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MINOR LAND PARTITION (MLP) 2003-OOO�fi ��TYOFT��ARO `
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LEHMAN PARTITION EAST s�i:zpiJr�jABetterComvtur:ity
120 DAYS = 3/11/2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION EAST
CASE NO: Minor Land Partition (MLP) MLP2003-00016
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
(MLP2003-00017). This particular proposal is for the property currently located at
9314 SW Lehman Street. The applicant is proposing to partition of .43 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 8,010; 5,264, and 5,264 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: 9314 SW Lehman Street; WCTM 1S126DC, Tax Lot 3000.
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 conditional�y.
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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 1 OF 19
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________ CONDITIONS 4F APPROVAL _______
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRtOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment im c i an, b`� , ext. j-�r review ana
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.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 �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. Qlso 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 that will serve this development and MLP2003-00017. The plan shall include
the extension of the public storm sewer to the west property line of this development.
5. The applicant shall provide the Ci�y with approvals from Clean Water Services (CWS) for
connection to the public sewer in 92" Avenue.
6. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the building division
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.
7. Prior to final plat approval, the applicant shall ay an addressing fee in the amount of $100.00.
(STAFF CONTACT: Shirley Treat, Engineering�.
8. 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.
9. 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 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
information 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.
10. 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
applicab�e parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 2 OF 19
11. The applicant shall provide public sanitary sewer to the adjacent undeveloped properties
(MLP2003-00017).
12. 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 $3,680.95 and it shall be paid prior
to final plat approval.
13. The applicant shall obtain approval from the Tualatin Valley Water District (TVWD) for the
proposed water connection pnor to issuance of the City's Public Facility Improvement permit.
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 be ofthe 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 establishedby:
. 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 pla� 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: Washmgton 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 signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
16. The applicant's engineer shall provide post-construction sight distance certification for the access
drive at Lehman Street
THE FOLLOWING CONDfTIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
u mit t e � owing to t e anning ivision ra i y 7 , x 2 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 development standards of the applicable zone at the time of construction.
Parcels finro 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 parking space, which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
20. Prior to issuance of building permits on either lot, the applicant shall submit a tree mitigation plan
for 136 caliper inches.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 3 OF 19
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
21. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
22. 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
pomts 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).
23. 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.
24. Prior to issuance of the building permits for Parcels 2 8� 3, the applicant shall pay the standard
water quality fee per lot (fee amounts will be the latest approved by CWS).
25. Prior to issuance of the building permits, the public sewer and storm line work for the
development, including extensions to serve MLP2003-00017, 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.
SECTION III. BACKGROUND INFORMATION
�Vic.i�nit Information:
A sin� e- amily 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 property currently located at 9314 SW Lehman Street. The applicant
is proposing to partition .43 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 8,010; 5,264, and 5,264 square feet respectively.
SECTION IV. NEIGHBORHOOD COMMENTS
All nei�hbors 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. That configuration would have required construction of a private
street and two variances. lf a project can meet the criterion of the development
code, then variances cannot be approved. Staff could not support the vanance
applications that would have been necessary to build to the original
configuration.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 4 OF 19
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 throu�h 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 Standards
18.630 ashington Square Regional Center Standards)
18.705 Access, Egress & Circufation)
18.715 Density Computations)
18.725 Environmental PerFormance Standards)
18.745 Landsca ing and Screening
18.755 Mixed so il d 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 Improvement Standards
18.810 (Street and Utility Improvement Standards)
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 .43 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
2,214 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 p�oposed 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 5 OF 19
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 789.3
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 6,868 square feet and parcel 2 will be 4,474.7 square feet when the access
easements are deducted from the lot area. Parcel 3 does not have any access easements across it.
This criterion is met.
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.
According to the plan, lot 1 has 105.17 feet of frontage along SW Lehman Street, and lots 2 and 3 will be
served by a fifteen-foot access easement from SW Lehman Street across parcel 1. 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 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.
Parcels finro 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 standard is not satisfied.
FINDING: Parcels finro 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 finro or three, the a�plicant 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 6 OF 19
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
west of this site. As such, 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/b�cycle 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.
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) wi�l 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
��='�STANDARO � � � �° �� ���:R,�12 ; ���'=`�PROPOSED:��� Lot 1/Lot 21Lot 3
Minimum Lot Size
-Detached unit 3,050 sq.ft. 8,010 SF/5,264 SF/5,264 SF
-Duplexes
-Attached unit
Average Minimum Lot Width
-Detached unit lots - 105.17 FeeU 52.6 Feet/52.6 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 corner 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 - -
MLP2003-00016 LEHMAN PARTITION EAST PAGE 7 OF 19
[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 exceed 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 all three parcels.
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 devefopment 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 �ng remo e ing an renovation projects resultin� 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 Buildin� 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.
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 meetin adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washing�on 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 2Q0 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 driveways 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 right-
of-way line of the intersectiny 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 �ntersection 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE S OF 19
r . �
� 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 dnveway 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. SW 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 length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following:
a. A circular paved surface having a minimum turn radius measured from center point to
outside ec�ge of 35 feet;
b. A hammerhead�onfigured, 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 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.
. . ensi y a cu a ion
Definition of net develo ment area. Net development area, in acres, shall be determined by
su rac 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 9 OF 19
All land dedicated t�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 18,730 SF
Existing Home - 3,�50 SF
Access easements - 1 931 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 4. The proposal calls for
two additional residential units for a total of three units including the existing house. This standard has
been satisfied.
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 t a e era an sta e env�ronmen 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 ric , 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 3d0-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is
Perm��fa in any given zoning district which is discerni6le without �nstruments at the property
ne of the use concemed.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily
ea tectable 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
empera ure processes such as combustion or weldmg, 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 10 OF 19
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
main a�ne 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.
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 opmen pro�ec s w en there is new construction, expansion
of existing use: 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. Submittal 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
certi ie ar orist 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 11 OF 19
The a�plicant has provided an arborist report from Walt Knapp, Certified Arborist. In his report, Walt
indica ed that there are ten trees on site over finrelve inches in diameter at diameter breast height (DBH).
Of the ten trees over 12 inches (DBH) on site, four are hazardous and the remaining 6 will be removed
to accommodate construction. Therefore, 0% of the healthy trees on site over 12 inches (DBH) are
preserved, and mitigation of 100% of the caliper inches to be removed will be required. According to the
report, the applicant is removing 136 inches; therefore, the applicant is required to mitigate,for 136
inches. The applicant has proposed a mitigation plan, but is only accounting for 91 inches of mitigation.
This criterion is not satisfied.
FINDING: The proposal does not retain any of the healthy trees on site that are over twelve inches.
According to TDC section 18.790.030(B)(2)(a), the applicant and must mitigate 100% of
the caliper inches that are to be removed. The applicant is required to mitigate 136
inches.
CONDITION: Prior to issuance of building permits on either lot, the applicant shall submit a tree
mitigation plan for 136 caliper inches.
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� ure or emporary or permanent obstruction (except for an occasional utility pole or tree),
exceeding three feet in height, measured from the top 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 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
Non-arterial streets.
on-arteria 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
trian�le formed by the right-of-way or property lines alon such lots and a straight line joining
the r�ght-of-way or property line at points which are 30 fee� 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
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. °�0' 30� �� �� �,
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MLP2003-00016 LEHMAN PARTITION EAST PAGE 12 OF 19
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 a the applicant shall include an impact study. The study shall address, at a
minimum the transportation system, including bikeways, 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 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 rough Proportionality. To do
this, Staff begins with assessing. the amount of Tra�c Impact Fee (TIF) that 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.
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-Wa and Street Widths: Section 18.810.030.E requires an arterial street to
have an 80-foot right��way width and a 48-foot paved section. A local residential street must
have a right-of-way (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 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 right-of-way (ROW), according to
the most recent tax assessor's map.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 13 OF 19
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, 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�inaf 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 contemplated
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�xisting development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which intemal 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.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from beiny more than 2.5 times
the average lot width, unless the parcel is less than 1.5 times the min�mum lot size of the
applicable zoning district.
The average width for lot 1 is approximately 105 feet, and the depth is approximately 76 feet. Lots two
and three are about 52 feet wide each and about 100 feet deep. None of the lots have a depth that
exceeds 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 14 OF 19
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 to serve Parcels 2 & 3 of this development
and Parcels 2 & 3 of MLP2003-00017. 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 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 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 has indicated finro options for providing storm sewer to serve this development. The
applicant's plans show one option discharging to the storm sewer in 92"d Avenue and providing a
detention pipe to serve this development and MLP2003-00017. The applicant shall construct a storm
line to their west property line to accommodate MLP2003-00017 and provide�oint utility easements and
maintenance agreements. The applicant shall also be required to provide a copy of the public utility
easement on the property to the east (1 S126DC03001). All easements and maintenance agreements
will be required prior to final plat approval.
The other option shown on the applicanYs 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. It also
requires that a stub be provided to the west property line to serve MLP2003-00017. All easements and
maintenance agreements will be required prior to final plat approval.
