 14.10 0.10
4.00 0.01 7.40 0.16 10.80 0.13 14.20 0.10
4.10 0.01 7.50 0.18 10.90 0.13 14.30 0.10
4.20 0.02 7.60 0.28 11.00 0.13 14.40 0.10
4.30 0.02 7.70 0.42 11.10 0.13 14.50 0.10
4.40 0.02 7.80 0.50 11.20 0.13 14.60 0.10
4.50 0.02 7.90 0.54 11.30 0.12 14.70 0.10
4.60 0.02 8.00 0.55« 11.40 0.12 14.80 0.10
4.70 0.03 8.10 0.47 11.50 0.12 14.90 0.10
4.80 0.03 8.20 0.37 11.60 0.12 15.00 0.10
4.90 0.03 8.30 0.31 11.70 0.11 15.10 0.10
5.00 0.03 8.40 0.27 11.80 0.11 15.20 0.10
5.10 0.04 8.50 0.24 11.90 0.11 15.30 0.10
5.20 0.04 8.60 �.23 12.00 0.11 15.40 0.10
5.30 0.04 8.70 0.23 12.10 0.11 15.50 0.10
5.40 0.05 8.80 0.22 12.20 0.11 15.60 0.10
5.50 0.05 8.90 0.21 12.30 0.11 15.70 0.10
5.60 0.05 9.00 0.20 12.40 0.11 15.80 0.10
5.70 0.06 9.10 0.19 12.50 0.11 15.90 0.10
5.80 0.06 9.20 0.17 12.60 0.11 16.00 0.10
5.90 0.06 9.30 0.17 12.70 0.11 16.10 0.10
6.00 0.07 9.40 0.16 12.80 0.11 1620 0.10
6.10 0.07 9.50 0.16 12.90 0.11 16.30 0.10
6.20 0.08 9.60 0.15 13.00 0.11 16.40 0.10
6.30 0.09 9.70 0.15 13.10 0.11 16.50 0.10
6.40 0.09 9.80 0.15 13.20 0.11 16.60 0.09
6.50 0.10 9.90 0.15 13.30 0.11 16.70 0.09
6.60 0.10 10.00 0.15 13.40 0.11 16.80 0.09
6.70 0.10 10.10 0.15 13.50 0.11 16.90 0.09
6.80 0.10 10.20 0.14 13.60 0.11 17.00 0.09
6.90 0.10 10.30 0.14 13.70 0.10 17.10 0.09
7.00 0.11 10.40 0.14 13.80 0.10 17.20 0.09
7.10 0.12 10.50 0.13 13.90 0.10 17.30 0.09
Continues on next page...
Lehman Predevelopment Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
17.40 0.09 22.50 0.07
17.50 0.09 22.60 0.07
17.60 0.09 22.70 0.07
17.70 0.09 22.80 0.07
17.80 0.09 22.90 0.07
17.90 0.09 23.00 0.07
18.00 0.09 23.10 0.07
18.10 0.09 23.20 0.07
18.20 0.09 23.30 0.07
18.30 0.09 23.40 0.06
18.40 0.09 23.50 0.06
18.50 0.09 23.60 0.06
18.60 0.09 23.70 0.06
18.70 0.09 23.80 0.06
18.80 0.09 23.90 0.06
18.90 0.09 24.00 0.06
19.00 0.08
19.10 0.08
19.20 0.08 ...End
19.30 0.08
19.40 0.08
19.50 0.08
19.60 0.08
19.70 0.08
19.80 0.08
19.90 0.08
20.00 0.08
20.10 0.08
20.20 0.08
20.30 0.08
20.40 0.08
20.50 0.08
20.60 0.08
20.70 0.08
20.80 0.08
20.90 0.08
21.00 0.08
21.10 0.08
21.20 0.08
21.30 0.07
21.40 0.07
21.50 0.07
21.60 0.07
21_70 0.07
21.80 0.07
21.90 0.07
22.00 0.07
22.1Q 0.07
22.20 0.07
22.30 0.07
22.40 0.07
Appe�dix B
Post Developed Flow Calculations
Hydrograph Return Period Recap Page1
Hyd. Hydrograph Inflow Peak Outflow(cfs) Hydrograph
No. type Hyd(s) description
(origin) 1-Yr 2-Yr 3-Yr 5-Yr 10.Yr 25-Yr 50-Yr 100-Y�
1 SBUH Ru�o — — 0.19 — 0.29 0.35 0.43 --- 0.55 Lehman Predevelopment
2 SBUH Runo — — U.25 — 0.36 0.43 0.52 — 0.64 Lehma�Post Developrtient
3 Reservoir 2 --- 0.17 -- 0.27 0.33 0.42 ------ 0.00
Proj. file: Lehman storm 2.gpw Run date: 10-02-2003
Hydraflow Hydrographs by InteGsolve
. . . . . .. .. . �. k
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevatio� storage description
(origin) (cfs) (min) (min) (cuft) (ft) (cuft)
1 SBUH Runo 0.19 6 480 3,096 — — — Lehman Predevelopment
2 SBUH Runo 0.25 6 480 3,845 — — — Lehman Post Devebpment
3 Reservoir 0.17 6 492 3,846 2 101.55 177
Proj. file: Lehman storm 2.gpw Return Period: 2 yr Run date: 10-02-2003
Hydraflow Hydrographs by Intelisolve
Hydrograph Report Pa9e�
Hydraflow Hydrographs by Intelisolve
Hyd. No. 2
Lehman Post Development
Hydrograph type = SBUH Runoff Peak discharge = 0.25 cfs
Storm frequency = 2 yrs Time interval = 6 min
Drainage area = 0.81 ac Curve number = 87
Basin Slope = 0.0 °/a Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 2.50 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=3,845 cuft
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfsj
4.50 0.00 7.90 0.24 11.30 0.06 14.70 0.05
4.60 0.00 8.00 0.25« 11.40 0.06 14.80 0.05
4.70 0.00 8.10 0.22 11.50 0.06 14.90 0.05
4.80 0.01 8.20 0.17 11.60 0.06 15.00 0.05
4.90 0.01 8.30 0.15 11.70 0.06 15.10 0.05
5.00 0.01 8.40 0.13 11.80 0.06 15.20 0.05
5.10 0.01 8.50 0.11 11.90 0.06 15.30 0.05
520 0.01 8.60 0.11 12.00 0.06 15.40 0.05 r
5.30 0.01 8.70 0.11 12.10 0.06 15.50 0.05
5.40 0.01 8.80 0.11 12.20 0.06 15.60 0.05
5.50 0.02 8.90 0.10 12.30 0.06 15.70 0.05
5.60 0.02 9.00 0.10 12.40 0.06 15.80 0.05
5.70 0.02 9.10 0.09 12.50 0.06 15.90 0.05
5.80 0.02 9.20 0.08 12.60 0.06 16.00 0.05
5.90 0.02 9.30 0.08 12.70 0.06 16.10 0.05
6.00 0.02 9.40 0.08 12.80 0.05 16.20 0.05
6.10 0.03 9.50 0.08 12.90 0.05 16.30 0.05
6.20 0.03 9.60 0.07 13.00 0.05 16.40 0.05
6.30 0.03 9.70 0.07 13.10 0.06 16.50 0.05
6.40 0.03 9.80 0.07 13.20 0.06 16.60 0.05
6.50 0.04 9.90 0.07 13_30 0.06 16.70 0.05
6.60 0.04 10.00 0.07 13.40 0.05 16.80 0.05
6.70 0.04 10.10 0.07 13.50 0.05 16.90 0.05
6.80 0.04 10.20 0.07 13.60 0.05 17.00 0.05
6.90 0.04 10.30 0.07 13.70 0.05 17.10 0.05
7.00 0.05 10.40 0.07 13.80 0.05 17.20 0.05
7_10 0.05 10.50 0.07 13.90 0.05 17.30 0.05
7.20 0.05 10.60 0.07 14.00 0.05 17.40 0.05
7.30 0.06 10.70 0.07 14.10 0.05 17.50 0.05
7.40 0.07 10.80 0.07 14.20 0.05 17.60 0.05
7.50 0.08 10.90 0.07 14.30 0.05 17.70 0.05
7.60 0.12 11.00 0.06 14.40 0.05 17.80 0.05
7.70 0.19 11.10 0.06 14.50 0.05 17.90 0.05
7.80 0.22 11.20 0.06 14.60 0.05 18.00 0.05
Continues on next page...
Lehman Post Development page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
18.10 0.05 23.20 0.03
18.20 0.05 23.30 0.03
18.30 0.05 23.40 0.03
18.40 0.05 23.50 0.03
18.50 0.04 23.60 0.03
18.60 0.04 23.70 0.03
18.70 0.04 23.80 0.03
18.80 0.04 23.90 0.03
18.90 0.04 24.00 0.03
19.00 0.04
19.10 0.04
19.20 0.04 ...End
19.30 0.04
19.40 0.04
19.50 0.04
19.60 0.04
19.70 0.04
19.80 0.04
19.90 0.04
20.00 0.04
20.10 0.04
20.20 0.04
20.30 0.04
20.40 0.04
20.50 0.04
20.60 0.04
20.70 0.04
20.80 0.04
20.90 0.04
21.00 0.04
21.10 0.04
21.20 0.04
21.30 0.04
21.40 0.04
21.50 0.04
21.60 0.04
21.70 0.04
21.80 0.04
21.90 0.04
22.00 0.04
22.10 0.04
22.20 0.04
22.30 0.04
22.40 0.04
22.50 0.04
22.60 0.04
22.70 0.04
22.80 0.04
22.90 0.04
23.00 0.03
23.10 0.03
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Time Time to Volume I�Flow Maximum Maximum Hydrograph
No. type flow intervai peak hyd(s) elevaGon storage description
(o�gin) (cfs) (min} (min) (cuft) (k) (cuft)
1 SBUH Runo 029 6 480 4,480 — — — Lehman Predevelopment
2 SBUH Runo 0.36 6 480 5,358 — — — Lehman Post Development
3 Reservoir 0.27 6 492 5,359 2 102.23 307
Proj. file: Lehman storm 2.gpw Return Period: 5 yr Run date: 10-02-2003
Hydraflow Hydrog�aphs by Intelisolve
Hydrograph Report Page1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 2
Lehman Post Development
Hydrograph type = SBUH Runoff Peak discharge = 0.36 cfs
Storm frequency = 5 yrs Time interval = 6 min
Drainage area = 0.81 ac Curve number = 87
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 3.10 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=5,358 cuft
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
3.90 0.00 7.30 0.09 10.70 0.09 14.10 0.07
4.00 0.01 7.40 0.10 10.80 0.09 14.20 0.07
4.10 0.01 7.50 0.12 10.90 0.09 14.30 0.07
4.20 0.01 7.60 0.19 11.00 0.09 14.40 0.07
4.30 0.01 7.70 0.28 11.10 0.09 14.50 0.07
4.40 0.01 7.80 0.33 11.20 0.09 14.60 0.07
4.50 0.01 7.90 0.36 11.30 0.08 14.70 0.07
4.60 0.01 8.00 0.36« 11.40 0.08 14.80 0.07
4.70 0.02 8.10 0.32 11.50 0.08 14.90 0.07
4.80 0.02 8.20 0.25 11.60 0.08 15.00 0.07
4.90 0.02 8.30 0.21 11.70 0.08 15.10 0.07
5.00 0.02 8.40 0.18 11.80 0.08 15.20 0.07
5.10 0.02 8.50 0.16 11.90 0.08 15.30 0.07
5.20 0.03 8.60 0.16 12.00 0.07 15.40 0.07
5.30 0.03 8.70 0.16 12.10 0.07 15.50 0.07
5.40 0.03 8.80 0.15 12.20 0.07 15.60 0.07
5.50 0.03 8.90 0.14 12.30 0.08 15.70 0.07
5.60 0.03 9.00 0.13 12.40 0.08 15.80 0.07
5.70 0.04 9.10 0.12 12.50 0.08 15.90 0.07
5.80 0.04 9.20 0.12 12.60 0.08 16.00 0.07
5.90 0.04 9.30 0.11 12.70 0.07 16.10 0.07
6.00 0.04 9.40 0.11 12.80 0.07 16.20 0.07
6.10 0.05 9.50 0.11 12.90 0.07 16.30 0.07
6.20 0.05 9.60 0.10 13.00 0.07 16.40 0.06
6.30 0.06 9.70 0.10 13.10 0.07 16.50 0.06
6.40 0.06 9.80 0.10 13.20 0.07 16.60 0.06
6.50 0.06 9.90 0.10 13.30 0.07 16.70 0.06
6.60 0.06 10.00 0.10 13.40 0.07 16.80 0.06
6.70 0.06 10.10 0.10 13.50 0.07 16.90 0.06
6.80 0.06 10.20 0.10 13.60 0.07 17.00 0.06
6.90 0.07 10.30 0.09 13.70 0.07 17.1� 0.06
7.00 0.07 10.40 0.09 13.80 0.07 17.20 0.06
7.10 0.08 10.50 0.09 13.90 0.07 17.30 0.06
7.20 0.09 10.60 0.09 14.00 0.07 17.40 0.06
Continues on next page...
Lehman Post DevelopmeM Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
17.50 0.06 22.60 0.05
17.60 0.06 22.70 0.05
17.70 0.06 22.80 0.05
17.80 0.06 22.90 0.05
17.90 0.06 23.00 0.05
18.00 0.06 23.10 0.05
18.10 0.06 23.20 0.04
18.20 0.06 23.30 0.04
18.30 0.06 23.40 0.04
18.40 0.06 23.50 0.04
18.50 0.06 23.60 0.04
18.60 0.06 23.70 0.04
18.70 0.06 23.80 0.04
18.80 0.06 23.90 0.04
18.90 0.06 24.00 0.04
19.00 0.06
19.10 0.06
19.20 0.06 ...End
19.30 0.06
19.40 0.06
19.50 0.06
19.60 0.06
19.70 0.06
19.80 0.06
19.90 0.06
20.00 0.05
20.10 0.05
20.20 0.05
20.30 0.05
20.40 0.05
20.50 0.05
20.60 0.05
20.70 0.05
20.80 0.05
20.90 0.05
21.00 0.05
21.10 0.05
21.20 0.05
21.30 0.05
21.40 0.05
21.50 0.05
21.60 0.05
21.70 0.05
21.80 0.05
21.90 0.05
22.00 0.05
22.10 0.05
22.20 0.05
22.30 0.05
22.40 0.05
22.50 0.05
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Ttme Time to Volume Inflow Maximum Maximum Hydrograph
No_ type flow interval peak hyd(s) elevation storage descriptio�
(origin) (cfs) (min) (min) (cuft) (k) (cuft)
1 SBUH Runo 0.35 6 480 5,328 — — — Lehman Predevelopment
2 SBUH Runo 0.43 6 480 6,271 — — — Lehman Post Development
3 Reservoir 0.33 6 486 6,272 2 102.55 362
Proj. file: Lehman storm 2.gpw Return Period: 10 yr Run date: 10-02-2003
Hydraflow Hydrographs by Intelisolve
Hydrograph Report Pa9e1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 2
Lehman Post Development
Hydrograph type = SBUH Runoff Peak discharge = 0.43 cfs
Storm frequency = 10 yrs Time interval = 6 min
D�ainage area = 0.81 ac Curve number = 87
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 3.45 in Distribution = Type IA
Storm du�ation = 24 hrs Shape factor = N/A
Hydrograph Volume=6,271 cuft
Hydrograph Discharge Table
Time - Outflow Time -- Outflow Time -- Outflow Time --Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
3.60 0.00 7.00 0.09 10.40 0.11 13.80 0.08
3.70 0.01 7.10 0.10 10.50 0.10 13.90 0.08
3.80 0.01 7.20 0.10 10.60 0.10 14.00 0.08
3.90 0.01 7.30 0.12 10.70 0.11 14.10 0.08
4.00 0.01 7.40 0.13 10.80 0.10 14.20 0.08
4.10 0.01 7.50 0.14 10.90 0.10 14.30 0.08
4.20 0.01 7.60 0.22 11.00 0.10 14.40 0.08
4.30 0.02 7.70 0.34 11.10 0.10 14.50 0.08
4.40 0.02 7.80 0.39 11.20 0.10 14.60 0.08
4.50 0.02 7.90 0.42 11.30 0.10 14.70 0.08
4.60 0.02 8.00 0.43« 11.40 0.10 14.80 0.08
4.70 0.02 8.10 0.37 11.50 0.09 14.90 0.08
4.80 0.02 8.20 0.29 11.60 0.09 15.00 0.08
4.90 0.03 8.30 024 11.70 0.09 15.10 0.08
5.00 0.03 8.40 0.21 11.80 0.09 15.20 0.08
5.10 0.03 8.50 0.19 11.90 0.09 15.30 0.08
5.20 0.03 8.60 0.18 12.00 0.09 15.40 0.08
5.30 0.04 8.70 0.18 12.10 0.09 15.50 0.08
5.40 0.04 8.80 0.17 12.20 0.09 15.60 0.08
5.50 0.04 8.90 0.16 12.30 0.09 15.70 0.08
5.60 0.04 9.00 0.16 12.40 0.09 15.80 0.08
5.70 0.05 9.10 0.15 12.50 0.09 15.90 0.08
5.80 0.05 9.20 0.14 12.60 0.09 16.00 0.08
5.90 0.05 9.30 0.13 12.70 0.09 16.10 0.07
6.00 0.06 9.40 0.13 12.80 0.08 1620 0.07
6.10 0.06 9.50 0.12 12.90 0.08 16.30 0.07
6.20 0.07 9.60 0.12 13.00 0.08 16.40 0.07
6.30 0.07 9.70 0.12 13.10 0.08 16.50 0.07
6.40 0.07 9.80 0.12 13.20 0.09 16.60 0.07
6.50 0.08 9.90 0.12 13.30 0.09 16.70 0.07
6.60 0.08 10.00 0.12 13.40 0.08 16.80 0.07
6.70 0.08 10.10 0.11 13.50 0.08 16.90 0.07
6.80 0.08 10.20 0.11 13.60 0.08 17.00 0.07
6.90 0.08 10.30 0.11 13.70 0.08 17.10 0_07
Continues on next page...