Connection to the storm sewer line in 92"d Avenue required Clean Water Services (CWS) review and
approvat.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
Citx 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, CWS completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed
Management Plan. 5ection V of that plan includes a recommendation that local governments institute a
stormwater detention/effective impennous 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 15 OF 19
The applicant has indicated that with detention the storm sewer system in 92"d Avenue will have
capacity for this development. The proposed detention system is for this development and MLP2003-
00017.
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, tem porary 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-�roundin costs when the development is proposed to take place on a
street where existing util�ties whic� are not underg round will serve the development and the
approval authority determines that the cost and technical difficulty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the development. The
determination shall be on a case-by-case basis. The most common3 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 alon the frontage of SW Lehman Street. If the fee in-lieu is
proposed, it is equal to $35.00 per lineal foo�of street frontage that contains the overhead lines. The
frontage along this site is 105.17 lineal feet; therefore the fee would be $3,680.95.
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 applicanYs
plan indicates 4 new meters on this development to serve Parcels 2 & 3 and MLP2003-00017.
Storm Water Qualitv:
T� 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 im ractical to require an on-site water qualit facility to accommodate treatment of
the storm water from the new parcels. Rather, CWS standards provide tFiat applicants should pa y. a fee
in-lieu of constructing a facility, if deemed appropriate. Staff recommends payment of the fee m-lieu on
this application.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 16 OF 19
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 mstallations (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 s�reet 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 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 Ciry'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�.
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 pnvate driveway identifying 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 acceptable. Tree protection measures are not required since there are
not any trees onsite that will be preserved.
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.
SECTION VIII. AGENCY COMMENTS
Tri-Met has reviewed the proposal but offered no comments.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 17 OF 19
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 ve�tical 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 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 tuming radius and outside tuming 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 �8.810 - 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 lengths of no more than 200�ee� Intersections and
tumarounds shall be level (maximum 5%) with the 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)
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 supplies shall be installed and
operational prior fo any other construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at(503) 612-7010 with any additional questions.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 18 OF 19
+ , ,,
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
—� Owner of record within the required distance
�– Affected govemment 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:
e irector'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 theNotice 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 heanng, 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:
yl� ��ave 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
` � December 30 2003
: ic ar ewers o
Planning Manager
MLP2003-00016 LEHMAN PARTITION EAST PAGE 19 OF 19
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NOTICE OF TYPE II DECISION
�..,� .
MINOR LAND PARTITION (MLP) 2003-00016 CITYOFTIGARD
Cotnmunity�Development
LEHMAN PARTITION EAST sh�pin�aBetrerc°m"�un'ry
120 DAYS = 3/11/2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION EAST
CASE NO: Minor Land Partition (MLPj MLP20�3-00016
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
(MLP2003-00017). This particular proposal is for the property currently located
at 9314 SW Lehman Street. The applicant is proposing to partition of .43 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 8,010; 5,264, and 5,264 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, 4R 97223 Shenrvood, OR 97140
LOCATION: 9314 SW Lehman Street; WCTM 1S126DC, Tax Lot 3000.
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 (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
ol�tice mailed to:
X The applicant and owners
—X— Owner of record within the required distance
�– Affected government agencies
I
Final Decision: !
THIS DECISION IS FINAL ON DECEMBER 30, 2003 AND BECOMES
EFFECTIVE ON JANUARY 15, 2004 UNLESS AN APPEAL IS FILED. II
Appeal: ��
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are i
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 SHALL BE PROMPTLY FORWARDED TO THE PURCHASER
NOTICE OF PENDING LAND USE APPLICATION �,noFT,�ARo
MINOR LAHD PARTITION Community�Deve��nr
Shapin8 A Better�'ommunity
DATE OF NOTICE: December 3, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00016
FILE NAME: LEHMAN PARTITION EAST
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 MLP2003-00017. This proposal is to
partition .43 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 8,010; 5,264; and 5,264 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: 9314 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3000.
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 anci.tigard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN ORDER 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 ��� = �'t3� 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.
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."
T
n � CED ESTST nQNITY MAP
�_� `
MLP2003-00016
LEHMAN MINOR
� � T LAND PARTITION
� EAST
BORDERS ST
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_12/04/03 THU 12:59 FAX 503 591 0986 TVWD ENGINEERING f�002
•��
�
� CITY OF TIOARD
REQUEST FOR COMMENTS
Commuriity�DeveCopment
�� S�eupin9A�Better'Community
DATE: � Secember S.2003
�: Tualatin Ysllev Water Qistrlct AdministratiYe A�ices
FROM: Cit�01 Tigard Planoing Division
REC ED PLANNING
STAFF CONTACT: Brad Kilby,Ass�ciate Pla�ner[xZ4341 DEC 0 9 2003
'hrne: [5031639-4171/F�x: [5031684-7291 C�N OF
MINOR LANQ PARTITION[MLP)2003-00016
➢ LENMAN PARTITION EAST 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-Q0017. This proposal is to partition .43 acres into three (3)
parcels. Parcel 1 has an existing home on site, and the two new parcels are expected to be devefoped
with residences in the future. The lot sizes for this development would be 8,010; 5,264; and 5,264
square feet respectively. LOCATION: 9314 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3000.
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 #eet. A wide range of
civic and ir�stitutional 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 ApplicanYs Information for your review. From information supplied by
various departments and agencies and from other information availabEe to our staff, a report and recommendation will
be prepared and a decision wilf be rendered on the ro osal in the near future. If you wish to comment on this
application, ������,� " �°� , � j � ��. : � � ; ,�. : You may use the space
provided below or attach a separate letter ta return your comments. if vou are unable to respond bv the above
date, please ph��ne the staff contact noted above with your comments and confirm your comments in writing as soon
as possible. !f you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLaWING tTEMS THAT APPLY:"
� We havE� reviewed the proposal and have no objections to it.
Please contact of our office.
Please r�efer to the enclosed letter.
_ Wrltten comments provided below:
Name 8� Number of Person Commenting: — �.�L� 2QZ�
�� r r J
REQUEST FOR COMMENTS CITYOFTIGARD
Community�UeveCapment
StapingA Better Community
DATE: December 3,2003
T0: Bnan Blalock,Commercial Plans Examiner NNING
REC�IVED P�A
FROM: CiiY of Tigard Planning Diuision DEC � 9 �p�3
STAFF COMTACT: Brad Kilby,Associate Planner[x24341 pF TIGARD
Phone: [5031639-41r/Fax: [5031684-7291 CITY
MINOR LAND PARTITION[MLPI 2003-00016
➢ LENMAN PARTITION EAST 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 MLP2003-00017. This proposal is to partition .43 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 8,010; 5,264; and 5,264
square feet respectively. LOCATION: 9314 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3000.
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
... �,;. m _.,�._ _
application, 1NE�N�ED �YOUR���� � �° �MME -.�� . . ,: � � �. ���ECEMBER��17, 2003. You may use the space
provided below or attach a separate letter to retum 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:�n r�� � ��DG�
�� 7� S � Z �.��
��� ��,2003 REQUEST FOR COMMENTS CITYOFTIGARD
�� Comm�unity�DeveCopment
ShapingA Better Community
DATE: December 3,2003
T0: lim Wolf,Ti9ard Police Department Crime Prevention Officer REC�IVED PLANNING
FROM: CityofTigardPlanningDivision DEC 0 3 2003
STAFF CONTACT: Brad KiIbY,Associate Planner[x24341 CITY OF TIGARD
Phone: [5031639-4171/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00016
➢ LENMAN PARTITION EAST 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 MLP2003-00017. This proposal is to partition .43 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 8,010; 5,264; and 5,264
square feet respectively. LOCATION: 9314 SW Lehman Street; WCTM 1S126DC, Tax Lot 3000.
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 xand a decision will be rendered on the roposal in the near future If you wish to comment on this
��
application, 'iN t NEE�;.H.+��I�� e E���' � � ��t?t#�. 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 �OLLOWING ITEMS THAT.APPL.Y:
_ 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:
Kaq�eS� o, �crorN�re,n'C mrar�o�f or'� aMt �oo�C 0� dt�ve,�o,� �wn'��y�nG add�cs�,,� -�ot
horwc5 c.o�ew.�(�c,ted� � '� pA�cce\ a. a�ndl 3 . r,
Name& Number of Person Commenting:
REQUEST FOR COMMENTS CITYOF'TIGARD
�'ommunity�DeveCopment
ShapingA BetterCommunity
DATE: December 3,2003
T0: PER ATTACHED
FROM: Cipl of Ti9ard Plannin9 Division
STAFF CONTACT: Brad Kilby,Associate Planner[x24341
Phone: [5031639-4111/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00016
➢ LEHMAN PARTITION EAST 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 MLP2003-00017. This proposal is to partition .43 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 8,010; 5,264; and 5,264
square feet respectively. LOCATION: 9314 SW Lehman Street; WCTM 1S126DC, Tax Lot 3000.
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
n__�_ ,_�.__ � ��._ .
application, WE NEED�"YOUR`COMMENTS BACwC BY.�•��$DECEM��R�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 8 Number of Person Commenting:
. , CITY TIGARD REQUEST FOR C0� :NTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: ��3'���� �'��P�O(�S- (`�'(' I'� FILE NAME: LE��',�,ti Pcr-�,��o,�s� �a3� � �'���'
CITIIEN INVOLYEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central [.�ast ❑South ❑West C�JProposal Descrip.in Library CIT Book
CITY OFFlCES
LONG RANGE PLANNINGBarbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. i POLICE DEPTJJim Wdf,Crime Prevention Officer
✓$UILDING DIVISIOWGary Lampella,Building OfFicial GINEERING DEPTJKim McMillan,�vlpmnt.Review Engineer�YATER DEPTJ�ennis Kcellertneier,Public Works Mgr.
CITY ADMINISTRATION/Cathy VJheatley,City Recorder �BLIC WORKSlJohn Roy,Property Manager ✓�UBLIC WORKS/Matt SUne,Urban Forester
/PLANNER—POST PROJECT SITE IF A PUBLIC HEARING I�EM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARINGI
SPECIAL DISTRICTS
TUAL.HILLS PARK&REC.DIST.+��ALATIN VALLEY FIRE 8 RESCUE� �UALATIN VALLEY WATER DISTRICT�► �CLEANWATER SERVICES+�
Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
BeaveAon,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hilisboro,OR 97124
LOCAL AND STATE IURISDICflONS
CITY OF BEAVERTON� CITY OF TUALATIN� OR.DEPT.OF FISH 3 WILDLIFE OR.DIV.OF STATE LANDS
Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge
Irish Bunnell,oe��s� 18880 SW Martinaui Avenue PO Box 59 775 Summer Street NE
PO 8ox 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279
Beaverton,OR 97076
_ OR.PUB.UTILITIES COMM.
METRO-LAND USE&PLANNING � OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon SVeet,Suite 5 Salem,OR 97310-1380
Ciry Manager Portland.OR 97232-2736 Portland,OR 97232
PO Box 23483 Bob Knight,ow R�cu.�czc.0 US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 _ Paulette Allen,c�ownMa�em«wc�d:,� OR.DEPT.OF LAND CONSERV.B.DVLP Kathryn Harris
_ Mel Huie,c.cernoaceccoom�ccaNZa�> Larry French�caro.PU„�a�o�y� RouGng CENWP-OP-G
CITY OF KING CITY� _ Jennifer Budhabhatti,R��vwn�.tw�a:� 635 Capitol Street NE,Suite 150 PO Box 2946
Ciry Manager _ C.D.Manager,cmwm Ma�+�u�s«� Salem,OR 97301-2540 Portland,OR 9720&2946
15300 SW 116th Avenue
Ki�g City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY lPOwemestinreaJ _OR.DEPT OF AVIATION(MOn000urow�n� Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,P�� 155 N.First Avenue
_CITY OF LAKE OSWEGO� Routing TTRC—Attn: Renae Fenera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124
PO Box 369 Portland,OR 97208-3621 Brent Curtis ccan>
Lake Oswego,OR 97034 Gregg Leion�cPn�
OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � An e LaMountain��cn,uRe>
CITY OF PORTLAND c��r�w�i�,as�a Pa�x��e�wo„�,��imo�� _Marah Danielson,o��ov�r Re�.caob� il Heaty ncn,uRe>
Planning Bureau Director Regional Administrator Carl Toland, Right-of-Way Section Nac�;o�� Steve Conway�c�n�.>
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer�cv.�u.��.�s,.
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims�zcn�rns,s
_Doria Mateja�zc��Ms i�
WA.CO.CONSOLIOATED COMMUNIC.AGENCY(WCCCA)"911"(MOnopoN Tow�n) ODOT,REGION 1 -OISTRICT 2A�IF
Dave Austin Jane Estes,a�x svea��
PO Box 6375 5440 SW Westgate Drive,Suite 350
Beaverton,OR 97007-0375 Portland,OR 97221-2414
UTILITY PROVIDERS AND SPECIAL Q6ENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe R/R Predecessor)
Robert I.Melbo,President&General Manager
110 W. 10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS COMCAST CABLE CORP. j�TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Patmer in��a�ni> Randy Bice c5...�bk..�, (NPmjeUis WMin'/.MAeofaTr�sRROUIe)
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Po�tland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 Portland,OR 97232
PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY VERIZON QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consuttant 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 PoRtand,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. COMCAST CABLE CORP.
Marsha BuUer,Administrative Offices Jan Youngquist,Demographics Alex Silantiev cs...�trti..�, Diana Carpenter,�.a�,d�,
6960 SW Sandburg Street 16550 SW Me�lo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond SVeet
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 BeaveRon,OR 97008 Portland,OR 97232
+IF INDICATES AUTOMATIC HOTIFICATION IN COMPLIANCE WITH INTERGOYERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTT FOR ANYIALL
CITT PROJECTS(Project Planner Is Responsible For Indicating Parties To Notiir). h:�paetyvnas�ersu�equesc Fa Cornroennts Notiecatian ust.aoc (UPDATED: 17-Ju1-03)
(Also update:'i:lcuryln�setupUabelslannexation_ulilities and franchises.doc when updating this documenl)
. �
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 12/2/03
TO: Brad Kilby, Associate Planner
FROM: Kim McMillan, Development Review Engineer��,.�
RE: MLP2003-00016 Lehman Partition East
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
applicanYs 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 MLP2003-00016 Lehman Partition East PAGE 1
Street And Utility Improvements Standards (Section 18.8101:
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 MLP2003-00016 Lehman Partition East 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 to serve Parcels 2 & 3 of this development and Parcels 2 & 3 of
MLP2003-00017.
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).
The applicant has indicated two options for providing storm sewer to serve this
development. The applicant's plans show one option discharging to the storm
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 3
sewer in 92"d Avenue and providing a detention pipe to serve this development
and MLP2003-00017. The applicant shall construct a storm line to their west
property line to accommodate MLP2003-00017 and provide joint utility
easements and maintenance agreements. The applicant shall also be required
to provide a copy of the public utility easement on the property to the east
(1 S126DC03001). All easements and maintenance agreements will be required
prior to final plat approval.
The other option shown on the applicant's plan indicate that the storm sewer will
connect to the existing manhole at the intersection of Lehman Street and 92"a
Avenue. This option requires that the public storm sewer be extended in Lehman
Street to the west property line of this development. It also requires that a stub
be provided to the west property line to serve MLP2003-00017. All easements
and maintenance agreements will be required prior to final plat approval.
Connection to the storm sewer line in 92nd Avenue required CWS 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
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 for this development and MLP2003-00017.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments
adjoining proposed bikeways identified on the City's adopted
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 4
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 surtace
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 b� the developer, shall be constructed prior to th�
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-
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 105.17 lineal
feet; therefore the fee would be $ 3680.95.
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 5
ADDITIONAL CITY ANDIOR 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 4 new meters on
this development to serve Parcels 2 & 3 and MLP2003-00017.
Storm Water Qualitv:
The City has agreed 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 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.
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 6
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 applicanYs 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 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 applicanYs 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).
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 for this 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
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 7
Improvement Design Standards, which are available at City Hall and the
City's web page (www.ci.tigard.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 applicanYs 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 applicanYs final design and
calculations for the stormwater system that will serve this development and
MLP2003-00017. The plan shall include the extension of the public storm
sewer to the west property line of this development.
. The applicant shall provide the City with approvals from CWS for connection
to the public sewer in 92"d Avenue.
. Prior to approval of the final plat, the applicant 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.
. 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
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 8
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 public sanitary sewer to the adjacent
undeveloped properties (MLP2003-00017).
. 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 $ 3680.95 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 applicanYs final plat shall contain State Plane Coordinates 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.
. 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).
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 9
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 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:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomyla�''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).
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 10
. Prior to issuance of the building permits, the public sewer and storm line
work for the development, including extensions to serve MLP2003-00017,
shall be completed and accepted by the City.
ENGINEERING COMMENTS MLP2003-00016 Lehman Partition East PAGE 11
i�y�` �
ANDERSON SZ DITTMAN, LLP j S����'
ATTORNEYS AT LAW �-���/`9
TIGARD PROFESSIONAL CENTCR �r;, �1
8865 S.W.CENTER STREET I
;'.?.�,ry
TIGARD,OREGON 97Z23 C� ``�..�
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`-'r r�r,,,��,�,a��'�G��G
P.O. BOX 23006 �'f'lJ����
TIGARD,OREGON 97281-3006 R�N�'
DERRYCK H. DITTMAN TELEPHONE (503)639-1121
ROGER F.ANDERSON FRED A. ANDERSON. DECEASED
DEI.OR[S B.N. WARD FAX (503)639-4097 ((910-1991)
December 17, 2003
Mr. Brad Kilby
Associate Planner
Planning Division
City of Tigard
13125 S W 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 stortn
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
�ri
Roger F. Anderson
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� B� yld ea�lc'�Iby - LehmanPartitionEAST.12-2�-03.DOC Page 1
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^,,�,�,.