Lehman Post Development Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
17.20 0.07 22.30 0.05
17.30 0.07 22.40 0.05
17.40 0.07 22.50 0.05
17.50 0.07 22.60 0.05
17.60 0.07 22.70 0.05
17.70 0_07 22.80 0.05
17.80 0.07 22.90 0.05
17.90 0.07 23.00 0.05
18.00 0.07 23.10 0.05
18.10 0.�7 23.20 0.05
18.20 0.07 23.30 0.05
18.30 0.07 23.40 0.05
18.40 0.07 23.50 0.05
18.50 0.07 23.60 0.05
18.60 0.07 23.70 0.05
18.70 0.07 23.80 0.05
18.80 0.07 23.90 0.05
18.90 0.07 24.00 0.05
19.00 O.U7
19.10 0.07
19.20 0.06 ...End
19.30 0.06
19.40 0.06
19.50 0.06
19.60 0.06
19.70 0.06
19.80 0.06
19.90 0.06
20.00 0.06
20.10 0.06
20.20 0.06
20.30 0.06
20.40 0.06
20.50 0.06
20.60 0.06
20.70 0.06
20.80 0.06
20.90 0.06
21.00 0.06
21.10 0.06
21.20 0.06
21.30 0.06
21.40 0.06
21.50 0.06
21.60 0.06
21.70 0.06
21.80 0.06
21.90 0.06
22.00 0.06
22.10 0.05
22.20 0.05
Hydrograph Summary Report Pa9e,
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage �5��
(origin) (cfs) (min) (min) (cuft) (ft) ���� Ppon
1 SBUH Runo 0.43 6 480 6,452 — — — Lehman Predevelopment
2 SBUH Run 0.52 6 480 7,467 — — — Lehman Post Development
3 Reservorc 0.42 6 486 7,468 2 103.18 441
Proj. file: Lehman storm 2.gpw Return Period: 25 yr Run date: 10-02-2003
Hydrallow Hydrographs by Intelisolve
Hydrograph Report
Page 1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 2
Lehman Post Development
Hydrograph type = SBUH Runoff Peak discharge = 0.52 cfs
Storm frequency = 25 yrs Time interval = 6 min
Drainage a�ea = 0.81 ac Cun�e number = 87
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 3.90 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrog�aph Volume=7,467 cuft
Hydrograph Discha�ge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
3.3� 0.01 6.70 0.10 10.10 0.14 13.50 0.10
3.40 0.01 6.80 0.10 10.20 0.13 13.60 0.10
3.50 0.01 6.90 0.10 10.30 0.13 13.70 0.09
3.60 0.01 7.00 0.11 10.40 0.12 13.80 0.09
3.70 0.01 7.10 0.12 10.50 0.12 13.90 0.09
3.80 0.01 7.20 0.13 10.60 0.12 14.00 0.09
3.90 0.02 7.30 0.14 10.70 0.12 14.10 0.09
4.00 0.02 7.40 0.16 10.80 0.12 14.20 0.09
4.10 0.02 7.50 0.17 10.90 0.12 14.30 0.09
4.20 0.02 7.60 0.27 11.00 0.12 14.40 0.09
4.30 0.02 7.70 0.41 11.10 0.12 14.50 0.09
4.40 0.03 7.80 0.48 11.20 0.12 14.60 0.09
4.50 0.03 7.90 0.51 11.30 0.11 14.70 0.09
4.60 0.03 8.00 0.52 « 11.40 0.11 14.80 0.09
4.70 0.03 8.10 0.45 11.50 0.11 14.90 0.09
4.80 0.04 8.20 0.35 11.60 0.11 15.00 0.09
4.90 0.04 8.30 0.29 11.70 0.10 15.10 0.09
5.00 0.04 8.40 0.25 11.80 0.10 15.20 0.09
5.10 0.04 8.50 0.22 11.90 0.10 15.30 0.09
5.20 0.05 8.60 0.22 12.00 0.10 15.40 0.09
5.30 0.05 8.70 0.22 12.10 0.10 15.50 0.09
5.40 0.05 8.80 0.21 12.20 0.10 15.60 0.09
5.50 0.06 8.90 0.19 12.30 0.10 15.70 0.09
5_60 0.06 9.00 0.18 12.40 0.10 15.80 0.09
5.70 0.06 9.10 0.17 12.50 0.10 15.90 0.09
5.80 0.06 9.20 0.16 12.60 0.10 16.00 0.09
5.90 0.07 9.30 0.16 12.70 0.10 16.10 0.09
6.00 0.07 9.40 0.15 12.80 0.10 16.20 0.09
6.10 0.08 9.50 0.14 12.90 0.10 16.30 0.09
6.20 0.08 9.60 0.14 13.00 0.10 16.40 0.09
6.30 0.09 9.70 0.14 13.10 0.10 16.50 0.09
6.40 0.09 9.80 0.14 13.20 0.10 16.60 0.09
6.50 0.10 9.90 0.14 13.30 0.10 16.70 0.08
6.60 0.10 10.00 0.14 13.40 0.10 16.80 0.08
Continues on next page...
Lehman Post Development Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
16.90 0.08 22.00 0.06
17.00 0.08 22.10 0.06
17.10 0.08 22.20 0.06
17.20 0.08 22.30 0.06
17.30 0.08 22.40 0.06
17.40 0.�8 22.50 0.06
17.50 0.08 22.60 0.06
17.60 0.08 22.70 0.06
��.�o o.os ZZ.so o.os
�7.so o.os 22.so o.os
17.90 0.08 23.00 0.06
18.00 0.08 23.10 0.06
18.10 0.08 23.20 0.06
18.20 0.08 23.30 0.06
18.30 0.08 23.40 0.06
18.40 0.08 23.50 0.06
18.50 0.08 23.60 0.06
18.60 O.U8 23.70 0.06
18.70 0.08 23.80 0.06
18.80 0.08 23.90 0.06
18.90 0.08 24.00 0.06
19.00 0.08
19.10 0.08
19.20 0.08 ...End
19.30 0.07
19.40 0.07
19.50 0.07
19.60 0.07
19.70 0.07
19.80 0.07
19.90 0.07
20.00 0.07
20.10 0.07
20.20 0.07
20.30 0.07
20.40 0.07
20.50 0.07
20.60 0.07
20.70 0.07
20.80 0.07
20.90 0.07
21.00 0.07
21.10 0.07
21.20 0.07
21.30 0.07
21.40 0.07
21.50 0.07
21.60 0.07
21.70 0.06
21.80 0.06
21.90 0.06 �
Hydrograph Summary Report Page1
Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrog�aph
Na• type flow interval peak hyd(s) elevation stora e
(origin) (cfs) (min) (min) (cuft) (ft) (cuft) description
1 SBUH Runo 0.55 6 480 7,995 — — — Lehman Predevelopment
2 SBUH Runo 0_64 6 480 9,092 — — — Lehman Post Development
3 Resenroir 0.00 6 0 0 2 0.00 0
Proj_ file: Lehman storm 2.gpw Return Period: 100 yr Run date: 10-02-2003
Hydraflow Hydrographs by Intelisolve
Hydrograph Report
Page 1
Hydraflow Hydrographs by Intelisoive
Hyd. No. 2
Lehman Post Development
Hydrograph type = SBUH Runoff Peak discharge = 0.64 cfs
Storm frequency = 100 yrs Time interval = 6 min
Drainage area = 0.81 ac Curve number = 87
Basin Slope = 0.0 % Hydraulic length = 0 ft
Tc method = USER Time of conc. (Tc) = 5 min
Total precip. = 4.50 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=9,092 cuft
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
3.00 0.01 6.40 0.12 9.80 0.17 13.20 0.12
3.10 0.01 6.50 0.13 9.90 0.17 13.30 0.12
3.20 0.01 6.60 0.13 10.00 0.16 13.40 0.12
3.30 0.01 6.70 0.13 10.10 0.16 13.50 0.11
3.40 0.02 6.80 0.13 10.20 0.16 13.60 0.11
3.50 0.02 6.90 0.13 10.30 0.15 13.70 0.11
3.60 0.02 7.00 0.14 10.40 0.15 13.80 0.11
3.70 0.02 7.10 0.15 10.50 0.15 13.90 0.11
3.80 0.03 7.20 0.17 10.60 0.15 14.00 0.11
3.90 0.03 7.30 0.18 10.70 0.15 14.10 0.11
4.00 0.03 7.40 0.20 10.80 0.15 14.20 0.11
4.10 0.03 7.50 0.22 10.90 0.14 14.30 0.11
4.20 0.03 7.60 0.34 11.00 0.14 14.40 0.11
4.30 0.04 7.70 0.51 11.10 0.14 14.50 0.11
4.40 0.04 7.80 0.59 11.20 0.14 14.60 0.11
4.50 0.04 7.90 0.63 11.30 0.14 14.70 0.11
4.60 0.04 8.00 0.64« 11.40 0.13 14.80 0.11
4.70 0.05 8.10 0.55 11.50 0.13 14.90 0.11
4.80 0.05 8.20 0.42 11.60 0.13 15.00 0.11
4.90 0.05 8.30 0.35 11.70 0.12 15.10 0.11
5.00 0.06 8.40 0.31 11.80 0.12 15.20 0.11
5.10 0.06 8.50 0.27 11.90 0.12 15.30 0.11
5.20 0.07 8.60 026 12.00 0.12 15.40 0.11
5.30 0.07 8.70 0.26 12.10 0.12 15.50 0.11
5.40 0.07 8.80 0.25 12.20 0.12 15.60 0.11
5.50 0.08 8.90 0.24 12.30 0.12 15.70 0.10
5.60 0.08 9.00 022 12.40 0.12 15.80 0.10
5.70 0.08 9.10 0.21 12.50 0.12 15.90 0.10
5.80 0.09 9.20 0.20 12.60 0.12 16.00 0.10
5.90 0.09 9.30 0.19 12.70 0.12 16.10 0.10
6.00 0.10 9.40 0.18 12.80 0.12 16.20 0.10
6.10 0.10 9.50 0.17 12.90 0.12 16.30 0.10
6.20 0.11 9.60 0.17 13.00 0.12 16.40 0.10
6_30 0.12 9.70 0.17 13.10 0.12 16.50 0.10
Continues on next page...
I
Lehman Post Development pa9e 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
16.60 0.10 21.70 0.08
16.70 0.10 21.80 0.08
16.80 0.10 21.90 0.08
16.90 0.10 22.00 0.08
17.00 0.10 22.10 0.07
17.10 0.10 22.20 0.07
17.20 0.10 22.30 0.07
17.30 0.10 22.40 0.07
17.40 0.10 22.50 0.07
17.50 0.10 22.60 0.07
17.60 0.10 22.70 0.07
17.70 0.10 22.80 0.07
17.80 0.10 22.90 0.07
17.90 0.09 23.00 0.07
18.00 0.09 23.10 0.07
18.10 0.09 23.20 0.07
18.20 0.09 23.30 0.07
18.30 0.09 23.40 0.07
18.40 0.09 23.50 0.07
18.50 0.09 23.60 0.07
18.60 0.09 23.70 0.07
18.7� 0.09 23.80 0.07
18.80 0.09 23.90 0.07
18.90 0.09 24.00 0.07
19.00 0.09
19.10 0.09
19.20 0.09 ...End
19.30 0.09
19.40 0.09
19.50 0.09
19.60 0.09
19.70 0.09
19.80 0.09
19.90 0.09
20.00 0.08
20.10 0.08
20.20 0.08
20.30 0.08
20.40 0.08
20.50 0.08
20.60 0.08
20.70 0.08
Zo.so o.os
20_90 0.08
21.00 0.08
21.10 0.08
21.20 0.08
21.30 0.08
21.40 0.08
21.50 0.08
21.60 0.08
Appendix C
Preliminary Detention Data
Reservoir Report Page �
Reservoir No. 1 - New Pond1
Hydraflow Hydrographs by intelisolve
Pond Data
Pipe diameter = 3.00 ft Pipe length = 130.0 ft Pipe slope = 0.50% Invert elev. = 100.00 ft
Stage/Storage Table
Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft)
0.00 100.00 00 0 0
0.18 100.18 00 4 4
0.37 100.36 00 7 11
0.55 100.55 00 13 24
0.73 100.73 00 18 42
0.91 100.91 00 25 67
1.10 101.10 00 29 96
1.28 101.28 00 31 127
1.46 101.46 00 33 161
1.64 101.64 00 34 195
1.83 101.82 00 35 230
2.01 102.01 00 35 265
2.19 102.19 00 3q 2gg
2.37 102.37 00 33 332
2.56 102.56 00 3t 364
2.74 102.74 00 29 392
2.92 102.92 00 25 417
3.10 103.10 00 18 435
3.28 103.29 00 13 449
3.47 103.47 00 7 4�
3.65 103.65 00 4 qgp
Culvert/Ori�ce Structures Weir Structures
IAI IB] L�l I�l IAI IBl I�I I�I
Rise in = 2.3 2.5 0.0 0.0 Crest Len ft = 0.00 0.00 0.00 0.00
Span in = 2.3 2.5 0.0 0.0 Crest EI.ft = 0.00 0.00 0.00 0.00
No.Barrels = 1 1 0 0 Weir Cceff. = 0.00 0.00 0.00 0.00
Invert EI.ft = 100.00 101.90 0.00 0.00 Weir Type = - - - -
Length ft = 0.0 0.0 0.0 0.0 MultiStage = No No No No
Slope yo = 0.00 0.00 0.00 0.00
N-Value = .013 .013 .000 .000
Orif.Cceff. = 0.60 0.60 0.00 0.00
MuftiStage = n/a No No No Exfiltration Rate = 0.00 iNhdsqft Tailwater Elev.= 0.00 ft
Note:AN oulflows have been anayzed under inlel and oullel conVd.