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MEMORANDUM ,
TO: Brad Kilby
FROM: Matt Stine,City Forester
RE: Lehman Partition East I
DATE: 6eptember 22,2003
DGr.C.�*Je" �CJ'
As you requested I have provided some comments on the"Lehman Partition East"project. If you have any �
questions or concems regarding my comments please contact me anytime.
1. LANDSCAPING AND SCREENING
18.745.030.C.Installation Requirements The installation of all landscaping shall be as follows:
I. 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[nternational Society of Arboriculture(ISA)tree planting guidelines as well as
the standards set forth in the American Institute of Architects'Architectural Graphic Standards, 10`" j
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 �
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.
18.745.030.E,Protection of Existin�Landscapin¢. Existing vegetation on a site shall be protected as much as
possible: '
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 disturbed
i
i
i
I B�adley hiilby- LehmanPartitionEAST.12-2?-03.DOC Page 2
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can be fenced,as in snow fencing which can be placed arouud the individual
trees).
See comments under"Tree Removal".
18.745.030.G,Conditions of Approval of Existin�Ve�etation. The review procedures and standards for
required landscaping and screening shall be speci�ed in tlie 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.
18J45.040,Street Trees '�
A. Protection of existin�ve�etation. 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 I
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 j
follow those set forth by the lnternational 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
• [n 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 mare 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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Brad�ey Kilby- LehmanPartitionEAST.12-2�-03.DOC Page 3
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2. TREE REMOVAL
18.790.030.Tree Plan Requirement �
A. Tree plan required. A tree plan for the planting,removal and protection of trees prepared by a
certitied arborist shall be provided for any lot,parcel or combination of lots or parcels for which a
development application for a s�bdivision,partition,site development review,planned development
or conditional use is filed. Protection is preferred over removal wherever possible. II
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 '
significant by the city; �,
2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in I
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 landscapin�,streets and parking lots: I
a. Retention of less than 25%of existing trees over 12 inches i�caliper requires a mitigation �
program in accordance with Section 18.790.060D of no net loss of trees;
b. Retention of from 25%to 50°/a 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%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
protect trees during and after construction.
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 acceptable. Tree protection measures are not required since there are not any trees onsite that will be
preserved.
i
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 i
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
If you have any questions please call me anytime. Thank you for requesting my comments on this project.
WASH CO LAND DEV. Fax�503-846-2908 Dec 23 2003 9�20 P.01
WASHINGTON COUNTY, OREGON
Depaitment of Ldnd Us0 and Transportation,l.dnd Dev�lopment Servicea
155 Ncrtlt Firat Avenue,Suite 350-13,Hillsboro,Oregon 97124
(543)8�6-8761 � FAX;(503)846-2908
December 22, 2003
Brad Kilby
City of Tigard
13125 SW Hall
Tigard, OR 97223
Fax No. 503-684-7297
No. of Pages; 1
R�: Lehman Partition East
City File Number; MLP 2003-00016
Tax Map and Lot Number: 1S126DC Lot 3000
Location: 9314 SW Lehman Street
Applicant: Winwood Construction, Inc.
Owner: Richards, Dale & Adams, Heather
�
15126DC03000
Washington County Department of Land Use and Transportation has received notice of
the above noted application �ut will not be submitting any requirement�lconditions.
The project site is not adjacent to County-maintained road sections, nor is it expected to
generate considerable off-site impacts to our nearby roadways.
Thank you for the opportunity to comment. If you have any questions, please contact me
at 503-846-3842.
�'�"�
Phil Healy
Senior Planner
F;\Shered�LDS\W PSH,4REITRANSPW OCOMM.dx
i'Bradl y Kilby- Lehman Partition East.doc Page 1
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Tualatin Valley
Fire & Rescue
TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION
COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION
I
I
December 8,2003 �
Brad Kilby,Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard,OR 97223
Re: Lehman Partition East
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�re 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.9�2.2.2.4) '
3) When buildings are completely protected with an approved automatic fire sprinkler system,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 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"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 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 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 '
Sec.902.2.2.6) '
i
7401 SW Washo Court,Suitc 101•Tualatin,Orcgon�oT81.(503)612-7000�Fax(503)612-7003•www.tvfr.com
'Braclley Kilby- Lehman Partition East.doc Page 2
�
I'I
9) Fire hydrants for single family dwellings,duplexes and sub-divisions,shall be placed at each intersection. '
Intermedia[e 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)
10) Fire hydrants shall be located not more than I S 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 duplcxes 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 ro UFC
Appendix Table A-Ifl-A-1. (UFC Appendix III-A,Sec.5) I
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 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 ,
I
r
4
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Page 2 of 2
AFFIDAVIT OF MAILING CITYOFTIGARD
Commu�iity�Devefopnteiit
S�iapingA Better�ommunity
I, �Pat�riciaG. Lu d, being first duly sworn/affirm, on oath depose and say that I am a Se�ciorAdminr'strativeSpecr'aCutfor
the �'ity of 7'rgar�asfiingtmc County, Oregon and that I served the following:
{Check Appropnate Box(s)Beiow}
� NOTICE OF UECISION FOR: MLP2003-00016/LEHMAN PARTITION EAST
❑ 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 Exhlbit"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.
_ _ ;
. � ,�
(Perso Prepared Nof e)
,S7,yI2E O�F O�GON
C��o�'WasTrngton )ss
o �r artf �',�
Subscribed and sworn/affir ed before me on the � day of , 200'�
.,. OFFICIAL SEAL
, •� J BENGTSC�N
� NOTARY PUBUC-OREGUN
CQMMISSION NO.368086
�`MY COMMISSION EXPIRES APR.27,2W7
M�I Commission Expires: �- d
EXHIBIT�
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00016 CITYOFTIOARD
�ornmurrity rUeve(oprae�it
�� LEHMAN PARTITION EAST sr�p�n9����trerco»��r�ur��ry
120 DAYS = 3/11/2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION EAST
CASE NO: Minor Land Partition (MLP) MLP2003-00016
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
(MLP2003-00017). This particular proposal is for the property currently located at
9314 SW Lehman Street. The applicant is proposing to partition of .43 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 8,010; 5,264, and 5,264 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: 9314 SW Lehman Street; WCTM 1S126DC, Tax Lot 3000.
COMP. PLAN
DESIGNATION: Medium-Density Residential.
Z4NE: 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 1 OF 19
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment �m 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 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).
2. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will �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.
3. The PFI permit plan submittal shall include the applicant's proposed driveway Iocations 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 that will serve this development and MLP2003-00017. The plan shall include
the extension of the public storm sewer to the west property line of this development.
5. The applicant shall provide the Ci�y with approvals from Clean Water Services (CWS) for
connection to the public sewer in 92" Avenue.
6. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the building division
to cover all grading for the lot(s}, all on-site private utility installation (water, sewer, storm, etc.)
and all driveway construction. IVOTE: this permit is separate from a Public Facility Improvement
permit issued by the Engineering Department for work in the public right-of-way.
7. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $100.00.
(STAFF CONTACT: Shirley Treat, Engineering}.
8. 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.
9. 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
information 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 Gity 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 ad�acent to the subject site.
10. 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 2 OF 19
11. The applicant shall provide public sanitary sewer to the adjacent undeveloped properties
(MLP2003-00017).
12. The applicant shall either place the existing overhead utility lines along SW Lehman Street
underground as a part of this project, or the shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e of the si�e 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 $3,680.95 and it shall be paid prior
to final plat approval.
13. The applicant shall obtain approval from the Tualatin Valley Water District (TVWD) for the
proposed water connection prior to issuance of the City's Public Facility Improvement permit.
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 ofthe 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 m Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final pla 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 sight distance certification for the access
drive at Lehman Sfreet
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
Submif th�e-fo owing to t e anning ivision ra i y , 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 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 parking space, which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
20. Prior to issuance of building permits on either lot, the applicant shall submit a tree mitigation plan
for 136 caliper inches.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 3 OF 19
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
21. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
22. 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).
23. 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.
24. 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).
25. Prior to issuance of the building permits, the public sewer and storm line work for the
development, including extensions to serve MLP2003-00017, 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.
SECTION III. BACKGROUND INFORMATION
�Vicin�it i Information:
A single- 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 property currently located at 9314 SW Lehman Street. The applicant
is proposing to partition .43 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 8,010; 5,264, and 5,264 square feet respectively.
SECTION IV. NEIGHBORHOOD COMMENTS
All nei�hbors 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. That configuration would have required construction of a private
street and two variances. lf a project 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 4 OF 19
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 existmg 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 peciFc Development Sfandards
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 Visual Clearance)
18.390 Impact Study Section 18.390.040)
D. Street and Utility Improvement Standards
18.810 (Street and Utility Improvement Standards)
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 .43 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
2,214 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 5 OF 19
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 789.3
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 6,86$ s uare feet and parcel 2 will be 4,474.7 square feet when the access
easements are deducted from�he lot area. Parcel 3 does not have any access easements across it.
This criterion is met.
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.
According to the plan, lot 1 has 105.17 feet of frontage along SW Lehman Street, and lots 2 and 3 will be
served by a fifteen-foot access easement from SW Lehman Street across parcel 1. 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.