Stage I Storage I Discharge Table
Stage Storage Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Total
ft cuft (t cfs cfs cis cfs cfs cfs cfs cfs cfs cfs
0.00 0 100.00 0.00 0.00 - -- - - - - - 0.00
0.18 4 100.18 0.04 0.00 - - - - - - - O.pq
0.37 11 100.36 0.07 0.00 - - - - - - - 0.07
0.55 24 100.55 0.09 0.00 - - - - - - - p.pg
0.73 42 100.73 0.11 0.00 -- - - - - - - 0.11
0.91 67 100.91 0.13 0.00 - - - - - - - 0.13
1.10 96 101.10 0.14 0.00 - - - - - - - 0.14
1.28 127 101.28 0.15 0.00 -- - - - - - - 0.15
1.46 161 101.46 U.16 0.00 - - - - - - - 0.16
1.64 195 101.64 0.17 0.00 - - - - - - - 0.17
1.83 230 101.82 O.tB 0.00 - - - - - - - 0.18
2.01 265 102.01 0.19 0.01 - - - - - - - 0.20
2.19 299 102.19 0.20 0.06 - - - - - � - 0.26
2.37 332 102.37 0.21 0.09 - - - - - - -- 0.30
2.56 364 102.56 0.22 0.11 - - --- - W - - 0.33
2.74 392 102.74 0.23 0.13 - - - - � - - 0_3g
2.92 417 102.92 0.24 0.15 - - - � --- - - 0.39
3.10 435 103.10 0.24 0.17 - - - - � - - 0.41
3.28 449 103.29 0.25 0.18 - - - - - - - 0.43
3.47 456 103.47 0.26 0.19 - - - - _ � - 0.45
3.65 460 103.65 0.26 0.20 - - -- - - - - 0.47
Hydrograph Report Pa9e,
Hydraflow Hydrographs by Intelisolve
Hyd. No. 3
Hydrograph type = Reservoir Peak discha�ge = 0.17 cfs
Storm frequency = 2 yrs Time interval = 6 min
Inflow hyd. No. = 2 Reservoir name = New Pond1
Max. Elevation = 101.55 ft Max. Storage = 177 cuft
Storage Indication method used. Outflow hydrograph volume=3,846 cuft
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
4.50 0.00 100.03 0.00 --- - ---- -- - -- -- - 0.00
4.60 0.00 100.04 0.00 - - - --- - --- ---- -- 0.00
4.70 �.00 100.05 0.00 - - - - -- - ----- ---- 0.00
4.80 0.01 100.05 0.01 - - - - - - - 0.01
4.90 0.01 100.06 0.01 ---- - - ----- -- - ---- - 0.01
5.00 0.01 100.07 0.01 - - ----- -- - -- - - 0.01
5.10 0.01 100.07 0.01 ---- - - - - - -- -- 0.01
5.20 0.01 100.08 0.01 - - - -- - - - ----- 0.01
5.30 0.01 100.09 0.01 ----- - - - - ---- - _- 0.01
5.40 0.01 100.09 0.01 -- - - --- ---- - - ----- 0.01
5.50 0.02 100.10 0.02 --- ---- -- ---- -- ---- ---- --- 0.02
5.60 0.02 100.10 0.02 -- - - - - -- - --- 0.02
5.70 0.02 100.11 0.02 ---- ----- --- ----- -- ----- ----- --- 0.02
5.80 0.02 100.11 0.02 - - - - --- ----- - - 0.02
5.90 0.02 100.12 0.02 --- ----- - ----- - - - ---- 0.02
6.00 0.02 100.12 0.02 ----- - - --- - --- - - 0.02
6.10 0.03 100.13 0.03 - ----- -- ----- -- -- - -_ 0.03
6.20 0.03 100.14 0.03 - - -- - -- --- ---_ - 0.03
6.30 0.03 100.15 0.03 ----- - ----- - - --- - - 0.03
6.40 0.03 100.16 0.03 - ----- - ----- - - ---- -- 0.03
6.50 0.04 100.17 0.04 ----- - - - - -- ---_ _W p_pq
6.60 0.04 100.17 0.04 --- - - - - __ - - O.p4
6.70 0.04 100.17 0.04 ----- ----- - ---- - -- ----- -_ 0.04
6.80 0.04 100.18 0.04 --- --- -- ----- ----- -- � � 0.04
6.90 0.04 100.18 0.04 - --- - - -- ---- � � 0.04
7.00 0.05 100.20 0.04 --- - ----- --- ----- -- ____ ____ 0.04
7.10 0.05 100.21 0.05 -- - ---- - - - - - 0.05
7.20 0.05 100.24 0.05 ---- - ----- - -- ----- -- -- 0.05
7.30 0.06 100.26 0.06 --- ----- -- -- --- -- ----- -_ 0.06
7.40 0.07 100.30 0.06 -- - - - --- -- � � p.pg
7.50 0.08 100.35 0.07 ----- - --- - ---- - -Y - 0.07
7.60 0.12 100.46 0.08 ----- ----- --- ----- ---- ---- --- -- 0.08
7.70 0.19 100.70 0.11 --- - - ----- ----- - _____ _____ 0.11
7.80 0.22 100.93 0.13 ----- -- ----- -- -_ �___ _____ _____ 0.13
7.90 0.24 101.15 0.14 -- ---- ---- ----- ^_ ___ _____ _____ 0.14
8.00 0.25« 101.35 0.16 - -- - ---- -- --- - --- 0.16
8.10 0.22 101.49 0.17 ---- _- -- _____ �_ __� � _____ 0.17
8.20 0.17 101.55 0.17 -- - - ---- ----- -- _____ �- 0.17«
Confinues on next page...
I
Page 2
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
8.30 0.15 101.53 0.17 - --- --- ---- --- ---- --- ---- 0.17
8.40 0.13 101.47 0.16 --- --- �__ _- _____ _____ � ___ 0.16
8.50 0.11 101.39 0.16 -- ---- ---- --- ---- ----- ----- - 0.16
8.60 0.11 101.30 0.15 - --- ----- --- ---- - --- - 0.15
8.70 0.11 101.22 �.15 -- - ---- ----- --- - -- ----- 0.15
8.80 0.11 101.14 0.14 ---- -- -- -- ----- --- -- -- 0.14
8.90 0.10 101.06 0.14 -- -- -- ----- --- - -- ----- 0.14
9.00 0.10 1 U0.98 0.13 -- --- ---- -- - - - --- 0.13
9.10 0.09 100.90 0.13 --- ---- - -- -- - - -- 0.13
920 0.08 100.80 0.12 -- --- -_ _- --- - -- --- 0.12
9.30 0.08 100.72 0.11 -- -- -_ ---- -- --- -- - Q.11
9.40 0.08 100.63 0.10 - ----- --- ---- -- ---- ---- -- 0.10
9.50 0.08 100.55 0.09 -- ----- -- --- -- - --- - 0.09
9.60 0.07 100.48 0.09 - ---- ----- -- - - -- ---- 0.09
9.70 0.07 100_43 0.08 - - - - ----- -- -_ _- 0.08
9.80 0.07 100.41 0.08 ----- --- -- -- -- ----- -- ----- 0.08
9.90 0.07 140.39 0.08 - - - --- -- ---- -- - 0.08
10.00 0.07 100.38 0.07 - - -- ----- _� _- ___ �_ 0.07
10.10 0.07 100.37 0.07 -- - -- -- -- -_ - -- 0.07
10.20 0.07 100.37 0.07 - ----- --- - - ----- - - 0.07
10.30 0.07 100.35 0.07 - -- ----- - - - -- ---- 0.07
10.4d 0.�7 100.34 0.07 - ----- --- - - - -- ---- 0.07
10.50 0.07 100.33 0.07 - - - ----- - -- ----- - 0.07
10.60 0.07 100.32 0.07 - -- --- - - --- ----- --- 0.07
10.70 0.07 100.32 0.07 ---- - -- - ----- - -- ----- 0.07
10.80 0.07 100.32 0.07 - ---- ----- -- - ---- ----- -- 0.07
10.90 0.07 100.32 0.07 - - -- -- --- - - - 0.07
11.00 0.06 100.32 0.07 - -- -- -- --- -- - -- 0.07
11.10 0.06 100.31 0.06 - ---- ---- -- -- ----- --- -- O.pg
11.20 0.06 100.30 0.06 ----- - -- - -- - ----- - 0.06
11.30 0.06 100.30 0.06 - - - - -- -- - - p.pg
11.40 0.06 100.29 0.06 - ----- - - -- ----- - --- p,pg
11.50 0.06 100.29 0.06 -- - - ---- --- ----- - - p,pg
11.60 0.06 100.28 0.06 - -_ _____ _� ____ �_ ____ � p_pg
11.70 0.06 100.27 0.06 - -_ -- - -- - - - 0.06
11.80 0.06 100.26 0.06 - - ----- - - --- - - 0.pg
11.90 0.06 100.26 0.06 - ----- -- -- - ----- - - p.pg
12.00 0.06 100.26 0.06 --- ---- ----- --- ---- ---- ---- ---- O.pg
12.10 0.06 100.26 0.06 -- --- -- -_ -- - - ---- 0.06
12.20 0.06 100.26 0.06 ---- - - - - - - - O.pg
12.30 0.06 100.26 0.06 -- -- ----- ----- _- --- - - 0.06
12.40 0.06 100.26 0.06 ----- -- -_ - ---- - - - 0.06
12.50 0.06 100.26 0.06 - - - --- -- ----- -- - O.pg
12.60 0.06 100.27 0.06 ----- --- _- - --- --- ---- ----- 0.06
12.70 0.06 10026 0.06 - -- -- -_ -_- ---- ---- - O.pg
12.80 0.05 100.25 0.06 -- - -- _- ---- - - - 0.06
12.90 0.05 100.25 0.05 - ---- - -- -- ----- - -- 0.05
13.00 0.05 100.25 0.05 - -- --- ----- ----- ---- -- - 0.05
13.10 0.06 100.25 0.05 -- ---- ----- ----- --- - -- -- 0.05
13.20 0.06 100.25 0.06 -- --- --- --- ---- - - ----- 0.06
13.30 0.06 100.26 0.06 -- -- - ---- ---- ---- - -- 0.06
Continues on next page...
Page 3
Hydrograph Discharge Table
Time Inflow Elevation Civ A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
13.40 0.05 100.25 0.06 -- ----- -__ � ___ __ __, ____ p pg
13.50 0.05 100.25 0.05 - -- -- ---- ----- --- --- --- 0.05
13.60 0.05 100.25 0.05 - - - - --- -- - - 0.05
13.70 0.05 100.24 0.05 ----- ---- ----- -- ----- -- ---- ----- 0.05
13.80 0.05 100.24 0.05 -- --- - - - ----- - - 0.05
13.90 0.05 100.24 0.05 -- -- - - - ---- - -- U.05
14.00 0.05 100.24 0.05 - - ----- - -- - - - 0.05
14.10 0.05 100.24 0.05 ---- ----- -- ---- ----- ---- -- ---- 0.05
14.20 0.05 100.24 0.05 - --- --- -- -- - ----- - 0.05
14.30 0.05 100.24 0.05 ---- --- - ---- - - - - 0.05
14.40 0.05 100.24 0.05 -- ----- - - - ---- - - 0.05
14.50 0.05 100.24 0.05 --- - - ---- --- - - ----- 0.05
14.60 0.05 100.24 0.05 ----- - - - --- -- - - 0.05
14.70 0.05 100.24 0.05 - -- - - - - ----- ----- 0.05
14.80 0.05 100.24 0.05 ----- - - - ----- - -- - 0.05
14.90 0.05 100.23 0.05 ---- - - - - - - - 0.05
15.00 0.05 100.23 0.05 - ---- ---- - - ----- - - 0.05
15.10 0.05 100.23 0.05 -- - - -- -- -- - - 0.05
15.20 0.05 100.23 0.05 ----- -- ----� -- - ----- --- -- 0.05
15.30 0.05 100.23 0.05 ---- -- -- ----- --- --- ----- ---- 0.05
15.40 0.05 100.23 0.05 - ----- -- - - ----- -- - 0.05
15.50 0.05 100.23 0.05 - - - - - -- - - 0.05
15.60 0.05 100.23 0.05 - - - - ----- ----- - -- 0.05
15.70 0.05 100.23 0.05 - - - - -- - - - 0.05
15.80 0.05 100.23 0.05 - --- -- - ----- - -- - 0.05
15.90 0.05 100.23 0.05 -- - -- - - -- --- ----- 0.05
16.00 0.05 100.23 0.05 - - -- - --- -- - ----- 0.05
16.10 0.05 100.22 0.05 - ----- - ---- ---- -- -- - 0.05
16.20 0.05 100.22 0.05 -- ----- ----- ---- --- --- - --- 0.05
16.30 0.05 100.22 0.05 - - -- - -- _- __- -- 0.05
16.40 0.05 100.22 0.05 ----- ----- -- --- ----- ---- --- ---- 0.05
16.50 0.05 100.22 0.05 - - - -- -- - ----- ----- 0.05
16.60 0.05 100.22 0.05 - - - ----- - - - - 0.05
16.70 0.05 100.22 0.05 ---- --- -- -- -- ----- ----- - 0.05
16.80 0.05 100.22 0.05 - -- ----- - - - ----- - 0.05
16.90 0.05 100.22 0.05 -- -- - -- -- - - -- 0.05
17.00 0.05 10022 0.05 ---- - -- - - - --- - 0.05
17.10 0.05 100.22 0.05 - - --- ----- - - --- -- 0.05
17.20 0.05 100.21 0.05 ---- ----- -- - ----- - --- -- 0.05
17.30 0.05 100.21 0.05 -- ----- -- -- ---- - ---- --- 0.05
17.40 0.05 100.21 0.05 - - - -- - ----- - -- 0.05
17.50 0.05 100.21 0.05 --- -- ----- -- -- ---- ----- -- 0.05
17.60 0.05 100.21 0.05 - ----- - - - - ---- - 0.05
17.70 0.05 100.21 0.05 - --- ----- -- ---- ----- -- --- 0.05
17.80 0.05 100.21 0.05 - - -- ---- - -- - - 0.05
17.90 0.05 10021 0.05 -- ----- - ----- ----- --- -- - 0.05
18.00 0.05 100.21 0.05 -- - - - - - --- -- 0.05
18.10 0.05 100.21 0.05 -- -- -- - -- - ---- - 0.05
18.20 0_05 100.21 0.05 ---- --- --- --- --- ---- -- ----- 0.05
18.30 0.05 100.20 0.05 ---- --- ----- ---- --- - - ---_ 0.05
18.40 0.05 100.20 0.05 -- - -- - ----- -- - - 0.05
Continues on next page...
�%
• • �
Page 4
Hydrograph Discharge Table
Time Infiow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
18.50 0.04 100.20 0.04 --- --- ----- - -- --- -- - 0.04
18.60 0.04 100.20 0.04 ----- - - - ----- -- ----- -- 0.04
18.70 0.04 10020 0.04 -- --- - --_ - ----- -- -- 0.04
18.80 0.04 100.20 0.04 - - ---- -_ _- ----- ---- ---- 0.04
18.90 0.04 100.20 0.04 -_ ----- -- ----- _- ---- ---- ---- 0.04
19.00 0.04 100.20 0.04 - - -- --- - - - - 0.04
19.10 0.04 100.20 0_04 ---- ----- -- -- -- ---- --- - 0.04
19.20 0.04 100.20 0.04 ---- -- -- -- -- ---- - -- 0.04
19.30 0.04 100.19 0.04 --- -- ---- -- ----- -- - - p.04
19.40 0.04 100.19 0.04 -- - -- - ----- - - - O.pq
19.50 0_04 100_19 0.04 - - - -- - - -- - 0.04
19.60 0.04 100.19 0.04 - -- - - ----- - - -- p.p4
19.70 0.04 100.19 0.04 -- -- ---- - --- ----- -- ----- 0.04
19.80 0.04 100.19 0.04 -- - --- ---- - - -- -- p.04
19.90 0.04 100.19 0.04 - - - - ----- - - -- p.p4
20.00 0.04 100.19 0.04 - ----- - - ---- --- -- - O.p4
20.10 0.04 100.19 0.04 -- - - - ---- - - - p.p4
20.20 0.04 100.19 0.04 ----- ----- - - -- - ----- - 0.04
20.30 0.04 100.18 0.04 - - - - -- -- - - p.p4
20.40 0.04 100.18 0.04 - ----- -- - --- - -- - 0.04
20.50 0.04 100.18 0.04 -- - - ---- - - ---- -- 0.04
20.60 0.04 100.18 0.04 --- - - - -- - - - 0.04
20.70 0.04 100.18 0.04 - -- - - - _-_ ---- -- 0.04
20.80 0.04 100.18 0.04 ---- --- --- - ---- ---- _- ---- 0.04
20.90 0.04 100.18 0.04 -- -- ---- -- --- --- ----- ---- p.04
21.00 0.04 100.18 0.04 - - --_ - ---- - -- -- 0.04
21.10 0.04 100.18 0.04 -- _- -- ----- --- --- -- ----- 0.04
21.20 0.04 100.18 0.04 -- -- -- --- -- ---- --- -- 0.04
21.30 0.04 100.18 0.04 --- - ----- -- - ----- - - 0.04
21.40 0.04 100.18 0.04 ----- - - - --- --- -- -- 0.04
21.50 0.04 100.17 0.04 ---- ----- --- ---- �__ ___ ___ _M 0.04
21.60 0.04 100.17 0.04 --- -- ----- --- - --- ---- -_- 0.04
21.70 0.04 100.17 0.04 --- -- -_ _-- -- --- ---- --- O.p4
21.80 0.04 100.17 0.04 ---- -- ----- ____ �_ _� _____ _� p.04
21.90 0.04 100.17 0.04 -- ----- ----- ---- - ----- - -- 0.04
22.00 0.04 100.17 0.04 - -- -- --- - --- --- --- 0.04
22.10 0.04 100.17 0.04 - -- -- ---- ---- --- -- -- 0.04
2220 0.04 100.17 0.04 -- ---- ----- - -- ---- ---- --- 0.04
22.30 0.04 100.17 0.04 -- --- --- --- --- --- - --- 0.04
22.40 0.04 100.17 0.04 --- --- --- - ---- - ---- --- 0.04
22.50 0.04 100.17 0.04 ----- -- ---- -- --- -- - -__ 0.04
22.60 0.04 100.17 0.04 - -- -- - - ----- -- -- 0.04
22.70 0.04 100.16 0.04 -- ----- --- -- ---- --- --- -- 0.04
22.80 0.04 100.16 0.04 ----- ---- ----- --- ----- ---- -- --- Q.04
22.90 0.04 100.16 0.04 --- -- ----- -- --- -- -- --- 0.04
23.00 0.03 100.16 0.03 ----- -- --- -- --- ----- --- ---- 0.03
23.10 0.03 100.16 0.03 --- --- ---- ---- - - ---- - 0.03
23.20 0.03 100.16 0.03 ---- ----- --- ----- --- --- --- -- 0.03
23.30 0.03 100.16 0.03 --- ---- --- ____ ____ ____ ____ ___ 0.03
23.40 0.03 100.16 �.03 -- ----- ---- - ---- --- --- -- 0.03
23.50 0.03 100.16 0.03 ---- -- ---- --- ---- ----- --- -- 0.03
Continues on next page...
Page 5
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D E�I Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
23.60 0.03 100.16 0.03 — --- ----- -- — — ---- -- 0.03
23.70 0.03 100.16 0.03 -- -- — -- --- — — --- 0.03
23.80 0.03 100.16 0.03 ---- -- ---- ----- ---- ----- ----- ----- 0.03
23.90 0.03 100.15 0.03 ----- ----- -- — — — — -- 0.03
24.00 0.03 100.15 0.03 ---- — ---- — — — ----- -- 0.03
24.10 0.00 100.07 0.01 — -- — ----- ----- ----- — --- 0.01
...End
Hydrograph Report Pa9e�
Hydraflow Hydrographs by Intelisolve
Hyd. No. 3
Hydrograph type = Reservoir Peak discharge = 0.27 cfs
Storm frequency = 5 yrs Time interval = 6 min
Inflow hyd. No. = 2 Reservoir name = New Pond1
Max. Elevation = 102.23 ft Max. Storage = 307 cuft
Storage Indication method used. Outflow hydrograph volume=5,359 cuft
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
3.90 0.00 100.04 0.00 - -- ---- - - - -- - 0.00
4.00 0.01 100.05 0.00 -- - -- - -- - ----- --- 0.00
4.10 0.01 100.06 0.01 - - -- - --- - --- -- 0.01
4.20 0.01 100.06 0.01 - ---- - - - -- --- -- 0.01
4.30 0.01 100.07 0.01 - -- -- -- ----- - - - 0.01
4.40 0.01 100.08 0.01 ----- - - -- - - --- --- 0.01
4.50 0.01 100.08 0.01 ----- - _-_ ____ ____ ____ ___ ___ 0.01
4.60 0.01 100.09 0.01 -- - - - - - - -- 0.01
4.70 0.02 100.10 0.02 - - - - -- - ---- -- 0.02
4.80 0.02 100.10 0.02 - ----- ----- -- - - -- -- 0.02
4.90 0.02 100.11 0.02 -- - ----- - - -- - -- 0.02
5.00 0.02 100.11 0.02 -- -- -- _____ _- _____ ____ __� 0.02
5.10 0.02 100.12 0.02 -- - - - _-_ �_ ___ _� 0.02
5.20 0.03 100.13 0.02 ----- - ----- - - --- ---- -- 0.02
5.30 0.03 100.14 0.03 --- --- --- --- -- -- ---- --- 0.03
5.40 0.03 100.14 0.03 --- _____ ___ _w_ _� _� _____ _-_ 0.03
5.50 0.03 100.15 0.03 -- - ----- -- --- -- --- ---- 0.03
5.60 0.03 100.16 0.03 ----- - -- - -- ---- -- ---- 0.03
5.70 0.04 100.16 0.04 _____ ____ _� �_ _� _____ -- ---- 0.04
5.80 0.04 100.17 0.04 ----_ � ____ _____ _____ _____ ____- ____- O.p4
5.90 0.04 100.18 0.04 ---- ---- --- ---- -- -___ ___ ____ 0.04
6.00 0.04 100.19 O.U4 --- ----- - -- -- -- --- ----- 0.04
6.10 0.05 100.20 0.05 -- ---- --- -- ----- --- - ---- 0.05
6.20 0.05 100.22 0.05 --- - --- ---- --- - --- ----- 0.05
6.30 0.06 100.24 0.05 --- --- --- --- --- -- --- ---- 0.05
6.40 0.06 100.26 0.06 - ----- ---- ----- --- ----- --- -- 0.06
6.50 0.06 100.28 0.06 -- -- -- ---- ----- -_ ---- -- 0.06
6.60 0.06 100.29 0.06 --- -- --- ----- - ---- --- ---- 0.06
6.70 0.06 100.29 0.06 -- -- - --- -- - ---- ----- 0.06
6.80 0.06 100.30 0.06 - - - -__ �_ �__ _____ ____ 0.06
6.90 0.07 100.31 0.07 -- ----- -- ----- -- --- --- ---- 0.07
7.00 0.07 100.34 0.07 -- ----- ----- ---- ---- --- --- -- 0.07
7.10 0.08 100.37 0.07 -- -- ---- ----- ---- - ---- --- 0.07
7.20 0.09 100.40 0.08 -- ---- _M_ �_ � _____ �_ __� 0.08
7.30 0.09 100.45 0.08 --- -- --- ----- ----- ---- --- ---- 0.08
7.40 0.10 100.51 0.09 ---- --- ---- ----- ----- --- - ----- 0.09
7.50 0.12 100.58 0.10 ---- ---- --- --- ----- ----- -- --- 0.10
7.60 0.19 100.74 0.11 ----- ----- ----- --- ---- ----- ---- --- 0.11
Continues on next page...
Page 2
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
7.70 0.28 101.02 0.13 --- -- --- --- -- ---- --- ---- 0.13
7.80 0.33 101.35 0.16 - --- ___ _�_ _- ____ _� _-___ 0.16
7.90 0.36 101.69 0.18 --- --- --- ----- -- -- -- --- 0.18
8.00 0.36 « 102.01 0.19 0.01 -- -- ---- --- ----- --- -- 0.20
8.10 0.32 102.21 020 0.06 --- ----- -- -_ -- --- --- 0.27
8.20 0.25 102.23 0.21 0.07 --- --- - - --- -- ----- 0.27«
8.30 021 102.16 0.20 0.05 - --- -- ----- --- -- - 0.25
8.40 0.18 102.08 0.20 0.02 --- - ---- --- --- - -- 0.22
8.50 0.16 102.00 0.19 0.00 --- --- --- --- --- -- --- 0.20
8.60 0.16 101.93 0.19 - --- --- ---- -- -- -- --- 0.19
8.70 0.16 101.87 0.19 -- __� _� ___ ___ _____ __� �_ 0.19
8.80 0.15 101.81 0.18 ---- ----- --- --- --- ---- --- ----- 0.18
8.90 0.14 101.74 0.18 - --- ----- ----- --- --- ----_ ---- 0.18
9.00 0.13 101.66 0.18 -- -- ---- --- --- -- -- --- 0.18
9.10 0.12 101.58 0.17 ---- -- -- ---- -- --- -- -- 0.17
9.20 0.12 101.49 0.17 - -- - -_ ____ ___ _� _� 0.17
9.30 0.11 101.39 0.16 --- - -- ---- ---- ---- -- -- 0.16
9.40 0.11 101.30 0.15 --- --- --_ � �_ ____ ____ �_ 0.15
9.50 0.11 101.21, 0.15 -- - _____ ____ ___ ___ -_ -_ 0.15
9.60 0.10 101.12 0.14 -- -- -- - - ----- - ---- 0.14
9.70 0.10 101.04 0.14 -- - --- -- -- --- - -- 0.14
9.80 0.10 100.97 0.13 --- -- --- - -- - - --- 0.13
9.90 0.10 100.91 0.13 ----- -- --- --- -- -- -- - 0.13
10.00 0.10 100.84 0.12 -- -- -- - - --- -- -- 0.12
10.10 0.10 100.79 0.12 ---- -- -- --- ---- -- -- -- 0.12
10.20 0.10 100.75 0.11 --- - -- ----- ---- --- -- -- 0.11
10.30 0.09 100.70 0.11 -- ---- - --- --- ---- --- -- 0.11
10.40 0.09 100.65 0.10 ---- ____ �__ ____ �_ ____ �__ _� 0.10
10.50 0.09 100.61 0.10 ---- --- --- --_ ____ ____ _� __� 0.10
10.60 0.09 100.58 0.10 ----- -- --- ----- -- --- -- --- 0.10
10.70 0.09 100.56 0.10 ---- --- --- --- -- -- --- --- 0.10
10.80 0.09 100.54 0.09 - ----- -- - -- --- --- ----- 0.09
10.90 0.09 100.53 0.09 ---- - - -- ---- ---- - ---- 0.09
11.00 0.09 100.51 0.09 ----- -- ---- -- ---- ---- ---- --- 0.09
11.10 0.09 100.50 0.09 --- -- -- -- -- -- -- -- 0.09
11.20 0.09 100.49 0.09 ---- --- - --- -- --- -- -- 0.09
11.30 0.08 100.48 0.09 -- -- -- --- -- ----- --- -- 0.09
11.40 0.08 100.46 0.08 --- -- - _� __- �_ �_ �_ 0.08
11.50 0.08 100.45 0.08 -- -- ---- -- ---- -- --- ----- 0.08
11.60 0.08 100.44 0.08 --- -- - --- --- --- - ---- 0.08
11.70 0.08 1�0.42 0.08 -- -- ---- --- - ----- -- ---- 0.08
11.80 0.08 100.41 0.08 -- -- --- -- --- ---- ---- ----- 0.08
11.90 0.08 100.40 0.08 --- ---- --- --- ---- ----- - ---- 0.08
12.00 0.07 100.39 0.08 --- -- ---- ---- --- -- --- ---- 0.08
12.10 0.07 100.39 0.08 - -- --- -- -- --- -- ---- 0.08
12.20 0.07 100.39 0.08 ---- -- --- -- -- --- ----- ----- 0.08
12.30 0.08 100.39 0.08 --- -- --- ---- -- --- -- ---- 0.08
12.40 0.08 100.39 0.08 -- --- - ----- ---- ----- --- ----- 0.08
12.50 0.08 100.39 0.08 -- ----- --- --- ----- ---- --- ---- 0.08
12.60 0.08 100.40 0.08 --- --- ---- ---- ---- -- ---- ----- 0.08
12.70 0.07 100.39 0.08 --- -- ---- ---- - --- -- ----- 0.08
Continues on next page...
Page 3
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
12.80 0.07 100.38 0.07 ---- ----- -- ----- - ---- ---- --- 0.07
12.90 0.07 100.38 0.07 - --- -- --- --- ---- -- ---- 0.07
13.00 0.07 100.37 0.07 -- -- !__ �_ ___ ___ �__ _____ 0.07
13.10 0.07 100.37 0.07 ----- -- -- -- ___ __� _____ ___ p.07
13.20 0.07 100.38 0.07 - ---- ---- ----- --- --- - - 0.07
13.30 0.07 100.38 0.07 - -- --- --- --- --- -- ---- 0.07
13.40 0.07 100.38 0.07 -- ---- --- --- ---- --- -- --- 0.07
13.50 0.07 100.37 0.07 ---- ----- -- ---- ----- --- -- ---- 0.07
13.60 0.07 100.37 0.07 - -- - --- - -- ---- --- 0.07
13.70 0.07 100.36 0.07 ----- ___ ____ � ___ � -__ ____ 0.07
13.80 0.07 100.35 0.07 -- -- - ---- -- -- --- --- 0.07
13.90 0.07 100.35 0.07 -- ----- -- -- -- ---- - ---- 0.07
14.00 0.07 100.35 0.07 --- ---- --- ---- ---- ---- ----- ---- 0.07
14.10 0.07 100.35 0.07 -- ---- ---- -- --- ----- ----- --- 0.07
1420 0.07 100.35 0.07 --- -- - - - -- -- ---- 0.07
14.30 0.07 100.35 0.07 -- ---- ___ __ _�_ ___ _� ____ 0.07
14.40 0.07 100.35 0.07 - - -- --- ---- ---- -- ---- 0.07
14.50 0.07 100.34 0.07 - -- ---- -- - --- ----- --- 0.07
14.60 0.07 100.34 0.07 -- -- - -- --- ---- --- --- 0.07
14.70 0.07 100.34 0.07 - -- --- - ---- --- -- --- 0.07
14.80 0.07 100.34 0.07 ---- - -- - -- --- -- ---- 0.07
14.90 0.07 100.34 0.07 -- -- - --- --- -- -- -- 0.07
15.00 0.07 100.34 0.07 -- ---- -- -- -- - -- --- 0.07
15.10 0.07 100.33 0.07 -- -- ---- ---- -- --- ---- -- 0.07
15.20 0.07 100.33 0.07 -- --- - -- -- - - ---- 0.07
15.30 0.07 100.33 0.07 -- ----_ �_ _____ __� � ___ ____ 0.07
15.40 0.07 100.33 0.07 -- -- ____ �_ ____ ___ W__ ____ 0.07
15.50 0.07 100.33 0.07 ----- ----- ----- ----- --- ----- -- ----- 0.07
15.60 0.07 100.33 0.07 ----- ---- ----- --- ----- --- ---- --- 0.07
15.70 0.07 100.33 0.07 --- ---- -- --- --- - ----- --- 0.07
15.80 0.07 100.32 0.07 ----- ----_ ___ _____ _____ � - ---- 0.07
15.90 0.07 100.32 0.07 --- ---- ----- ---- - - -- --- 0.07
16.00 0.07 100.32 0.07 -- --- -- ---- - -- --- -- 0.07
16.10 0.07 100.32 0.07 ----- ---- ---- --- ---- ----- --- ---- 0.07
16.20 0.07 100.32 0.07 ---- --- -__ �__ ___ -_ _- --_ 0.07
16.30 0.07 100.32 0.07 - ----- -- ---_ _� _____ _�_ _�_ 0.07
16.40 0.06 100.31 0.06 --- - ---- ---- ---- --- ----- --- 0.06
16.50 0.06 100.31 0.06 --- -- -- --- ---- -- -- --- 0.06
16.60 0.06 100.31 0.06 --- -- ----- -- ---- ---- - -- 0.06
16.70 0.06 100.31 0.06 --- -- - --- -- ---- --- ----- 0.06
16.80 0.06 100.31 0.06 -- ---- -- --- --- -- --- --- 0.06
16.90 0.06 100.30 0.06 ---_ ___ -__ �_ _____ _M _____ _____ 0.06
17.00 0.06 100.30 0.06 --- --- ---- -- - ---- --- --- 0.06
17.10 0.06 100.30 0.06 --- -- ----- --- ----- --- --- ---- 0.06
17.20 0.06 100.30 0.06 -- -- --- -- -- ---- --- - 0.06
17.30 0.06 1�0.30 0.06 ---- ----- ---- --- ----- --- --- --- 0.06
17.40 0.06 100.30 0.06 --- ___ ____ ___ �_ ____ ___ ____ 0.06
17.50 0.06 100.29 0.06 --- ---- --- ---- - -- --- --- 0.06
17.60 0.06 100.29 0.06 ---- -- ----- --- ---- ---- ----- ---- 0.06
17.70 0.06 10029 0.06 -- ---- ---- - ---- ---- --- ---- 0.06
17.80 0.06 10029 0.06 --- ---- --- --- ---- -- -- --- 0.06
Continues on next page...
►
r
Page 4
Hyd�ograph Discharge Table
Time Inflow Elevation Clv A Clv B Civ C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
17.90 0.06 100.29 0.06 ---- - ----- -- -- -- -- --- 0.06
18.00 0.06 100.29 0.06 --_ - -- ---- -- - -- -- 0.06
18.10 0.06 10028 0.06 - - - -- -- - -- - 0.06
18.20 0.06 100.28 0.06 ----- ---- -- ----- ----- ----- _---- -- 0.06
18.30 0.06 100.28 0.06 -- --- - -- - - - --- 0.06
18.4U 0.06 100.28 0.06 ---- --- -__ _____ _____ _____ _____ ____- 0.06
18.50 0.06 100.28 0.06 - - --_ - - - - ----- 0.06
18.60 0.06 100.28 0.06 ---- ----- -- - ----- - --- --- 0.06
18.70 0.06 100.27 0.06 -- -- ----- - - - -- --- 0.06
18.80 0.06 100.27 0.06 ----- -- - ----_ - - - -- 0.06
18.90 0.06 100.27 0.06 -- - _- - - - - - 0.06
19.00 0.06 100.27 0.06 - --- ----- ----- ---- -- ----- - 0.06
19.10 0.06 100.27 0.06 ----- ----- - - ----- ----- -- --- 0.06
19.20 0.06 100.27 0.06 - --- - - -- - -- - 0.06
19.30 0.06 100.26 0.06 - --- -- - - --- - ----- 0.06
19.40 0.06 100.26 0.06 - ---- --- - ----- ---- - ---- 0.06
19.50 0.06 10026 0.06 ----- -- --- - - - --- - 0.06
19.60 0.06 100.26 0.06 - - - ----- ----- - - ----- 0.06
19.70 0.06 100.26 0.06 - -- -- -- - --- - - 0.06
19.80 0.06 100.26 0.06 -- -_ -- ----- ----- -- --- ---- 0.06
19.90 0.06 100.25 0.06 ----- -- ---- -- - - - - 0.06
20.00 0.05 100.25 0.05 -- -- - ----- - - - - 0.05
20.10 0.05 100.25 0.05 ----- -- -- - - - - - 0.05
20.20 0.05 100.25 0.05 - - - - - - - - 0.05
20.30 0.05 100.25 0.05 --- -- -- - - - -- -- 0.05
20.40 0.05 100.25 0.05 --- --- --- ---- ----- - --- ---- 0.05
20.50 0.05 100.24 0.05 -- --- ---- ----- - - - ----- 0.05
20.60 0.05 100.24 0.05 -- ---- - - - - - - 0.05
20.70 0.05 100.24 0.05 -- -- --- -- --- - - - 0.05
20.80 0.05 100.24 0.05 -- --- --- - --- - - -- 0.05
20.90 0.05 100.24 0.05 ---- --- -- -- -- ----- ---- -- 0.05
21.00 0.05 100.24 0.05 - -- - ---- - - - - 0.05
21.10 0.05 100.23 0.05 - - - - - - - - 0.05
21.20 0.05 100.23 0.05 ----- -- ----- -- -- ----- -- -- 0.05
21.30 0.05 100.23 0.05 -- -- ----- - - - ---- --- 0.05
21.40 0.05 100.23 0.05 ---- ---- --- ---- ----- ----- ----- --- 0.05
21.50 0.05 100.23 0.05 ----- - - -- --- - -- - 0.05
21.60 0.05 100.23 0.05 - - - - - - -- -- 0.05
21.70 0.05 100.23 0.05 --- - ----- - -- - - --- 0.05
21.80 0.05 100.22 0.05 -- ---- ---- --- -- ---- ---- ---- 0.05
21.90 0.05 100.22 0.05 - - - - - - - - 0.05
22.00 0.05 100.22 0.05 --- --- --- --- -- --- -- ---- 0.05
22.10 0.05 100.22 0.05 ----- ---- -- -- ---- ----- ----- -- 0.05
22.20 0.05 100.22 0.05 --- - ---- - -- - ----- -__ 0.05
22.30 0.05 100.22 0.05 --- - ----- - - - -- -- 0.05
22.40 0.05 10�21 0.05 ----- --- --- -- - - - - 0.05
22.50 0.05 100.21 0.05 - -- ---- - -- - - -- 0.05
22.60 0.05 100.21 0.05 -- ---- --- ---- --- ----- - -- 0.05
22.70 0.05 100.21 0.05 --- ---- - --- -- ---- -- --- 0.05
22.80 0.05 100.21 0.05 ---- ---- -_-- __- - __- _- _�_ 0.05
22.90 0.05 100.21 0.05 --- --- --- --- -- - _--- -- 0.05
Continues on next page...