Parcels two 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 finro or three, the applicant shall provide
the planning division with a si�e 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 abutting 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 6 OF 19
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
west of this site. As such, 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.
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 2/Lot 3
Minimum Lot Size
-Detached unit 3,050 sq.ft. 8,010 SF/5,264 SF/5,264 SF
-Duplexes
-Attached unit
Average Minimum Lot Width
-Detached unit lots - 105.17 FeeU 52.6 FeeU 52.6 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 corner 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 - -
MLP2003-00016 LEHMAN PARTITION EAST PAGE 7 OF 19
[1]Single-family attached residential 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 exceed 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 all three parcels.
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 constn.�ction on any of the three lots will
be required to meet the devefopment 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 resultin� in new non
single-family resident�a� 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.
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, Washingfon 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 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 fram 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. _
MLP2003-00016 LEHMAN PARTITION EAST PAGE 8 OF 19
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. SW 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 length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following:
a. A circular paved surface having a minimum turn radius measured from center point to
outside ec�ge of 35 feet;
b. A hammerhead-confgured, 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 turnaround. 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 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.
. . ensi y a cu a ion
Definition of net develo ment area. Net development area, in acres, shall be determined by
su rac 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 9 OF 19
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. Mul{i-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 18,730 SF
Existing Home - 3,050 SF
Access easements - 1 931 SF
et eve opa e rea: 3,7 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 4. The proposal calls for
two additional residential units for a total of three units including the existing house. This standard has
been satisfied.
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum num er o resi entia 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 t at e era an state environmental laws, rules and regulations be applied to
development within the City of Tigard. Section 18.725.030 Pertormance 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 7igard Municipal Code shall apply.
Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I.P) zoning
is ric , 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
ermpi�e�c. 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
ec-�able at an oint be ond the property line of the use creating the odors is prohibited. DEQ
ec yp
rules for odors (340-028-0 0) 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 fhe 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 10 OF 19
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
main aine 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 fength 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.
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 s ap ip ca e or eve opmen projec�wTien there is new construction, expansion
of existing use, 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. Submittal 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 s�ace, 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
certi 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 11 OF 19
The applicant has provided an arborist report from Walt Knapp, Certified Arborist. In his report, Walt
indicated that there are ten trees on site over finrelve inches in diameter at diameter breast height (DBH).
Of the ten trees over 12 inches (DBH) on site, four are hazardous and the remaining 6 will be removed
to accommodate construction. Therefore, 0% of the healthy trees on site over 12 inches (DBH) are
preserved, and mitigation of 100% of the caliper inches to be removed will be required. According to the
report, the applicant is removing 136 inches; therefore, the applicant is required to mitigate for 136
inches. The applicant has proposed a mitigation plan, but is only accounting for 91 inches of mitigation.
This criterion is not satisfied.
FINDING: The proposal does not retain any of the healthy trees on site that are over twelve inches.
According to TDC section 18.790.030(B)(2)(a), the applicant and must mitigate 100% of
the caliper inches that are to be removed. The applicant is required to mitigate 136
inches.
CONDITION: Prior to issuance of building permits on either lot, the applicant shall submit a tree
mitigation plan for 136 caliper inches.
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
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 top 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 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
Non-arterial streets.
on-arteria stree 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 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. See Figure 18.795.1:
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
!,�{��/� , '�iJ2L'['c �
� '�{B�n.T oC pcGGG9h
�,..Y 1 �:�
_ �� . . __�� __
_v�� r �►- 3,�
�
Ltr.v -
� � �!
6D' 30 L-�.'(sfntpF 9d� 4��
�'}`�CG� ��+ -rrr{'raa,�'
MLP2003-00016 LEHMAN PARTITION EAST PAGE 12 OF 19
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 tF�e narrative that there will be no obstructions placed within these areas.
This standard is satisfied.
IMPACT STUDY: Section 18.390.040.B.e
equires a the applicant shall include an impact study. 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 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 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 (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 re�uirements 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.
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 right-of-way (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 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 right-of-way (ROW), according to
the most recent tax assessor's map.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 13 OF 19
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 guarantee 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 imp rove 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 a�reement with the City whereby the owner agrees to participate in any future widening project for
the s reet 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�lated,
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�xisting development or;
. For blocks ad�acent 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.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from bein9 more than 2.5 times
the average lot width, unless the parcel is less than 1.5 times the min�mum lot size of the
applicable zoning district.
The average width for lot 1 is approximately 105 feet, and the depth is approximately 76 feet. Lots two
and three are about 52 feet wide each and about 100 feet deep. None of the lots have a depth that
exceeds 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.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 14 OF 19
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-siziny: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected 6y 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 to serve Parcels 2 & 3 of this development
and Parcels 2 & 3 of MLP2003-00017. 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 larg e 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 has indicated two options for providing storm sewer to serve this development. The
applicant's plans show one option discharging to the storm sewer in 92"d Avenue and providing a
detention pipe to serve this development and IVILP2003-00017. The applicant shall construct a storm
line to their west property line to accommodate MLP2003-00017 and provide joint utility easements and
maintenance agreements. The applicant shall also be required to provide a copy of the public utility
easement on the property to the east (1 S126DC03001). All easements and maintenance agreements
will be 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 intersection of Lehman Street and 92" Avenue. This option requires that the ublic
storm sewer be extended in Lehman Street to the west property line of this development. I�also
requires that a stub be provided to the west property line to serve MLP2003-00017. All easements and
maintenance agreements will be required prior to final plat approval.
Connection to the storm sewer line in 92"d Avenue required Clean Water Services (CWS) 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, 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 focated
adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will
be permitted to discharge without detention.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 15 OF 19
The applicant has indicated that with detention the storm sewer system in 92"d Avenue will have
capacity for this development. The proposed detention system is for this development and MLP2003-
00017.
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, surtace mounted connection boxes and
meter cabinets which may be placed above ground, tem porary 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-�rounding costs when the development is proposed to take place on a
street where existing utilities which are not underg round will serve the development and the
approval authority determines that the cost and technical difficulty of under-g rounding the
utilities 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 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 foof of street frontage that contains the overhead lines. The
firontage along this site is 105.17 lineal feet; therefore the fee would be $3,680.95.
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 applicanYs
plan indicates 4 new meters on this development to serve Parcels 2 & 3 and MLP2003-00017.
Storm Water Qualitv:
The ity 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
�artitions. It would be im racticaf to require an on-site water qualit facility to accommodate treatment of
he storm water from the p ew parcels. Rather, CWS standards provide that applicants should pa y, a fee
in-lieu of constructing a facility, if deemed appropriate. Staff recommends payment of the fee in-lieu on
this application.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 16 OF 19
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 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.
In addition, the applicant's as-built drawings shall be tied to the 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 83 (91�.
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 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 acceptable. Tree protection measures are not required since there are
not any trees onsite that will be preserved.
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 wilf 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.
SECTION VIII. AGENCY COMMENTS
Tri-Met has reviewed the proposal but offered no comments.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 17 OF 19
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
tumaround 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 s�all 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 finro 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 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" 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 �8.810 - 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 feet. 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)
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 s�iall 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 subdivision. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
MLP2003-00016 LEHMAN PARTITION EAST PAGE 18 OF 19
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�ea_l:
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 the7Votice 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 tfie 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 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:
yoTf�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� - �� December 30 2003
: ra i
Associate Planner
� �' � December 30 2003
: ic ar ewers o
Planning Manager
MLP2003-00016 LEHMAN PARTITION EAST PAGE 19 OF 19
ST � , . �
� � I 3EOGRAPMIC INFORI.I�TION SYSTEAI
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13125 SW Flall Blvd
Tipard.OR 97713 '
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-- — ------ / ----- -- - - ------- ------- �I I I_I�—. _f_ �-- --�://w�wV.Ci.l�rd.or.us
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�m� �'TY OF T�GQRD T MLP2003-00016
S� P'�"'' N LEHMAN PARTITION EAST
Ma is not to scale
ExHrBir ,8
Windwood Construction, Inc. ----
Attn: Dale Richards MLP2003-00016
12655 SW North Dakota Street LEHMAN MINOR LAND PARTITION EAST
Tigard, OR 97223
Dale M Richards & Heather M. Adams
20675 SW Lebeau Road
Sherwood, OR 97140
F �
�
AFFIDAVIT OF MAILING CITYOFTIGARD
Community rUevelopmeiit
S(rapingA BetterCommuriity
I, �Pat�iciaL. Gu d being first duly sworn/affirm, on oath depose and say that I am a SenioryldministrativeSpeciaGstfor
the �'ity of 7'rgar�ashington�ounty, Oregon and that I served the following:
{Check Appropriate Box(s)Below}
❑X NOTICE Of DECISION FOR: MLP2003-00016/IEHMAN PARTITION EAST
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Elchlblt"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 30,2003, and deposited in the United States Mail on Decemper 30,2003, postage prepaid.