I
Page 5
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
23.00 0.05 100.21 0.05 -- -- --- - ---- -- ----- --- 0.05
23.10 0.05 100.20 0.05 - -- -- - - ---- ---- - 0.05
2320 0.04 100.20 0.04 -- ----- - -_ - -- -- -- 0.04
23.30 0.04 100.20 0.04 --- -- -- - -- -- - -- 0.04
23.40 0.04 100.20 0.04 -- -- - -- -- --- - ----- 0.04
23.50 0.04 10020 0.04 ----- ---- -- - -- ---- --- --- 0.04
23.60 0.04 100.20 0.04 --__ _____ �_ _____ �_ _____ ___ �__ p.p.�
23.70 0.04 100.19 0.04 --- -- --- - ___ _____ ___ _____ 0.04
23.80 0.04 100.19 0.04 - ---- _�_ ___ __ ___ _�_ ---- 0.04
23.90 0.04 100.19 0.04 -- -- -- -- ----- -- -- --- 0.04
24.00 0.04 100.19 0.04 ----- ____ _____ _____ _� _____ ____ ___ p,p�}
24.10 0.00 100.09 0.01 --_ ___ ____ �__ ___ ____ _____ _-- 0.01
...End
►
Hydrograph Report Page1
Hydraflow Hydrog�aphs by Intelisolve
Hyd. No. 3
Hydrog�aph type = Reservoir Peak discharge = 0.33 cfs
Storm frequency = 10 yrs Time interval = 6 min
Inflow hyd. No. = 2 Reservoir name = New Pond1
Max. Elevation = 102.55 ft Max. Storage = 362 cuft
Storage Indication method used. Outflow hydrograph volume=6,272 cuft
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
3.60 0.00 100.04 0.00 - - ---- - - --- - - 0.00
3.70 0.01 100.05 0.01 - - - ----- ----- ----- ---- -- 0.01
3.80 0.01 100.06 0.01 - -- - ---- - ----- - - 0.01
3.90 0.01 100.07 0.01 - ----- - - -- - - ----- 0.01
4.00 0.01 100.08 0.01 - - - ----- - - -- - 0.01
4.10 0.01 100.08 0.01 ---- - -- - - -- ----- - 0.01
4.20 0.01 100.09 0.01 - - ---- - - -- -- - 0.01
4.30 0.02 100.10 0.02 ----- - - - ----- - - ----- 0.02
4.40 0.02 100.10 0.02 - - - - - - - - 0.02
4.50 0.02 100.11 0.02 - - - - - - - - 0.02
4.60 0.02 100.11 0.02 - - - - - - - - 0.02
4.70 0.02 100.12 0.02 - - - - - - - - 0.02
4.80 0.02 100.13 0.02 - - ----- ----- - - - - 0.02
4.90 0.03 100.13 0.03 -- ---- ---- - - -- - - 0.03
5.00 0.03 100.14 0.03 ----- - - -- ----- - - - 0.03
5.10 0.03 100.15 �.03 - ----- - - - - - - 0.03
5.20 0.03 100.16 0.03 - - - ----- - --- - - 0.03
5.30 0.04 100.17 0.04 - -- ---- --- -- --- ---- ---- 0.04
5.40 0.04 100.18 0.04 - ----- ---- - - - -- - 0.04
5.50 0.04 100.19 0.04 - -- ----- -- ----- ----- --- -- 0.04
5.60 0.04 10020 0.04 ----- -- - --- - -- - ---- 0.04
5.70 0.05 100.20 0.05 - ----- ----- - - - - - 0.05
5.80 0.05 100.22 U.05 - - - ---- ----- ---- - - 0.05
5.90 0.05 100.23 0.05 -- - - - - ---- ----- -- 0.05
6.00 0.06 100.25 0.05 -- - - --- -- -- - -- 0.05
6.10 0.06 100.27 0.06 --- - -- -- ----- ---- - --- 0.06
6.20 0.07 100.30 0.06 - - - - - - ---- - 0.06
6.30 0.07 100.33 O.U7 - ----- - --- -- -- ---- ---- 0.07
6.40 0.07 100.35 0.07 - --- - - - -- - - 0.07
6.50 0.08 100.37 0.07 ----- -- -- -- ---- ----- ----- ---- 0.07
6.60 0.08 100.39 0.08 ----- - - - - -- -- - 0.08
6.70 0.08 100.39 0.08 - - - -- - - - - 0.08
6.80 0.08 100.40 0.08 - --- -- --- -- -- - --- 0.08
6.90 0.08 100.42 0.08 - - - -- - -- -- -- 0.08
7.00 0.09 100.44 0.08 --- -- - ---- --- -- ---- -- 0.08
7.10 0.10 100.48 0.09 ---- ---- -- ---- ----- --- -- -- 0.09
7.20 0.10 100.54 0.09 ---- --- ----- -- --- ---- -- --- 0.09
7.30 0.12 100.59 0.10 ----- ---- -_ �_ ___ ___ �__ � 0.10
Continues on next page...
�
Page 2
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Civ D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
7.40 0.13 100.66 0.11 ----- ----- ----- -- - --- -- --- 0.11
7.50 0.14 100.75 0.11 ---- -- -- -- ----- -- -- -- 0.11
7.60 0.22 100.91 0.13 -- -- --- --- -- - -- - 0.13
7.70 0.34 101.23 0.15 --- - ---- -- -- - - - 0.15
7.80 0.39 101.62 0.17 -- --- ----- - -- ---- -- ----- 0.17
7.90 0.42 102.03 0.20 0.01 ---- -- - ----- ----- ----- ----- 0.21
8.00 0.43« 102.37 0.21 0.09 - --- - -- - - 0.30
8.10 0.37 102.55 0.22 �.11 - - -- -- ----- ----- ---- 0.33 «
8.20 0.29 102.54 022 0.11 ---- ----- ---- ----- ----- --- -- 0.33
8.30 0.24 102.43 0.21 0.10 ----- - - - - - -- 0.31
8.40 0.21 102.28 021 0.08 - ----- -- ----- --- - ----- 0.28
8.50 0.19 102.15 0.20 0.05 ----- ---- - ---- - --- --- 0.25
8.60 0.18 102.06 0.20 0.02 - - - -- - -- - 0.22
8.70 0.18 102.01 0.19 0.01 ---- ----- - ----- ---- ----- ---- 0.20
8.80 0.17 101.97 0.19 0.00 ----- ---- --_ _� ____ _____ ___ 0.19
8.90 0.16 101.93 0.19 ----- ----- ----- ----- ----- ----- - - 0.19
9.00 0.16 101.88 0.19 - - - - - - - - 0.19
9.10 0.15 101.81 0.18 ---- ----- -- - ----- ---- ----- -- 0.18
9.20 0.14 101.73 0.18 -- - -- - - - -- - 0.18
9.30 0.13 101.65 0.18 --- -- ---- - --- ---- ---- ---- 0.18
9.40 0.13 101.57 0.17 -- ---- ---- - --- -- - -- 0.17
9.50 0.12 101.49 0.17 -- - - - --- - - - 0.17
9.60 0.12 101.40 0.16 -- -- --- - - - - - 0.16
9.70 0.12 101.32 0.16 ----- - - -- -- - - - 0.16
9.80 0.12 101.25 0.15 -- ---- ---- ----- -- ---- - ----- 0.15
9.90 0.12 101.19 0.15 -- -- -- - -- --- -- -- 0.15
1�.00 0.12 101.13 0.14 - ----- ----- - - - - ----- 0.14
10.10 0.11 101.07 0.14 - - ----- ----- - ----- ----- - 0.14
10.20 0.11 101.02 0.13 - -- - - - - -- - 0.13
10.30 0.11 100.97 0.13 ----- ----- - - - --- -- - 0.13
10.40 0.11 100.92 0.13 ----- ----- ----- - ---- ----- ----- ----- 0.13
10.50 0.10 100.87 0.12 -- ----- - --- ---- - - - 0.12
10.60 0.10 100.82 0.12 -- -- - -- ----- - - - 0.12
10.70 0.11 10�.79 0.12 --- -- -- - - -_ - -- 0.12
10.80 0.10 100.76 0.11 -- --- -- - - --- --- --- 0.11
10.90 0.10 100.73 0.11 --- -- --- --- - -- - -- 0.11
11.00 0.10 100.71 0:11 -- ---- -__ ___ � __� �_ _____ 0.11
11.10 0.10 100.68 0.11 -- -- ---- --- - --- -- - 0.11
11.20 0.10 100.65 0.10 ---- --- ---- - ----- ----- -- --- 0.10
11.30 0.10 100.63 0.10 ---- ----- -- ----- - ----- ----- - 0.10
11.40 0.10 100.61 0.10 ----- - --- - ---- - - -- 0.10
11.50 0.09 100.59 0.10 ----- --- - --- - ----- - -- 0.10
11.60 0.09 100.57 0.10 -- - - -- ---- - - - 0.10
11.70 0.09 100.55 0.09 ----- - -- -- - - -- - 0.09
11.80 0.09 100.53 0.09 - - ---- - -- -- --- -- 0.09
11.90 0.09 100.51 0.09 - ----- --- - - -- - ----- 0.09
12.00 0.09 100.50 0.09 --- ----- - - - - ---- ----- 0.09
12.10 0.09 100.49 0.09 - --- --- - -- -- -- -- 0.09
12.20 0.09 100.48 0.09 ----- -- -- - -- -- -- -- 0.09
12.30 0.09 100.48 0.09 - - - -- - - - - 0.09
12.40 0.09 100.48 0.09 - -- -- ----- - - _-_ -- 0_09
Continues on next page...
Page 3
Hydrograph Discharge Table
Time inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
12.50 0.09 100.49 0.09 --- - --- ---- -- -- ----- ----- 0.09
12.60 0.09 100.49 0.09 - ---- -- ----- - ----- - -- 0.09
12.70 0.09 100.49 0.09 ----- - ----- - -- --- ----- ----- 0.09
12.80 0.08 100.48 0.09 --- - -- ----- --- ----- - - 0.09
12.90 U.08 100_47 0.09 --- --- ----- -- ---- - - --- 0.09
13.00 0.08 100.46 0.08 ---- -- --- -- -- - ----- ---_ 0.08
13.10 0.08 100.46 0.08 -- --- -- ----- ---- - - --- 0.08
13.20 0.09 100.46 0.08 - -- - --- ---- -- -- ----- 0.08
13.30 0.09 100.47 0.09 ----- -- ----- ----- --- -- -= - 0.09
13.40 0.08 100.46 0.08 - ---- -- - - ---- --- - 0.08
13.50 0.08 100.46 0.08 ---- ----- ---- --- -- -- ----- ----- 0.08
13.60 0.08 100.45 0.08 - -- --- ----- --- -- -- -- 0.08
13.70 0.08 100.44 0.08 - ----- --- -- - - - --- 0.08
13.80 0.08 100.44 0.08 -- -- - - ----- -- -- - 0.08
13.90 0.08 100.43 0.08 -- ---- - --- --- ----- _-- -- 0.08
14.00 0.08 100.43 0.08 - ----- -- --- -- ---- -- --- 0.08
14.1 U 0.08 100.43 0.08 ----- - - - -- -- --- ----- 0.08
14.20 0.08 100.42 0.08 - ----- --- - - ----- -- - 0.08
14.30 0.08 1 D0.42 0.08 -- - -- - ---- -- ----- --- 0.08
14.40 0.08 100.42 0.08 - - ---- ---- ----- ---- - -- 0.08
14.50 0.08 100.42 0.08 - ----- ----- -- -- - ----- ---- 0.08
14.60 0.08 100.42 0.08 ----- ---- - -- -- --- -- - 0.08
14.70 0.08 100.42 0.08 - - - - --- -- ----- -- 0.08
14.80 0.08 100.42 0.08 - - - - ----- - -- ---- 0.08
14.90 0.08 100.41 0.08 --- - ----- ----- -- -- ----- ----- 0.08
15.00 U.08 100.41 0.08 ----- -- --- - --- -- -- -- 0.08
15.10 0.08 100.41 0.08 -- --- - ----- ---- -- --- -- 0.08
15.20 0.08 100.41 0.08 - - ----- ---- - --- -- - 0.08
15.30 0.08 100.41 0.08 - - ----- ----- -- -- -- --- 0.08
15.40 0.08 100.40 0.08 - -- - - --- - -- -- 0.08
15.50 0.08 100.40 0.08 - - __ � ____ _� _____ �_ 0.08
15.60 0.08 100.40 0.08 ----- - - - -- ---- - --- 0.08
15.70 0.08 100.40 0.08 - - -- -- ---- ----- - ----- 0.08
15.80 0.08 100.39 0.08 - - ----- -- - -- -- - 0.08
15.90 0.08 100.39 0.08 - -- -- - ----- --- - - 0.08
16.00 0.08 100.39 0.08 --- -- --- ---- --- ----- ---- ---- 0.08
16.10 0.07 100.39 0.08 -- - --- - ---- - - -- 0.08
16.20 0.07 100.38 0.08 - ---- -- -- ---- --- ---- - 0.08
16.30 0.07 100.38 0.07 -- ----- ---- - - - --- --- 0.07
16.40 0.07 100.38 0.07 - - -- - - - - ----- 0.07
16.50 0.07 100.38 0.07 - - -- ----- - - - - 0.07
16.60 0.07 100.38 0.07 ----- ----- --- --- ----- -- -- --- 0.07
1 fi.70 0.07 100.37 0.07 -- --- ---- -- --- -- ----- ----- 0.07
16.80 0.07 100.37 0.07 - -- ----- -- --- - -- --- 0.07
16.90 0.07 100.37 U.07 - -- - - ----- --- -- - 0.07
17.00 0.07 100.37 0.07 - -- --- --- -- ----- --- ---- 0.07
17.10 0.07 100.36 0.07 ---- -- - - -- ---- -- - 0.07
1720 0.07 100.36 0.07 -- ----- ----- -- -- -- -- --- 0.07
17.30 0.07 100.36 �.07 --- --- ----- --- ----- ----- --- -- 0.07
17.40 0.07 100.36 0.07 ---- ----- -- ----- --- -- - ---- 0.07
17.50 0.07 100.35 0.07 -- -- --- - - ---- ---- -- 0.07
Continues on next page...
Page 4
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Civ C Clv D Wr A Wr B Wr C Wr D E�1 Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
17.60 0.07 100.35 0.07 -- --- ----- --- -- -- - -- 0.07
17.70 0.07 100.35 0.07 --- - -- --- - ----- ----- - 0.07
17.80 0.07 100.35 0.07 --- -- -- --- - - - - 0.07
17.90 0.07 100.34 0.07 ----- --- -- ---- -- ----- -- -- 0.07
18.00 0.07 100.34 0.07 --- ---- -- - ----- ----- - --- 0.07
18.10 0.07 100.34 • 0.07 -- - -- - --- - - -- 0.07
18.20 0.07 100.34 0.07 ----- -- ---- - ----- - -- - 0.07
18.30 0.07 100.34 0.07 -- ----- -- -- ---- ----- -- ----- 0.07
18.40 0.07 100.33 0.07 - - - - -- --- - -- 0.07
18.50 0.07 100.33 0.07 - - - -- -- - - -- 0.07
18.60 0.07 100.33 0.07 ---- ---- ---- ---- ---- -- -- -- 0.07
18.70 0.07 100.33 0.07 - - - - - - - -- 0.07
18.80 0.07 100.32 0.07 - - - - - - - ---- 0.07
18.90 0.07 100.32 0.07 ----- ----- - - - - ---- - 0.07
19.00 0.07 100.32 0.07 -- -- - - ----- -- - - 0.07
19.10 0.07 100.32 0.07 - ----- ----- - -- - - - 0.07
19.20 0.06 100.32 0.07 -- - - - ---- - - ---- 0.07
19.30 0.06 100.31 0.06 ----- - - - - - - -- 0.06
19.40 0.06 100.31 0.06 - - - --- --- - - -- 0.06
19.50 0.06 100.31 0.06 - - - -- - - - - 0.06
19.60 0.06 100.31 0.06 ---- --- - - ----- -- ---- - 0.06
19.70 0.06 100.30 0.06 --- -- --- -- - - -- - 0.06
19.80 0.06 100.30 0.06 --- ----- - - - ---- - ---- 0.06
19.90 0.06 100.30 0.06 - --- - - -- - - - 0.06
20.00 0.06 100.30 0.06 -- - - - -- - ---- -- 0.06
20.10 0.06 100.30 0.06 -- - - -- - - - - 0.�6
20.20 0.06 100.29 0.�6 - -- --- - - - -- --- 0.06
20.30 0.06 100.29 0.06 ----- ---- ----- -- ----- ----- --- -- 0.06
20.40 0.06 100.29 0.06 - - --- ----- - - -- --- 0.06
20.50 0.06 10029 0.06 -- - - - ---- - ----- ---- 0.06
20.60 0.06 100.28 0.06 ---- ----- ---- ----- ---- ---- -- -- 0.06
20.70 0.06 100.28 0.06 - --- ----- -- ----- --- ----- ----- 0.06
2�.80 0.06 100.28 0.06 -- ---- - ----- ----- -- - -- 0.06
20.90 0.06 100.28 0.06 ---- - - --- -- -- --- --- 0.06
21.00 0.06 100.28 0.06 --- -- - - ----- - -- --- 0.06
21.10 0.06 100.27 0.06 ----- -- --- - ----- -- ----- - 0.06
21.20 0.06 100.27 0.06 --- --- - --- ---- -- --- ---- 0.06
21.30 0.06 100.27 0.06 ----- --- --- ----- --- ---- --- ----- 0.06
21.40 0.06 100.27 0.06 --- ----- -- ____ ____ �_ __� ____ 0.06
21.50 0.06 10027 0.06 ----- ----- ----- -- _-_ ---- -- ----- 0.06
21.60 0.06 100.26 0.06 ---- ----- --- --- ---- ----- - ---- 0.06
21.70 0.06 100.26 0.06 ---- --- ---- --- --- -- ____ W_ 0.06
21.80 0.06 100.26 0.06 -- -- -- --- -- ---- ---- --- 0.06
21.90 0.06 100.26 0.06 ----- ----- ----- ---- ---- ---- ---- - 0.06
22.00 0.06 100.26 0.06 ---- --- ----- --_ ---- __� ___ �__ 0.06
22.10 0.05 100.25 0.06 ----- ---- --- ---- -- --- --- ----- 0.06
22.20 0.05 100.25 0.05 ---- -- ----- --- --- --- -- ---- 0.05
22.30 0.05 100.25 0.05 ---- - ----- ----- ----- ----- ---- -- 0.05
22.40 0.05 100.25 0.05 ----- --- ---- ---- ----- ---- --- -- 0_05
22.50 0.05 10025 0.05 ----- --- ---- ----- -- --- --- ---- 0.05
22.60 0.05 100.24 0.05 --- ----- ---- -- ---- -- ----- ---- 0.05
Confinues on next page...
Page 5
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
22.70 0.05 100.24 0.05 - --- -- - --- - - - 0.05
22.80 0.05 100.24 0.05 - ----- - -- - - -- - 0.05
22.90 0.05 10024 0.05 - - - -- - ---- ----- ----- 0.05
23.00 0.05 100.24 0.05 - - ----- - - - - - 0.05
23.10 0.05 100.23 0.05 - - - ---- ---- -- - - 0.05
23.20 0.05 100.23 0.05 - -- -- ----- ---- ----- ---- ----- 0.05
23.30 0.05 100.23 0.05 - --- - - - - - -- 0.05
23.40 0.05 100.23 0.05 -- - ----- - - - - - 0.05
23.50 0.05 100.23 0.05 - - - - - ----- --- ---- 0.05
23.60 0.05 100.22 0.05 - --- ----- - - - - - 0.05
23.70 0.05 100.22 0.05 ----- - - - ----- - --- - 0.05
23.80 0.05 100.22 0.05 - -- --- - - - -- - 0.05
23.90 0.05 100.22 0.05 - - - - - - - - 0.05
24.00 0.05 100.22 0.05 ---- ---- - - - - - -- 0.05
24.10 0.00 100.10 0.02 - - - - --- - - - 0.02
...End
Hydrograph Report
Page 1
Hydraflow Hyd�ographs by Intelisolve
Hyd. No. 3
Hydrograph type = Reservoir Peak discharge = 0.42 cfs
Storm frequency = 25 yrs Time interval = 6 min
Inflow hyd. No. = 2 Reservoir name = New Pond1
Max. Elevation = 103.18 ft Max. Storage = 441 cuft
Storage Indication method used. Outflow hydrograph volume=7,468 cuft
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfl Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
3.30 0.01 100.05 0.00 -- -- -- -- ---- --- ---- --- 0.00
3.40 0_01 100.06 0.01 - --- -- - -- - -- --- 0.01
3.50 0.01 100.07 0.01 -- -- -- ----- - ---- - --- 0.01
3.60 0.01 100.08 0.01 -- --- --- ---- - -- -- --- 0.01
3.70 0.01 100.08 0.01 ----- -- -- -- - --- - --- 0.01
3.80 0.01 100.09 0.01 -- -- - -- --- --- ---- -- 0.01
3.90 0.02 100.10 0.02 - -- -- -- --- -- - -- 0.02
4.00 0.02 100.11 0.02 -- ----- - - ----- -- -- ----- 0.02
4.10 0.02 100.11 0.02 ----- -- -- -- -- --- -- -- 0.02
4.20 0.02 100.12 0.02 - -- ----- ----- -- - --- - 0.02
4.30 0.02 100.12 0.02 - -- --- -- -- --- -- ---- 0.02
4.40 0.03 100.13 0.03 - --- --- -- -- ----- --- -- 0.03
4.50 0.03 100.14 0.03 - -- -- ----- - --- --- - 0.03
4.60 0.03 100.15 0.03 -- - -- --- -- --- -- --- 0.03
4.70 0.03 100.15 0.03 - ---- -- -- --- ---- - ---- 0.03
4.80 0.04 100.16 0.03 -- ----- - - -- ----- --- -- 0.03
4.90 0.04 100.17 0.04 -- -- -- - -- --- -- --- 0.04
5.00 0.04 100.18 0.04 - - --- --- -- ---- --- --- 0.04
5.10 0.04 100.19 Q.04 -- --- --- -- --- ---- --- --- 0.04
5.20 0.05 100.21 0.05 ---- - ---- --- -- ---- --- --- 0.05
5.30 0.05 100.22 0.05 -- ___ _�_ ____ _� _____ � _� 0.05
5.40 0.05 100.24 0.05 -- - --- --- -- --- ----- --- 0.05
5.50 0.06 100.25 0.05 -- -- -- --- --- ---- --- -- 0.05
5.60 0.06 100.27 0.06 -- ----- --- ----- -- - ---- -- 0.06
5.70 0.06 100.28 0.06 --- -- - --- ---- -- - --- 0.06
5.80 0.06 100.30 0.06 - --- -- -- - ---- ---- --- 0.06
5.90 0.07 100.32 0.07 - --- -- -- --- --- - - 0.07
6.00 0.07 100.35 0.07 --- ---- - -- ----- --- -- --- 0.07
6.10 0.08 100.37 0.07 - --- - --- -- ---- ---- --- 0.07
6.20 0.08 100.40 0.08 --- -- --- --- --- --- --- -- 0.08
6.30 0.09 100.44 0.08 ----- --- ---- - - -- --- --- 0.08
6.40 0.09 100.48 0.09 --- --- -- -- -- ---- -- -- 0.09
6.50 0.10 100.52 0.09 - --- - - --_ ____ �_ ___ 0.09
6.60 0.10 100.55 0.09 --- ---- -- --- --- --- -- - 0.09
6.70 0.10 100.56 0.10 --- ---- ---- ---- ---- --- - --- 0.10
6.80 0.10 100.57 0.10 --- ---- --- --- --- 0.10
6.90 0.10 100.59 0.10 -- ----- ----- ---- ---- 0.10
7_00 0.11 100.62 0.10 --- -- ---- --- --- --- --- --- 0.10
Continues on next page...
Page 2
Hydrograph Discharge Table
Time Inflow Elevation Civ A Clv B Civ C Civ D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
7.10 0.12 100.66 0.11 --- -- --- ---- ---- ----- -- ----- 0.11
7.20 0.13 100.72 0.11 -- ----- --- ---- -- -- --- --- 0.11
7.30 0.14 100.79 0.12 -- - ---- --- ----- --- ----- -- 0.12
7.40 0.16 100.87 0.12 -- -- - -- -- --_ ___ �_ 0.12
7.50 0.17 100.96 0.13 - ---- ----- -- --- --- --- --- 0.13
7.60 0.27 101.16 0.14 ---- --- - -- - ----- -- --- 0.14
7.70 0.41 101.53 0.17 --_ �_ _� _____ -__ ____ _____ ____- 0.17
7.80 0.48 102.02 0.19 0.01 ---- --- --- ---- --- ---- --- 0.20
7.90 0.51 102.48 0.22 0.10 --_ � �_ �__ ____ _� -�- 0.32
8.00 0.52 « 102.87 023 0.15 -- -- -- ----- --- -- -- 0.38
8.10 0.45 103.18 025 0.17 - -- -- -- ----- -- --- 0.42 «
8.20 0.35 103.10 0.24 0.16 - ----- -- --- -- - ---- 0.41
8.30 0.29 102.85 0.23 0.14 -- -- ---- --- ----- - ---- 0.38
8.40 0.25 102.63 0.22 0.12 - -- -- -- --- -- --- 0.35
8.50 0.22 102.43 0.21 0.10 -- -- ---- --- --- --- -- 0.31
8.60 0.22 102.27 0.21 0.07 ----- -- --- - -- --- -- 0.28
8.70 0.22 102.17 0.20 0.05 -- --- ---- ----- ----- --- -- 0.26
8.80 0.21 102.11 0.20 0.03 - -- -- --- ---- -- --- 0.23
8.90 0.19 102.06 0.20 0.02 -- --- -- -- -- -- ---- 0.22
9.00 0.18 102.02 0.19 0.01 - ---- --- - ----- - ---- 0.20
9.10 0.17 101.98 0.19 0.00 -- -- -- -- -- - ----- 0.19
9.20 0.16 101.93 0.19 ---- ----- --- -- -- -- ----- --- 0.19
9.30 0.16 101.88 0.19 --- -- - -- -- --- - --- 0.19
9.40 0.15 101.81 0.18 -- -- -- ---- --- ----- ----- - 0.18 �
9.50 0.14 101.75 0.18 -- ---- --- -- ----- ---- - --- 0.18
9.60 0.14 101.68 0.18 --- -- --- ----- -- --- --- -- 0.18
9.70 0.14 101.61 0.17 - -- -- --- -- - -- ---- 0.17
9.80 0.14 101.55 0.17 --- -- --- ---- ---- ---- --- -- 0.17
9.90 0.14 101.50 0.17 -- -- ---- - -- -- -- --- 0.17
10.00 0.14 101.44 0.16 --_ ___ ____ ____ ____ ___ __� ___ 0.16
10.10 0.14 101.39 0.16 --- ---- ---- ---- -- ---- --- ---- 0.16
10.20 0.13 101.34 0.16 --- --- - ---_ _____ ___ ___ ____ 0.16
10.30 0.13 101.29 0.15 ---- ---- ----- -- -- --- -- -- 0.15
10.40 0.12 101.24 0.15 ----- ____ ____ ____ ____ ___ ___ _�_ 0.15
10.50 0.12 101.19 0.15 --- ---- -- ---- --- --- ---- --- 0.15
10.60 0.12 101.14 0.14 -- ----- --- --- -- ----- - ---- 0.14
10.70 0.12 101.10 0.14 --- - - -- --- --- -- -- 0.14
10.80 0.12 101.07 0.14 - --- W__ ___ �__ _____ ___ _� 0.14
10.90 0.12 101.03 0.14 --- -- _____ ____ ____ __� _____ ____ 0.14
11.00 0.12 101.00 0.13 ----- -- --- --- -- ----- -- ----- 0.13
11.10 0.12 100.97 0.13 -- - - --- --- -- -- -- 0.13
11.20 0.12 100.93 0.13 -- ----- -- ----- -- ---- -- ---- 0.13
11.30 0.11 100.90 0.13 ---- ----- --- -___ -__ �_ ____ ___ 0.13
11.40 0.11 100.87 0.12 - ---- -- --- -- --- --- ---- 0.12
11.50 0.11 100.84 0.12 -- - ---_ ____ _� _____ -_ ____ 0.12
11.60 0.11 100.81 0.12 --- ---- --- --- -- --- --- ---- 0.12
11.70 0.10 100.78 0.12 ---- --_ __ ____ �_ ___ __� ____ 0.12
11.80 0.10 100.75 0.11 ---- ---- -- ----- ---- ---- ----- --- 0.11
11.90 0.10 100.72 0.11 ---- ____ __� ___ ___ ____ ____ ____ 0.11
12.00 0.10 100.69 0.11 ---- --- -- ---- ---- ---- ----- ----- 0.11
12.10 0.10 100.67 0.11 ---- ---- ----- ----- --- ---- -- -- 0.11
Continues on next page...
Page 3
Hydrog�aph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D E�I Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
12.20 0.10 100.65 0.10 -- -- ---- ----- ----- --- - -- 0.10
12.30 0.10 100.64 0.10 - - -- --- - - - - 0.10
12.40 0.10 100.64 0.10 -- -- ---- ---- -- - ----- ---- 0.10
12.50 0.10 100.64 0.10 -- ---- ----- - --- - ----- --- 0.10
12.60 0.10 100.64 0.10 -- ----- - - - - - - 0.10
12.70 0.10 100.63 0.10 - - --- -- --- ----- - -- 0.10
12.80 0.10 100.62 0.10 - - --- - ----- - - - 0.10
12.90 0.10 100.61 0.10 ---- ---- --- - - - --- - 0.10
13.00 0.10 100.60 0.10 ----- - ----- - - ----- -- -- 0.10
13.10 0.10 100.60 0.10 --- -- - - - ----- - - 0.10
13.20 0.10 100.60 0.10 - - ---- -- -- - - - 0.10
13.30 0.10 100.60 0.10 ----- - - -- --- - --- - 0.10
13.40 0.10 100.60 0.10 - - ----- -- -- - ----- - 0.10
13.50 0.10 100.59 0.10 - - -- - - - - - 0.10
13.60 0.10 100.58 0.10 ----- - ----- - - - - ---- 0.10
13.70 0.09 100.57 0.10 - - - - - - - - 0.10
13.80 0.09 100.57 0.10 - -- ----- - ---- - ----- - 0.10
13.90 0.09 100.56 0.10 - - - - - - -- - 0.10
14.00 0.09 100.55 0.09 - - - - - - - - 0.09
14.10 0.09 100.55 0.09 --- - - - - - - -- 0.09
14.20 0.09 100.54 0.09 - - - - - - - -- 0.09
14.30 0.09 100.54 0.09 - - - - - - - -- 0.09
14.40 0.09 100.54 0.09 -- ----- - - - - - - 0.09
14.50 0.09 100.54 0.09 -- ----- ----- -- ----- -- ----- ---- 0.09
14.60 0.09 100.53 0.09 ----- -- -- --- - ---- -- - 0.09
14.70 0.09 100.53 0.09 -- ----- - -- --- -- - - 0.09
14.80 0.09 100.53 0.09 - --- - --- -- -- - --- 0.09
14.90 0.09 100.53 0.09 - ----- - - - -- ---- -- 0.09
15.00 0.09 100.52 0.09 -- - --- - - ---- - - 0.09
15.10 0.09 100.52 0.09 -- ----- --- - - --- -- - 0.09
15.20 0.09 100.52 0.09 ---- ---- ---- - ---- ----- -- --- 0.09
15.30 0.09 100.51 0.09 ----- ---- - --- ----- ---- - -- 0.09
15.40 0.09 100.51 0.09 ----- -__ _____ __� � ____ � ----- 0.09
15.5U 0.09 100.51 0.09 -- --- ----- -- -- --- ----- ----- 0.09
15.60 0.09 100.50 0.09 -- -- -- - - - - - 0.09
15.70 0.09 100.50 0.09 - - -- - - - - - 0.09
15.80 0.09 100.50 0.09 ----- -- -- --- --- ----- ----- -- 0.09
15.90 0.09 100.49 0.09 --- ----- ----- -- ---- ---- ---- --- 0.09
16.00 0.09 100.49 0.09 --_ ----- ___ _____ _- _____ ____ _____ 0.09
16.10 0.09 100.49 0.09 - -- -_ - - ----- - --- 0.09
16.20 0.09 100.48 0.09 ---- -- -__ _, _� ____ -_ -____ 0.09
16.30 0.09 100.48 0.09 ---- ----- - -- ----- - - - 0.09
16.40 0.09 100.48 0.09 - - -_ --- --- - - - 0.09
16.50 0.09 100.48 0.09 - -- -- - -- - - ----- 0.09
16.60 0.09 100.47 0.09 --- ---- ----- --- ----- -- ---- -- 0.09
16.70 0.08 100.47 0.09 ----- ----- --- -- - - - - 0.09
16.80 0.08 100.47 0.09 -- -- ---- -- - -- - -- 0.09
16.90 0.08 100.46 0.08 ---- --_ �__ _____ � � _-- !-- 0.08
17.00 0.08 100.46 0.08 ---- ---- -- - -- - -- -- �.08
17.10 0.08 100.46 0.08 -- --- -- --- ---- - --_ ---- 0.08
17.20 0.08 100.45 0.08 ----- ----- --- -- --- -- ----- ----- 0.08
Continues on next page...