�
' ^ � �
d7
(Person that P pared Notice
,57,�?E OF O�GON
CC�tj'o�f?'igas�'jMgtoa ss
Subscribed and sworn/affir ed before me on the ��da of , 200�:
Y
e�!
� OFFICIAL.SEAL
,.: " J BENGTSON
�.
,. ; NOTARY PUBUCAREGON �
COMMISSION N0.368086
MY CO��MISSION EXPIRES APR.27,2007
My Commission Expires: 7 � 7
,
EXHlBIT�
NOTICE OF TYPE II DECISION
_� ,�,
MINOR LAND PARTITION (MLP) 2003-00016 CITYOFTIGARD
Community�DeveCapment
LEHMAN PARTITI�N EAST shap=n8���ttercommunlry
120 DAYS = 3/11/2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LEHMAN PARTITION EAST
CASE NO: Minor Land Partition (MLP) MLP2003-00016
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
(MLP2003-00017). This particular proposal is for the property currently located
at 9314 SW Lehman Street. The applicant is proposing to partition of .43 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 8,010; 5,264, and 5,264 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: 9314 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3000.
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 (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
otice 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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, 26o�-o6BOO ,S,26o�-02�0o EXHIBIT s�
199 24 P TITION PLAT CORYELL JACK M ALICE O
OW OF LOTS 1-3 9900 SW 92ND
PORTLAND,OR 97223
1 S 126 DC-D2903 7 S 126 DC-05505
AARON TED R&IDA JANE COUNSIL ARLEIGH B JR
369 NW BLAIR ST 9110 SW CORAL ST
SHERIDAN,OR 97378 TIGARD,OR 97223
1 S126DC-01002 1 S126DC-03307
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 S'126DC-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-020D0
BITTE STEVEN J DEISNER RICHARD H&TONYA L
9660 SW 92ND AVE 91�3 SW LEHMAN 5T
PORTLAND,OR 97223 TIGARD,OR 97223
1 S7 26DC-05502 1 S126DC-03200
BOTORF VERNON D 5T ERICKSON O K 8 ARDIS R TRUSTEES
9160 SW CORAL 9350 SW LEHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-01201 1 S126DC-03600
BOWMAN DIANE M FISHER MICHAEL Q
9705 SW 92ND AVE 9255 SW CORAL
TIGARD,OR 97223 TIGARD,OR 97223
1 S126DC-01100 1 S126DC-0390D
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-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 S726DC-04'IDO 1 S126DC-00901
CORYELL JACK M&ALICE O GETHSEMANE EVANGELICAL
REVOCABLE LIVING TRUST LUTHERAN CHURCH
9900 SW 92ND 9640 SW GREENBURG RD
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 7 26DC-06300 1 S 126DC-02702
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 S126�C-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
7 S 7 26DC-02602 1 S 126DC-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 S126DC-01901 7 S126DC-D1006
HARPER CHARLES F JR JOYCE DON H
9155 SW LEHMANN 226 NW HERMOSA BLVD
PORTLAND,OR 97223 PORTLAND,OR 97210
1 S126DC-05101 7 S126DC-O6100
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 S126DC-04000 1 S126DC-Ot 302
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
1 S 126DC-01101 1 S 7 26 DC-07800
HERBST BRANDON UJANA M LEHMANN SQUARE HOMEOWNERS
9245 SW LEHMAN ST ASSOCIATION
TIGARD,OR 97223 19305 ROBIN CIR#55
WEST LINN,OR 97068
1 S 7 26DC-04001 1 S 126DC-08000
HOME ELMORE JR&FLORA M LIU EDWARD
8775 SW LOCUST ST#9 9611 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 126DC-06000 1 S126DC-OS t 00
HOWSE DIANNA L LOOS BEVERLY A
PO BOX 230861 9365 SW LOCUST ST
TIGARD,OR 97281 TIGARD,OR 97223
1 S 126 DC-06700 1 S 126DC-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-U5302
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
15126DC-0840D 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 S126 DC-05501 1 S 7 26DC-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
1 S 126DC-01102 1 S 7 26DC-03007
MIL�ER 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 S 7 26DC-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 7 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 8
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,OR 97140
1 S126DC-01900 1 S126DC-05601
RODRIGUEZ MIGUEL A& TROUTT JOYCE I
HENRIGUEZ MB ALICIA& NOW SCHARBROUGH
LARA ERIC 10050 SW 92ND
9750 SW 92ND AVE PORTLAND,OR 97223
PORTLAND,OR 97223
1 S7 26DC-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 S 126DC-05202 1 126DC-06400
RUFF MICHAEL L JOYCE E VI RY DENS OWNER OF
12150 SW 124TH AVE LOTS 4
TIGARD,OR 97223 ,
1 S 126DC-O5600 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&KERI
JOYC 9130 SW BORDERS ST
100 SW TIGARD,OR 97223
RTIAND,O 97223
1 S126DC-O5500 7 S126DC-02001
SCHULTZ ERIC D 8 JULIE A WEAVER ERIC J&BARBARA K
9130 SW CORAL 9105 SW LEHMAN ST
TIGARD, OR 97223 TIGARD,OR 97223
1 S126DC-05200 1 S126DC-07400
STITT DEANE A&CAROLYN M WEEKS H&D LIFETIME TRUST
10025 5W 92ND AVE BY HOWARD B/DOROTHY M WEEKS TRS
TIGARD,OR 97223 12900 SW 9TH ST#321
BEAVERTON,OR 97005
1 S126DC-01005 7 126DC-07300
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
�s soc-o�s i �zs�c-o�zoo
TIGA TY OF WE 5 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
e� •
1S126DC-07500
W KS H&D ETIME TRUST
BY H 6/DOROTHY M WEEKS TRS
1290 TH ST#321
B VERTON,OR 97005
1 S 126DC-07100
W KS H&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
1 S 126 DC-07700
EKS H& IFETIME TRUST
BY D B/DOROTHY M WEEKS TRS
129 S 9TH ST#321
AVERTON,OR 97005
1S126DC-02600
WEST MORGAN 8 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 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 CIT SUBCOMMITTEE �i:lcurpinlsetup\IabeIslCIT East.doc} UPDATED: 3-Sep-03
' T
AFFIDAVIT OF MAILING CITYOFTIOARD
Comrnurtity�Deve(opment
S(rapingA Better�ammunity
I, rnat�icia G. Gu � being first duly sworn/a�rm, on oath depose and say that I am a ScnrorAdministrat�ive Sp�ciaGst for
the City of 2`�gar�ashington County, O�gon and that I served the following:
{Check Appropnate Box(s)Below}
❑X NOTICE OF PENDIN6 LAND USE APPLICATION FOR: M1P2003-00016/LEHMAN PARTITION EAST
❑ AMENDED NOTICE (FileNo.MameReference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhiblt"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(hhiblt"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.
. . lll�
(Person th repared Notice
S'�'/1?E O�' CON
Co�ae �{4Nor�s�gton ss
�'�'��''�arrf
Subscribed and sworn/affir ed before me on the� day of �" � , 2003.
x-"0.r OFFICIAL SEAL �Z � �•
,�;� . ° J BENGTSON
;. _. NpTARY PUBLIC-�REGON 71
MY COMMISSION EXP RES APR 27,2pp7 Nhl Commission Expires: �
NOTICE TO MORTGAGEE LIENHOLDER VENDOR OR SELLER: EXHlBtT.�
, ,
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 CITYOFTI(iARD
MINOR LAND PARTITION Community�DeveCopment
ShapingA BetterCommunity
DATE OF NOTICE: December 3, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00016
FILE NAME: LEHMAN PARTITION EAST
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 finro separate applications and two
separate pieces of property. The second partition is MLP2003-00017. This proposal is to
partition .43 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 Iot sizes for this
development would be 8,010; 5,264; and 5,264 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: Communiry 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: 9314 SW Lehman Street; WCTM 1 S126DC, Tax Lot 3000.
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
,:p, ,�;;_ . <:DECEMB �:: �' 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 bradlevCa�ci.tigard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN ORDER 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 �3E�EMBER�2��{}t}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.
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 REGlUESTED 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 Iocated 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."
T
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1gg 6D24 P ooTITION PLAT CORYELL JACK M ALICE O EXHIBIT�
OW OF LOTS 1-3 9900 SW 92ND
PORTLAND,OR 97223
1S126DC-02903 1S126DC-O5505
AARON TED R&IDA JANE COUNSIL ARLEIGH B JR
369 NW BLAIR ST 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
1S126DC-03300 1S126DC-01200
ATHERTON REALTY PARTNERSHIP DAVIDSON HOWARD V&
2100 S WOLF L FERN
DES PLAINES, IL 60018 9665 SW 92ND
PORTLAND,OR 97223
1S126DC-01800 1S126DC-02000
BITTE STEVEN J DEISNER RICHARD H&TONYA L
9660 SW 92ND AVE 9103 SW LEHMAN ST
PORTLAND, OR 97223 TIGARD,OR 97223
1 S 126 DC-05502 1 S 126 DC-03200
BOTORF VERNON D ST ERICKSON O K&ARDIS R TRUSTEES
9160 SW CORAL 9350 SW LEHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
1S126DC-01201 1S126DC-03800
BOWMAN DIANE M FISHER MICHAEL Q
9705 SW 92ND AVE 9255 SW CORAL
TIGARD,OR 97223 TIGARD,OR 97223
15126DG01100 1 S126DC-03900
BRAAM PIETER H M 1992 TRUST GAMMON LYNNE M 8 JERRY W
9315 SW LEHMAN ST 9225 SW CORAL ST
PORTLAND, OR 97223 PORTLAND,OR 97223
1S126DC-04200 1S126DC-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 S126DC-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
1S126DC-06300 1S126DC-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
15126DC-03600 1 S126DC-02707
HANSEN MELVIN L JUNE A HUNT WILLIAM TRUSTEE
9395 SW CORAL 8038 NW HAZELTINE ST
PORTLAND, OR 97223 PORTLAND,OR 97229
1S726DC-02602 1S126DC-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
1S126DC-01901 1S126DC-01006
HARPER CHARLES F JR JOYCE DON H
9155 SW LEHMANN 226 NW HERMOSA BLVD
PORTLAND, OR 97223 PORTLAND,OR 97210
1S126DC-05101 1S126DC-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
1S126DC-04000 1S126DC-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
tSt26DC-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
1S126DC-04001 1S126DC-08006
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
1S126DC-06700 7S126DG02901
LUNDMARK ALBERT C PATRICK JEREMY 8
3381 COEUR D'ALENE OR BISSETT BIANCA
WEST LINN,OR 97068 9085 SW CORAL ST
. TIGARD,OR 97223
1S126DC-08500 1S126DC-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
7S126DC-08400 1S126DC-03002
LU A LBERT C 8 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&DAVID J PER C AND GLORIA M
9180 SW CORAL ST 9250 L ANN ST
PORTLAND,OR 97223 P TLAND,OR 97223
1S126DC-D11D2 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
1S126DC-04900 1S126DC-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
1S126DC-03500 1S126DC-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 8
9221 SW LEHMAN ST BBH INVESTMETNS
TIGARD,OR 97223 1672 WILLAMETTE FALLS DR
WEST LINN,OR 97068
15126DC-a2601 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& TOBEY MARSHA L
ADAM THER M 9335 5W LEHMAN ST
2067 W EAU RD TIGARD,OR 97223
RWOOD,OR 97140
1S126DC-01900 1S126DC-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-Ot 004 1 S126DC-O5000
ROTH JEFFREY A&BETTY A TSE INVESTMENTS LLC
9445 SW LEHMANN PO BOX 1754
TIGARD,OR 97223 LAKE OSWEGO,OR 97035
1S126DC-05202 1 126DC-06400
RUFF MICHAEL L JOYCE E VI RY DENS OWNER OF
12150 SW 124TH AVE LOTS 4
TIGARD,OR 97223 ,
1 S 126DC-O5600 1 S t 26DC-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 5T
100 SW TIGARD,OR 97223
RTLAND,O 97223
1S126DC-O5500 1S126DC-02007
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 1 S126DC-07400
STITT DEANE A 8 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 S126DC-01005 1 126DC-07300
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 26DC-07200
TIGA TY OF WE 5 H LIFETIME TRUST
131 S ALL BY HO D B/DOROTHY M WEEKS TRS
ARD,OR 7223 129 W 9 ST#321
VERTON, 97005
1S726DC-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&D ETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
12900 9 ST#321
B ERTON,OR 97005
� i2s�c-o�sao
W 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 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
'i S'I 26DC-01600
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
IZC55 SW NORTH DAKOTA STREET
TIGARDu� 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 CIT SUBCOMMITTEE �i:\curpinlsetup\IabeIslCIT East.doc) UPDATED: 3-Sep-03
� • �L
AFFIDAVIT OF POSTING NOTICE OF A LAND USE PR�POSAL
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.: MLP2003-00016
Land Use File Name: LEHMAN PARTITION EAST
I, Brad Kilby, Associate Planner for the City of Tigard, 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) ?s �'� ���� �t-.,�,^t�� ,_Jc.�rr, �; i ��., G� ;� ��o
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 �`� day of ��_e.,,.,�,��; , 2003.
�--�� �: -�-�
Signature o Person Who rformed 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 ���e rn b�� , 20 v3 .
OFFICIAL SEAL ��j� (/' • ��
�"^� NOTARY PUBLIC OF OREGON
�,,;�+['� � CHERYL A CAINES
���� COMM SS OPJ NU 371603 My Commission Expires: �q . r�{ , a o��
MY COMMISSIDN EXPIRES AUG. 14,2D07
h:�ogin\patty�masterslaifidavit of posting for staff to post a site.doc
i
r
MINOR LAND PARTITION (MLP) 2003-00016
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 MLP2003-00017. This proposal is to partition .43 acres int�
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 8,010; 5,264; and 5,264 square feet
respectively. LOCATION : 9314 SW Lehman Street; WCTM 1 S126DC, Tax
Lot 3000. 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.
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.
� - � - - - � � � . • - .
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�I �� i . , i...._. RJti�61i10A - � , ' I
„ L . f ., ; � i . , ' Infamatlon on Ihis map�s fa gene2l locatim onry antl
---�- . .i__ : � I! � I should be verified with the Developnent Services Divisim.
. . . . . . .... .-. . ' 13125 SW Hall Blvd
LO C U S T Tigard,OR 97223
---- ---- ---------- -- - - -. -. . �503)63&4171 '�,
' � � ___------ � -�— �_ — .i___�__ _ � /- hltp:/iwww.Ci.tgard.a.us
Community Development Plot date:Nov 13,2003;C:\magic\MAGIC03.APR
1 26DC-06800 , 1S126DC-02700
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 ST
SHERIDAN, OR 97378 TIGARD,OR 97223
15126DC-01002 1 S126DC-03307
ANAST ANGELINE V CROFT LIVING TRUST
9355 SW LEHMAN c/o GARRISON PETER
PORTLAND, OR 97223 9420 SW LEHMAN
TIGARD,OR 97223
1 S 126 DC-03300 1 S 126DC-01200
ATHERTON REALTY PARTNERSHIP DAVIDSON HOWARD V 8�
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&TONYA L
9660 SW 92ND AVE 9103 SW LEHMAN ST
PORTLAND,OR 97223 TIGARD,OR 97223
1 S 126 DC-05502 7 S 126DC-03200
BOTORF VERNON D ST ERICKSON O K 8 ARDIS R TRUSTEES
9160 SW CORAL 9350 SW LEHMAN ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 126 D C-01201 1 S 126 DC-03800
BOWMAN DIANE M FISHER MICHAEL Q
9705 SW 92ND AVE 9255 SW CORAL
TIGARD, OR 97223 TIGARD,OR 97223
1 S 126 D C-01100 15126DC-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 126 DC-04200 1 S 126 DC-01801
CHAVEZ ALFRED& GARD RICHARD E JR AND
CORYELL ALICE O 8 JACK W JOLIN M
99�0 SW 92ND 9150 SW BORDERS
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S126DC-04100 1 S126DC-00901
CORYELL JACK M&ALICE O GETHSEMANE EVANGELICAL
REVOCABLE LIVING TRUST LUTHERAN CHURCH
9900 SW 92ND 9640 SW GREENBURG RD
TIGARD,OR 97223 PORTLAND,OR 97223
1S126DC-06300 1S126DC-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
1S126DC-03600 1S126DC-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 LAKE 05WEG0,OR 97034
BEAVERTON,OR 97005
1S126DC-07901 7S126DC-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-0610D
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 S126DC-04000 15126DC-01302
HEFFLER ROBERT ARNOLD LAW ROBERT M&
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
isizs�c-aiioi 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
1 S126DC-04001 1 S126DC-0800D
HOME ELMORE JR&FLORA M LIU EDWARD
8775 SW LOCUST ST#9 9611 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S126DC-06000 1S126DC-05100
HOWSE DIANNA� 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 815SETT BIANCA
WEST LINN,OR 97068 9085 SW CORAL ST
, TIGARD,OR 97223
1S126DC-08500 1S126DC-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 8 ELIZABETH A PERRY CARL W AND GLORIA M
3381 D'ALENE DR 9250 SW LEHMANN ST
ST LINN, 97068 PORTLAND,OR 97223
1 S126DC-05501 1 S126DC-05900
MAGILL SUSAN E 8 DAVID J PER 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
t S 126 DG04900 1 S 126 DC-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
1S126DC-03500 1S126DC-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
15126DC-02601 1S126DC-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 RD5 M LE& 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-�5601
RODRIGUEZ MIGUEL A& TROUTT JOYCE I
HENRIGUEZ MB ALICIA 8 NOW SCHARBROUGH
LARA ERIC 10050 SW 92ND
9750 SW 92ND AVE PORTLAND,OR 97223
PORTLAND,OR 97223
1S126DC-01004 1S126DC-05000
ROTH JEFFREY A&BETTY A TSE INVESTMENTS LLC
9445 SW LEHMANN PO BOX 1754
TIGARD,OR 97223 LAKE OSWEGO,OR 97035
1S126DC-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 5W 92ND WILSONVILLE,OR 97070
PORTLAND,OR 97223
1S126DC-05603 1S126DC-01700
S RBRO H DONALD WARREN RICKS&KERI
JOYC 9130 SW BORDERS ST
100 5W D TIGARD,OR 97223
RTLAND,O 97223
1S126DC-05500 1S126DC-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
1S126DC-05200 1S126DC-07400
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
1S126DC-01005 1 126DC-07300
THOMAS HARRY W S H& FETIME TRUST
1783 NW 143RD AVE UNIT#17 BY HO B/DOROTHY M WEEKS TR5
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
T ARD,OR 7223 129 W 9 ST#321
VERTON, 97005
1 S 126DC-07500
W KS H&D ETIME TRUST
BY H B/DOROTHY M WEEKS TRS
1290 TH ST#321
B VERTON,OR 97D05
�S 126 DC-07100
W KS H&D ETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
12900 9 ST#321
B ERTON,OR 97005
1 126DC-07600
W 5 H 8 D FETIME TRUST
BY HO B/DOROTHY M WEEKS TRS
1290 H ST#321
VERTON,OR 97005
1 S126DC-07700
EKS H& IFETIME TRUST
BY D B/DOROTHY M WEEKS TRS
129 S 9TH ST#321
AVERTON,OR 97005
1 S 126 DC-02600
WEST MORGAN&EMILY
9170 SW LEHMANN ST
PORTLAND,OR 97223
1 S126DC-01600
WILKINS CLINTON R
KATHERINE J
9120 SW BORDERS
TIGARD,OR 97223
1 S126DC-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 82nd 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 CIT SUBCOMMITTEE �i:\curpinlsetupllabelslClT East.doc) UPDATED: 3-Sep-03
CITY OF TIGARD
COMMUNITY DEVELOPMENT DEPARTMENT
PIANNING DIVISION CfTYOFTIGARD
13125 SW HALL BOULEYARD Communiry�DeveCopment
TIGARD, OREGON 97223 � s��,�A�cr�rcammunt�
PHONE: 503-639-4111 FAX: 503-684-T291 (Attn: Patty/Planning)
° Q 0 ° 00 Op�j�'j � � D �� p ° �OC�O� �
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:
� ,_.