Page 4
Hydrograph Discharge Table
Time Inflow Elevation Clv A Civ B Clv C Clv D Wr A Wr B Wr C Wr D Exfit Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
17.30 0.08 100.45 0.08 ----- --- --- ---- --- --- ----- --- 0.08
17.40 0.08 100.45 0.08 --- -- - --- - - -- ----- 0.08
17.50 0.08 100.44 0.08 --- ----- ----- --- -- - - -- 0.08
17.60 0.08 100.44 0.08 --- -- -- -- - - ---_ --_ 0.08
17.70 0.08 100_44 0.08 - - ---- -- --- ---- ---- --- 0.08
17.80 0.08 100.43 0.08 - ---- - -- -- --- --- --- 0.08
17.90 0.08 100.43 0.08 - -- -- ---- -- --- - - 0.08
18.00 0.08 100.43 0.08 -- -- ---- --_ �__ _� ____ �_ 0.08
18.10 0.08 100.42 0.08 -- -- -- -- ---- -- -- ----- 0.08
18.20 0.08 100.42 0.08 - ---- -- ---- - - -- -- 0.08
18.30 0.08 100.42 0.08 ----- ----- -- - ___ _� - _- 0.08
18.40 0.08 100.42 0.08 --- --- -- - - ----- -- ----- 0.08
18.50 0.08 100.41 0.08 --- ----- -- - ---- ---- ---- - 0.08
18.60 0.08 100.41 0.08 --- -- - - -- --- --- --- 0.08
18.70 0.08 100.41 0.08 ----- -- -- ---- ---- -- ---- -- 0.08
18.80 0.08 100.40 0.08 - - - -- - -- ---- - 0.08
18.90 0.08 100.40 0.08 ----- - - - -- - - - Q.08
19.00 0.08 100.40 0.08 -- - - --- -- - - ----- 0.08
19.10 0.08 100.39 0.08 -- ---- - - - - - --- 0.08
19.20 0.08 100.39 0.08 --- - - ---- - - - - 0.08
19.30 0.07 100.39 0.08 ----- ---- ---- -- -- ---- ---- --- 0.08
19.40 0.07 100.38 0.07 -- - - - - --- -- - 0.07
19.50 0.07 100.38 0.07 - - - -- - - - - 0.07
19.60 0.07 100.38 0.07 -- - - ----- - ----- ----- ----- 0.07
19.70 0.07 100.38 0.07 --- - ----- --- - --- -- -- 0.07
19.80 0.07 100.37 0.07 --- - - ----- ---- ----- - --- 0.07
19.90 0.07 100.37 0.07 --- -- ---- ----- ---- -- -- --- 0.07
20.00 0.07 100.37 0.07 -- ----- --- - - ---- - -- 0.07
20.10 0.07 100.36 0.07 ----- ---- --- -- -- -- -- ----- 0.07
20.20 0.07 100.36 0.07 -- --- -- ----- ---- ----- ---- ----- 0.07
20.30 0.07 100.36 0.07 --- ---- =--- - - - -- -- 0.07
20.40 0.07 100.35 0.07 -- - - ---- - - -- ----- 0.07
20.50 0.07 100.35 0.07 -- - - -- - ---- -- - 0.07
20.60 0.07 100.35 0.07 --- ----- ----- - -- --- -- --- 0.07
20.70 0.07 100.34 0.07 - -- - -- - -- -- ----- 0.07
2o.so 0.07 �ao.�a o.o� - --- -- - - - -- ----- 0.07
20.90 0.07 100.34 0.07 --- -- -- - -- ----- ---- -- 0.07
21.00 0.�7 100.34 0.07 - - -- ---- - ----- - - 0.07
21.10 0.07 100.33 0.07 -- -- - --- -- - - - 0.07
21.20 0.07 100.33 0.07 - - ---- --- - - ---- - 0.07
21.30 0.07 100.33 0.07 ---- - --- - - - - - 0.07
21.40 0.07 100.32 0.07 - - --- ----- - -- --- - 0.07
21.50 0.07 100.32 0.07 -- ----- -- -- ---- - - - 0.07
21.60 0.07 100.32 0.07 -- ---- - -- - --- - - 0.07
21.70 0.06 100.32 0.07 - - ---- - -- - -- - 0.07
21.80 0.06 100.31 0_06 --- - ---- - - -- -- - 0.06
21.90 0.06 100.31 0.06 - -- -- -- ----- ___ w ___ p,pg
22.00 0.06 100.31 0.06 ---- --- --- --- - - - -- 0.06
22.10 0.06 100.30 0.06 -- - ---- ----- -- --- ---- --- 0_06
22.20 0.06 100.30 0.06 --- --_ ----- - ---- _- --- -- 0.06
22.30 0.06 100.30 0.06 --- ----- -_ ____ ^ _____ � ___ p.pg
Continues on next page...
Page 5
Hydrograph Discharge Table
Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow
(hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
22.40 0.06 100.30 0.06 -- -- __- ---- ----- -- -- - 0.06
22.50 0.06 100.29 0.06 -- ----- ---- - ---- ---- ---- --- 0.06
22.60 0.06 100.29 0.06 ---- -- -- - -- -- --- - 0.06
22.70 0.06 100.29 0.06 -- ----- ----- -- -- ----- -- - 0.06
22.80 0.06 100.29 0.06 -- ----- -- - - - - ---- O.p6
22.90 0.06 100.28 0.06 -- --- -- ---- ---- - --- -- 0.06
23.00 0.06 100.28 0.06 ---- ---- -- --- --- -- ----- ---- O.p6
23.10 0.06 100.28 0.06 --- --- --_- - ---- ---- ----- -- 0.06
23.20 0.06 100.28 0.06 ---- W__ � � ____ _� _� � O.pg
23.30 0.06 100.27 0.06 ---- ----- --- - ----- ----- ----- ---- 0.06
23.40 0.06 100.27 0.06 - ---- --- ----- -- -- - --- 0.06
23.50 0.06 100.27 0.06 ---- -- - - ----- ----- - - 0.06
23.60 0.06 100.27 0.06 - ----- - - - - ----- ----- 0.06
23.70 0.06 100.26 0.06 ---- -- ---- - ---- --- -- ---- 0.06
23.80 0.06 100.26 0.06 -- ---- ---- - -- --- -- ----- 0.06
23.90 0.06 10026 0.06 ----- ---- ----- ----- ----- _�_ ___ � p_pg
24.00 0.06 100.26 0.06 -- - - - - -- -- - 0.06
24.10 0.�0 100.12 0.02 - --- - -- -- -- --- ---- 0.02
...End
Appendix D
Preliminary Storm Drainage Facilities
Vicinity/Existing Conditions Map
--`WM � snVOs
_ � / b/H � j ..—VH D.ai9^W Da�.
r / ( �'� ,o° ccP = "" "�,.
10" CCP � . - � � �10" CCP ac y�y�
IE IN=233.09 � -� ' - I �_� IE IN=220.34 C��ck/NMs� DaN
� Zr�
\ � �zr,� � �
REVISIONS
'`� RIM EL= :
IE IN W=�
�j IE IN N=�
W L� L H ti A � R E S IE OUT E_
~ RIM EL= 2 8.28 � �
a^" � ti zj° XISTIN SANITARAY EWER LINE �E IN W=2 4.68 _ Y � vv
~ 12" CCP � � 0 =214.68 � � -�_ 12"�� /
IE IN=232.74 ,, OU � � ��OUT=219.95 /
2" CCP LE L �/5�64
N=227.86 ,,,
W/ 5 T., TRAN$ � �uM
;V H
� W/ S CES �M,� / '
� 36" DOUGIAS-FI �- � V I C I N I T Y M A� �
26' ENGEL�AANN S RUCE �
^ - _z� ._/ 24" TULIP EE
/ � �
a� i DOOR /
p°� 36" 81/ GIEAF MAPLE HOUSE � 931 N s r e
z I / HOUSE � 9350 OIL FIIL CAP �¢c" BASEA�ENT
F.F. ELEV.=229.63 }v' EUROPEA FINISH FLOOR
( -WHITE BIRC ELEV=218.80 S W
I NORTH
I GARAGE/SHE f24" BIGLE I�APLE � �
+ I AIRWAY �
/��'� TO CELLAR DOOR
i-��, W 4
� � t 1 J � � �- � �
18" BIGIEAF MAPL ( OLD PTIC TANK / DGE PAT10 / WALK z O � ;
� � �j 32" IR STUMP 5'i� Q 0 � a
O y� � T 3 �
l � � / / / , �- � �
� �'
/ 2 EUROPEAN � / „ F E PATIO / W LK � O � ` �
WHITE BIRCH / 2 4 E O P E A N / 22" IGIEAF MAPLE aQ J O � �
� 14" SPRI�E / T� BIRC / O 500 1000 p ^ �
r r_ /_ _ 16" HAWTHOR SGALE: 1��=1000� z Q �
c % / / / FEN�INE—l_� / - - 2�' � � � �3
� r~ / / / / f � `' 18" OREGON ASH � ��
� I � / � , � I � � '11 � �.
� � � / / i �
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y O�f�Ws�O1 J
� 'Jl /
�
,
_ / / 2 " APPLE j I �
� �ry __� � �
_
Y
o � �y�� � � � �
z / 2 14" OREGO ASH
� - � �-- -� � =�
a �
� / / � \\2 �• \
� � � � \\
� / / // � —
\ / / / � / �.�-
0
�
a !��'
� KURAHASHI
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/
6c ASSOCIATES, IN .
f—
c�
c,.���,�• .t.r
� ��.w�.�.�
a
0
o � i�wu sti iy scr«a.awc<zoo
z ee..vtoo.o�aw v�oo6
c
z �/'c�y
(sm�u-ee�z t..: - �
Y G/�N 1 AR7
� O 15 30 �T10NS
b VICNTY MAP
3
� NORTH SGALE: I"=30' �T"�� 1
Ku/1�se
N
�
`• ` ' a� aiasio�
I U.aiyrwd Do1�
� 10/09/09
CITY OF TIGARD WASHINGTON COUNTY ��r� °o"
� ,,,�
_ _ - -- — - — Chxk/Rwh� Da1� I
REVISIONS �
� I
� INSTALL SANITARY MANHOLE
ON EXISTING SANITARY LINE
S W EXISTWG WATER LtNE L E H M A N � _ _ _ _ _ _ S T R E E _T _ __ �
5 CONSTRUCT SHALIOW CONSTRUCT SHAILOW
FUTURE DEEP � CWS MANHOLE CWS MANHOtE OVERLINE
6AANHOIE CONSTRUCT INIET EXISTING SANITARY SEWER�-, RIM=t222.80 RIM=t220.50
----- ..-.. _ ..---------—- - -------- ---------—--- -- -- ___
---- ---- -
- -=='��-------� -,-- ---- --I����G4---------IE=��i7.�5---------
, , o — — — — — — — — — —
i =
� ,� 1 �` �NEW CWS STORM LINE �
FUTURE TIGARD NEW CWS STORM UNE �, !
STORM LINE I
y I W
�� ,i i' PROPOSED STORM LINE
PROPOSED (4)DOMESTIC '�,, �` F�' I
FUTURE 3/4" WATER LINE � �1 I
STORM UNE _ � � ' � I
CONSTRUCT -' �' 1 'k,``�' I I
--------- DEEP CW5 I � ����� ~�r� I�
�AANHOLE �1 I
i ,�; j��� �`. I �
, .r= . '•`,., MIN. 22.00' ACCESS
; _. , i j �. �'�' o i �� ac UTILITY EASEMENT
� ---- r� ,� �' � I c�
�
; � � �
` i � > > ;;� I � � � �
,,,, � � � �
� i I � �--�p�j',+. jI�' � \-PROPOSED SANITARY SEWER LINE I I N
� . .—._—._—_' /9 %� f�l I N. I � �
SS LATERAL �� / / / � I� �
ONSTRUCT MANHOLE C� 1 � _C Ol' �// '�fl � 0'-6' RETAINING WALL I I Z O � � �
IE OUT: 220.37 STUB OUT FOR --------- i �,� o IF STORM WATER LINE T1ES INTO I I O � ;
STUDY AREA = 0_81 ACRES _ , FUTURE SS LINE % � SW LEHMAN STREET
� �' F= F— C� � �
� s=ts.o�: s=ts.or. s � � � �._. 0 � �
ESTIMATED NEW � c.o _.__ 27� c. . �'" � — — — — — — — -- — � -�
� IMPERVIOUS AREA = 0.30 ACRES ;�- - !` - ----= - - -� � � I a x � � �
_ � } I ��
N ____ __� , ` I ; �-- �--i _ - � �
o � � �
� ' �° � � Q � �
W �- i . � ' i ��.
.� ; ; , � �
�N
i_ I � I ___ ___ -� � � �- -1-� STORM COLLECTION I I/�� _ � �
L LD SANITARY i I I I '` CURB VJ W �
L i STORM LATERAL I ( I � I�ACH FIELD-L-�� I� ��� I � � s
m � `c- -
Y I I � � !LYNCH CB I
� � I STORM LATERAL � INSTALL PUBLIC CATCH BASIN I
o I � � � I ` �RIM=224.15 ON EXISTING UNE �
� �
_ ; I 1 �-_' (OPT10N 1 GRADING) I I
m '
EXI� - 70' I I
4 � i AREA DRAIN I T1NG �
� I I ': , ' SM L DIAME R PROP05ED STORM LINE
; ` I I
� ' f INLE� PIPE � (OPTION 1 GRADING) I I
� I ' j � ROPOSED I I I
M � i i I
� I LARGE STORM � I 15' � � 10' rn
o , ; ; ; ; �ETENTION LINE � J � I V♦
o � . _; � ....-- __.; _�-� -_.. __e_-� � -- ----�_
- `._. --- -- -- -- ...__
3 6 5 L F � S=0.5 7�- — — 9.5 — — — — — — — — — —
°' $ � PROPOSED PUBLIC STORM EASEMENT � �
� ACCESS OVER LINE (OPTION 1 GRADING) I I !�"
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CITY OF TtGARD
PRE-APPLICATIQN CONf ERENCE NOTES �����y���������
SFrayinff��13etterCommunity
(Pre-Application Meeting Notes are Valid for Six (b) Monchs)
�-- ---, _ _, �-
RESIDENTIAL
��r�c a� 3
����: �
APPLICANT:��uD�,J0�0 ��IT(ZVLTiO►� , I�1C. AGENT: DALC ��c�AR OS
Phone: �Sn�) (�aS -(os 2(� Phone: j )
PROPERTY LOCATION:
ADDRESS/GENERAL LO(ATION: �3�y � 9330 Sl,� L-EH►�nR N S�•
TN( MAP(S)/L4T #(S): l S l a(�DC TL 3�� 30o C5
NECESSARY APPLICATIONS: (�'1L..Q oR SUB
PROPOSAL DESCRIPTION: ��a}',c�crrl is ��oQOS�na �a c�er:� Io�c � --�Lse e�c+s ����
P��E� T�Q1' �fY��l�,Q� n�. �J�d6�•�n S� '�n 5�1�
COMPREHENSIVE PLAN
MAP DESIGNATION: I�IEp��r� DE.�S+T�. Rcs�oEa�+AL
ZONING MAP DESIGNATION: R-1a
CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: E�is�
ZONIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Referto Code Sectlon 18. S�0 1
MINIMUM LOT SIZE: 3 OSO sq. ft. Average Min. lot width: — ft. Max. building height: 3S ft.
Setbackx Front (S ft. t—Side�ft. Rear_]�ft. Corner 14 ft. from street.
MAXIMUM SITE COVERAGE: go % Minimum landscaped or natural vegetation area: � %.
GARAGES: �O ft.
[�NEIGNBORHOOD MEE�ING [Refer to the Neighborhood Meeting Nandoutl 1� 5�������s�o�
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS
OF ANY LAND USE SUBCOMMITTEE(S), 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. Meetin4 is to be held prior to submittinq 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 9
Residential AppicatioNPlanning Division Section
r
[�NARRATIYE [Referio Code Chapter 18.3901
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.
�MPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT 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 projected impacts of the development.
�CCESS [Refer to Chapters 18.705 and 18.7651 QflQT���d►� 'S UQ w'�� b� d'�e�"�' ��c�usc o� ��-�St R
Minimum number of accesses: � Minimum access width: �S,
Minimum.pavement width: 1p'
❑ WALKWAY REQUIREMENTS [Refer to ode Chapter 18.1051
Within all ATTACHED HOUS G (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL E CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN S ACE AND RECREATION FACILITIES.
�RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE E)(AMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developabte 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 gross site area:
All sensitive lands areas includinq:
➢ 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-wav 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.
ERAMPLE OF RESIDENTIAL DENSITY CALCUlATIONS:
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 riqht-of-way �
NET: 34,848 square feet NET: 37,026 square feet
- 3 050 (minimum lot area) - 3 050 (minimum lot area)
= 11A Units Per Acre = 12.1 Units Per Acre
�ihe De�elapmeM Cade requires that the net site area e�ast for l�e nex[whole dweUing unit NO ROUNDING UP IS PESMITfED.
�Minimnm Project Densiql is 805G of We ma�nmum allowed densiql.TO DETEBMINE TNIS STANDARD,MULTIPLY THE MANIMUM NUMBER OF UNITS BY.8.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residenfial ApplicationlPlanning Division Section
/
SPECIAL SETBACNS [Refer to Cade Sectlon 18.7301
➢ STREETS: feet from the centerline of
--� ➢ FLAG LOT: A TEN (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.
➢ 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 applica6le zoning district for the primary structures'setback requirements.l
[�FlA6 LOT BUILDIN6 HE16HT PROVISIONS [Refer to Code Chapt�r 18.7301
MAXIMUM HEIGHT OF 1'/� STORIES or 25 feet, whichever is less in most zones; 2'/z 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.
BUF'�ERING AND SCREENING (Refer to Code Chapter 18.745I
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS befinreen 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 proqosal area is:
Buffer Level � along north boundary. Buffer Level — along east boundary.
Buffer Level along north boundary. Buffer Level — along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: �c.,ccs���'�rtS
�] DSCAPIM6 [Refer to Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
[�RECYCLING [Refer to Code Chapter 18.7551
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. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TI�ARD Pre-Appl'�ca6on Conference Notes Page 3 of 9
Residen6a�ApplicationlPlanning Division Section
[,7� PARKIN6 [Refer to Code Chap[ers 18.765 a 18.1051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
`� ➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and
One �1; space 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 dwefling 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 DESIGNATED 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 appro�riately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking 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 appropnate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Sectl 18.7651
BICYCLE RACKS are re ired FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle cks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIVE LANDS [Refer to Code Chapter .7151
The Code provides REGULATION FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO A EAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND REAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. StafF II attempt to preliminary identify sensitive lands areas at the pre-
application conference based available information. HOWEVER, the responsibilitv to preciselv
identif sensitive land areas nd their boundaries is the res onsibilit of the a licant. Areas
meetin the definitions of se sitive lands must be clearl indicated on lans submitted with the
development application.
Chapter 18.775 also provi s regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DE�ELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Sec � n 18.715.OTO.CI
When STEEP SLOPES ex' t, prior to issuance of a final order, a geotechnical report must be
submitted which addresse the approval standards of the Tigard Community Development Code
Section 18.775.080.C. T report shall be based upon field exploration and investigation and shall
include specific recomm dations for achieving the requirements of Section 18.775.080.C.
�LEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 0 96,44/USA Regulations-Chapter 31
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall presenre and maintain or create a
- vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential Applica6adPtanning Division Sec6on
TABLE 3.1 YE6ETATED CORRIDOR WIDTNS
SOURCE CWS DfSiGN AND CONSTRUCTIOM STANDARDS MANUAURESOLOTION 8 ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� W1DTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
• Streams with interrnittent flow draining: <25%
� 10 to <50 acres 15 feet
� >50 to <100 acres 25 feet
♦ Existing or created wetlands <0.5 acre 25 feet
• Existing or created wetlands >0.5 acre <25% 50 feet
♦ Rivers, streams, and springs with year-round flow
• Streams with intermittent flow draining >100 acres
♦ Natural lakes and onds
• Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
1 >50 to <100 acres 50 feet
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
• Streams with intermittent flow draining >100 acres point to the top of ravine (break in
♦ Natural lakes and ponds <25%slope),add 35 feet past the top
of ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, deli�eated spring
boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,located a minimum of 15
feet within the rivedstream or wetland vegetated corridor,shall not serve as a starting pant for measurement. �
?1/egetated comdor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
�The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical repo�t confirms slope stability shall be maintained with the reduced setbadc from the top of ravine.
Restrictions in the VeQetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, �r other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Vegetated CoRidor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the constn.iction of a dwelling unit.
� 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 R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SI6NS [Refer to Code C6apter 18J801
SIGN PERMITS MUST BE OBTAIN D PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Per ts" handout is available upon request. Additional sign area or
height beyond Code standards m y be permitted if the sign proposal is reviewed as part of a
development review application. Iternatively, a Sign Code Exception application may be filed for
Director's review.
�TREE REMOYAL PIAN REQUIREMENTS [Refer to Code Section 18.190.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residen6al App6catioNPlanning Division Section
THE TREE PLAN SHALL ��JCLUDE the following:
➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for landscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
(�MITI6ATION [Refer to Code Section 18.790.060.EJ
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
[�CLEAR YISION AREA [Refer to Code Chapter 18.7951 I�c NT���t °� ��`��`''"'�a`,'a p�G�5
The City requires that CLEAR VISION AREAS BE MAINTAINED BETVVEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting streeYs functional classification and any
existing 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.
CIN OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential App6cationlPlanning Oivision Sec,�tion
FUTURE STREET PLAN AND EI(TENSION OF STREETS [Refer to Code Secbon 18.810.030.FJ
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 Secbon 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 2'h TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1%2 times the minimum lot size of the applicable zoning dist�ict.
[�BLOCKS [Refer to Code Secdon 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 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.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECHAPTERS /
_ 18.330(condioona�use) 18.620�-�ard Triarg�e�esyn standards) �/ . 18.765(ottstreet Parwr�yn.oad�ny Rey�kemerns)
_ 18.340(�irecmrs�nterpretation> � 18.630(washington syuare Re9iona��enter) _ 18.775(ser�sitive�ands Review)
_ 18.350(�anned oeve�opment) JC 18.705�a,o�y�c��,��� _ 18.780�sg�>
_ 18.360(s�te�eve�ment Review) 18.710(Aocessory Residentia�un�) �18.785 R��ry u�P�>
_ 18.370(variancesrAdjustrnems) � 18.715(oensity Computations) 18.790(7ree Removaq
_ 18.380�z«,��n�are�c A�a►r,��> 18.720(oesgn�orr�pa�uiry s�aneards) ✓18.795{v��i c��n��
18.385�M���P�� _� �S.�ZS(Environmental Perfortnance Standards) 18.798(wire�ess�ornmunication Faduties)
�18.390 t�KK►�w�,y P�a�r�nr�smay� 18.730��o�To���,c s���as� �18.810(street�u�ry�mProvement standards)
_ 18.410(�ot�e AdNsm�ents) 18.740(Hisroric over�ay) -
�18.420(�and Parti�ons) �H.74Z(Home Oocupation Permils)
? 18.430�s��a�b�� � 18.745(�andscapirg&screenir�standards)
�18.510(Res�ientia�zoning�istricts) 18.750(N►anutacmred�obi�Home Reyu�ations)
_ �H.5Z0(Commerdal Zoning Districls) ' 18.755(Moced Sofid WastelRecyd'mg Storage)
_ �8.530(IndusUial Zoning Districts) ' �8.760(Nonconf«ming Sihiations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential AppficationlPlanning Division Secfion
ADDITIONAL COMCERNS OR COMMENTS:
� UEJ�UGT t1 GCG55 ��sEmEw115 �rOrw �.o� CZl`eQ5
-�IE �lo�k IEr.�c� S-�a� s rnA., ►Jew To b� u�n� '�C' ,� ,�,p� .. b�,•,�ss aN G�e���,ur�
I`(1���o� l�rid Pa�:};b� - Cre.a�r�,� �1 Q G 10�S
� ��D -s� SGre.e,n GcLeS�wq�S
� �-c� w�.E�.s a,� c�o���.��.�: �,. �,�t �.�� d�� �� e��1.��
PROCEDUR�
Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
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.
APPLICAiION SUBMIiTAI PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma e
returne . T e Planning counter c oses at :00 PM.
Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1?,
8 z x ma o a ro ose ro'ect s�ouTd-be su�mitte or attac ment to t e sta re ort or
a ministrative ecision. Application wit un o e 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.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
��a�w�a��a��y a�o�,s�no�
The administrative decision or public hearing 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.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal period follows all land use decisions. An appeal on this matter
would be heard by the Tigard - '�„ s C��� c�e� . A basic flow chart
which illustrates the review process is avai ble from the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
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.
SUBDIVISION PLAT NAME RESERVATION [County Surueyor's Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are required to complete and file a subdivision plat naming request with the Washington
County Surveyor's Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDIN6 PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. 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 proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the City's policy is to apply those system
development credits to the first buildinq permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e , o
site planning that should ap ply to the development of your site plan. Failure of the staff to provide
information required by the Code shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye 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).
PREPARED BY: �j�
(ITY Of TIGARD PLANNING DIVISION - TAFF PERSON HOLDING PRE-APP. MEETING
PHONE: (503) 639-4111 fAX: (503) 684-1291
E-MAIL- (staH's first namea@ci.tigard.or.us
TITLE 18(fITY OF TIGARD'S (OMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS:INWW.CI.tigard.0�.115
H:lpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Appfication Conference Notes Page 9 of 9
Residen6al AppC�catioNPlanning Division Sec6on
PRE-APPLICATION CONFERENCE NOTES
➢ ENGIHEERING SECTION Q �om�°�ntyD°�°°"nt
S(raping/1�etterCommunity
PUBLIC FACILITIES Tax Map[sl: �s�26oC
Tax Lotlsl: 3100&3000
Use iylpe: 2 MLP'a or 1 S�6
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 projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Riqht-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 to feet
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW Lehman Street (local residential), to
include:
� 16 feet of pavement from centerline to curb.
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with planter strip.
� street trees spaced per TDC standards.
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF T16ARD Pro-Applicatlsn C��reAC�Nn�s P�ge 1 et 6
Ei�l�eerb!�er�rtNa�t S�etl��
. � Other: The app'' �t will need to hire a professional �' � �nqineer to provide a preliminay
sight distance certifi� ,n for the proposed driveway locat� ,. If improvements are necessary
in order to provide adequate sight distance, then a post construction siqht distance certification
from the engineer will also be required.
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a finro-year streetlight fee.
❑ Other.
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
CIT1f OF TI6ARD Pre-Applicatlon C�nference NNes Page 2 ef&
[aglnerlos�s�uti��t S�etln
. 0 storm sewers anc' �tier underground utilities
❑ -foot concreie sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
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 �..� �.
(2•)
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, at the election of the developer, 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 proposed, it is equal to
$ 27.50 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 Lehman
Street. Prior to approval of the final plat, the applicant shall either place these utilities
underground, or pay the fee in-lieu described above.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Lehman Street.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to provide separate sewer laterals to each lot. This will likely necessitate the extension
of a_public sewer line to the back of the properites. The City would not be able to approve long
laterals from the main line in Lehman Street.
Water Supply:
The Tualatin Valley Water District (TVWD) (Phone:(503) 624-1511) 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.
Fire Protection:
CITII OF T16ARD Pre-Applicaden Com�rence Not�s Page 3 et 6
E�llnerl�!e�nrts��t s�eun
Tualatin Valley Fire and R� ��e District (South Division) [Cont� � Eric McMullen, (503) 612-7010]
provides fire protection se� .as within the City of Tigard. Tf�_ Jistrict 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:
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.
The topography of the area fa!!s in a southeasferly direcfion. The applicant must provide a plan that
shows how each new !ot wil! be drained to an approved drainage system. The applicant musf hire a
professional civil engineer fo assist fhem in developing a solution for this site. There are no public
storm drainage lines neanby. Drywells and ofher infrltrafion systems are not permifted.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM) regulations established by the �
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) 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 newly created 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 new
impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210.
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 an on-site water quality facility.
� Payment of the fee in-lieu.
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.
TRAFFIC IMPACT FEES
Cti110F T16ARD Pre-Applicatloq Co�fer�nce Nat�s Pag�4�f 6
Faghari�!�q�rU�at S�ctln
!n 1990, Washington Coun* dopted a county-wide Traffic Imp� ree (TIF) ordinance. The Traffic
Impact Fee program collec._ fees from new development bas. �n the development's projected
impact upon the 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 TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of buildinq permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay TIF for new homes only.
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 professional engineer must be submitted for
review and approval.
�
The Engineering Department fee structure for this permit is considered a cost recovery system. A �
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. 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. The PFI
permit fee structure is as follows:
NOTE: If an PFI Permit is required,the applicant must obtain thai
permit prior to release of any permits from the Building Diuision.
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 at
503-639-4171, ext. 304.
Site Improvement Permit (SI�. 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
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.
CITY OF TI6ARD Pre-Apptica�on Conferenca Notea Page 5 of 6
Fe�l�sen�!/ep�rWeet Seetl��
��
�
• 8uilding Permit (BU� This permit covers only the const `ion of the building and is issued +
after, or concurrently �.�ch, the SIT permit.
Master Permit (MS�. 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 can not be issued in a subdivision until the public improvements are substantially
complete and a mylar 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
mylar 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 BY: , � 2 u, 03
ENGINE G DEPARTM T STAfF ATE
Phone: [5031639�41T1
Fax: [50316240752
i�\ang�briaMlemplates\preap notes-eng.dot
Revised: March 21,2002
CITII OF i16ARD Fro-Applicstlon C�11i�r�pc�N�tes Page 6 N 6
�•�i■.•„n�sr�ro�•��a.cn•o
PRE-APPLICATION
CONFERENCE REQUEST
CITY OF TIGARD 13125 SW Hal!Blvd., Tigard, OR 97223(503) 639-4171 FAX.�(503) 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: (iL/,171/b��l� �dN/S7 L�h�
Address: /�(o S^����r py1 ,dc�a�Phone: ��"=(o�� Case No.: �����- ���U
-, �-
City: �<rf �2 Zip: Q�/�/� Receipt No.:
�a / � / � �5,., �5.� Application Accepted By: ���ii'r
Contact Person: l�4i�� Lft� Phone: Date: �_1�.'�l�
-7 d�-y3 �S�
Property Owner/Deed Holder(s):1'�h�t�tl�;1' / L
DATE OF PRE-APP.: ��O�v J
TIME OF PRE-APP.: �D'QD� ;�'
Address: Phone: PRE-APP. HELD WITH: �
Clty: Zlp: Rev.7/1/2ooz i:�curpinUnasterslrevisedlPre-AppRequest.doc
Property Address/Location(s): lJ � /� � �J .3 30
�4J ��n1an S� REQUIRED SUBMITTAL ELEMENTS :;;
(Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s):��f��% T�- 3��0 ���b
Zoning: �"- ��- ❑ Pre-Application Conf. Request Form
2 COPIES EACH OF THE FOLLOWING:
Site Size: � �� � � � l
❑ Brief Description of the Proposal and
any site-specific questions/issues that
PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research
prior to the meeting.
All of the information identified on this form are required to be
submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the
minimum of one {� week prior to o�cially schedulinq a proposed lots andlor building layouts
pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Planning Division's receipt of the request for either across the street.
Tuesda�or Thursday morninqs. Pre-application conferences are ❑ The Proposed Uses.
one (1) hour lonq and are typically held between the hours of � Topographic Information. Include
9:00-11:00 AM. Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must
8:00-4:OO/MONDAY-FRIDAY. attach a copy of the letter and proof in
the form of an affidavit of mailing, that
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard
INFORM THE CfTY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code).
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE � Filing Fee $200.00
GROUP.
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July 12, 2005 CIIY QF TIGARD
�REGON
Dale Richards, President
Windwood Construction, Inc.
12655 SW North Dakota Street
Tigard, OR 97223
Dear Mr. Richards:
You applied for an extension of the approval of Minor Land Partition (MLP)
2003-00017. The request indicated the need for additional time to accommodate
storm water management requirements related to regulations of Clean Water
Services, the City, and Washington County.
Approval of the above numbered partition was made on January 15, 2005. The
approval was for one and one half years (18 months). Construction is to start as
soon as you receive agency sign-off. No comprehensive plan or ordinance
provisions have been changed which will impact the previous approval. The
plans approved have not been changed.
Your request for extension of approval is hereby granted to July 15, 2006.
Sincerely,
!
Richard H. Bewersdo
Planning Manager
i:IcurpinldicklletterslMLP2003-00017 approval extension.doc
c: MLP2003-00017
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD(503) 684-2772
�,.
�
� � � �ECEIVED
Windwood construction Inc ��� � � 20�5
12655 SW North Dakota Street �.����p
Tigard Oregon 97223 ::,, .�; ,�.�,,.•�.,��t�.,�,c��,*,,,
7/7/OS
Dick Bewersdorff
Planning Manager
City of Tigard
13125 SW Hall Blvd.
Tigard Oregon 97223
Re: Extension of MLP 2003-00016 and MLP 2003-00017
Request for extension until 7/15/06
Dick,
Windwood Construction requests an extension of these projects due to issues regarding
stormwater discharges for the projects. In this area we are trying to accommodate the
City requirements, CWS requirements and Washingtion County requirements for storm
water management. We currently have the red lines back from Kim on the construction
drawings, and will turn these in next week. After months of ineetings with the various
agencies, we have come to agreement with what to do with the storm water. Washington
County and CWS have the plans for the off-site work, and we expect their approval
shortly.
There are no changes to the original plans approved by the Director, as well as no
changes to the Comprehensive Plan policies and ordinance provisions on which the
approval was based.
We currently own the property, and have a development loan with West Coast Bank. As
soon as we receive our plan back from Kim, and the other agencies sign off, we will start
construction as soon as possible. We also have our house plans designed, and ready to
submit as soon as the development work is complete.
Thankyou for your consideration in this request. If any further information is requircd,
please call Dale Richards at 503-625-6526, or 503-780-4375.
Regards
Dale Richards, President
Windwood Construction Inc.