� i a� c - _, ,�
� -.�,� ' � � �i+11`�r,�.p;
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: r�rt : �„ PHONE: �
This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a
2-day minimum for processing reques�s. Upon completion of your request, the contact person will be
called to pick up their request that will be placed in "Will Calf' 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 per 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$2/sheet= 8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=�,j�,x�sets= o v
2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 �sheet(s)of labels x$2lsheet for CIT area=�x�,�
GENERATE LIST =$11.00 � GENERATE LIST =
- TOTAL =$31.00 �tix TOTAL =$�
1
. '✓
GITY OF TIGARD
Com�mci�ity�[�c���eCnp�nent
S�npingA�etter Co�nnuuiity
��������LAND� USE PR�OPOSAL� DESCRIPTIQ�N ����
120 DAYS = 3/11/20U4
FILE NO.: MINOR LAND PARTITION (MLP) 2003-00016
FILE TITLE: LEHMAN PARTITION EAST
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 two separate
properties that are adjacent to each other. There are two separate applications and two
separate pieces of property. The second partition is MLP2003-00017. This proposal is
to partition .43 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 8,010; 5,264; and 5,264 square feet respectively.
LOCATION: 9314 SW Lehman Street; WCTM 1S126DC, Tax Lot 3000.
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: 7:OOPM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:00 PM
❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30 PM
� STAFF DECISION [TENTATIVEI 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
� _
� ` � PRE,APP.HEID BY:
���Tl( �O.F T=IGA�RD �P�L�N��I�IC ��''1'rIS'i��: � ��''' ��
13:�l�5�SW�1�1LL BOULEVARD TIGARD, OR 9722�-8'�89
503 639:4����115��.684,7297 ;:
CtTY OF TIGARD :
OREGON �q��D USE PERMIT APP.LICATION
File# �q�P av�� - booi � Other;Case#• _ �_a ao.�-o�� i o
,
.
Date �''�`��°3 BY �� �"'^'t0'� Receip##' d�3-.3� y� Date Application Complete
TYPE OF PERMIT YOU ARE APPLYING FOR
❑AdjustmenWariance(I or II) �.Minor Land Partition (II) ❑Zone Change(III)
❑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 Ove�lay(II or III) ❑Site Development Review(II)
❑ Home Occupation (II) ❑ Subdivision (II or III)
ress i avai a e
(���� `-, �.�1� L_ �^,;^,i',:t,i,�i1 ��r��_a;�_
� � �
� �� / �C;���- - (� �j 06�'�
�
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,•� / �
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i���cl� t,c�n��:� ����!�> ��':..�.�. /��,�
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, .�,�%.� � �`� � �j��a
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�s more an 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 authorization with this a lication.
68S@ SpOq C ��1�/j,'Y` ia.l'�� �� '�1 � �' (7� t' k O !�'� �'S t�,�; ��t;��^ 'z;
t 1':'.fi-' ��� e'_e2.s.'c,1.1.'.-:.t: " ..
APPLICATIONS WILL J�OT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
. � r
THE APPLICANT SHALL CERTIFY THAT:
♦ If the application is granted, the applicant shall 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.
/' -
i� � � � 103. �
�Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature � � Date
Applicant/Agen�lRepresentative's Signature Date
Applicant/Agent/Representative's Signature Date
_<
November 12, 2003
Kurahashi and Associates CITY 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 1 S126Dc, 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 finro sets of envelopes from
you in order to notify surrounding property owners, and the revised stormwater
report (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
�
c
i
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772
PUBLIC FAClLITY PLAN Project: Lehman Partition East
COMPLETENESS CHECKUST Date: 8/28/03
GRADING
Existing and proposed contours shown. Proposed contours not shown
Does propos d grading impact adjacent parcels? Can't fe/l without proposed contours
❑ Yes No
❑ Adjacent par el 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 to West Access ea ent does not extend to west
prope �ne.
OK
SANITARY SEWER ISSUES
� Existing/proposed lines shown.
� Stubs to adjacent parcels required/shown?
WATER ISSUES
� Existing/proposed lines w/ sizes noted? Existing public line shown. Sizes not
shown
� Existing/proposed fire hydrants shown? None indicated
� Proposed meter location and size shown? Sizes shown
❑ Proposed fire protection system shown? NA
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existing/proposed lines shown?
❑ Preliminary sizing calcs for water quality/detention NA
provided?
Water quality/detention facility shown on plans? -r�fa- �Ej��p,� Cq� �� S
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 tal is hereby deemed COMPLETE � INCOMPLETE
LT
BY� __ �'�y Date: 8/28/03 '?.
REVISED: 08/28/03 �� '�j-� ,O� �
U �
�
. - ,
September 12, 2003
Kurahashi and Associates CITY OF TIGARD
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,
,�In-�-�22�� ��(.�'��
Y
Brad Kilby, AICP �
Associate Planner
cc: Land Use Casefile No. MLP2003-00016 and MLP2003-00017
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772
_ J
Project:_� '�Qtv � 2.-r�Z'�n�.1 �s�
�LA�ID USE APPLIC�'ION Date:��-:�__- _
COMPLETENESS REVIEW ❑ COMPLETE � �NCOMPLETE
T DARD INFORMATION:
[J�Deed/TitlelProof Of Ownership 1�� Neighborhaod Mtg. Affidavits, Minutes, List O(Attendees � Impact Study (18.390)
�PSA Service Provider Letter Construction Cost Estimate ❑ # Sets Of Application Materials/Plans
re-Application fonference Notes � Envelopes With Postage (Verify Count)
p�AJECT STATISTICS:
� Building Footprint Siie ❑ %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site
�lot Square Foatage
PLANS DIMENSIONED:
❑ Building Footprint �; Parking Space Dimensians(Indude Accessible&Bike Parking) ❑ , Truck loading Space Where Applicable
❑ Building Height v[� Access Approach And Aisle Q� Yisual [learance Triangle Shown
ADDITIONAL PLANS:
[v� Vicinity Map ❑; Architectural Plan [� Tree Inventory
[s�Existing fonditions Plan [� landscape Plan
[� Site Plan ❑ lighting Plan
TREE PLAN/MITIGATION PLAN:
°a o -
ADDITIONAL REPORTS: (list any special reports)
a o
❑ �
o a
RESP4NSE TO APPLICABLE CODE SECTIONS: %
❑ I 8.330�c«�e�o�u�� ❑ 18.620(r�uud T�mgk uesign stindud5� [� 18.765(oR-5treet Puwngnweing RcQ��R��u�
❑ I 8.340(o��s tiurpRnoo�) d 18.630(wuh�ngm�Sqmre kponil Qnter) ❑ 18.715�o�����
❑ I 8.3 SO�a u�,��q []� I 8.705��ess��auoo�� ❑ 18.780(��)
❑ 18.360�a o��bpment knew) ❑ I 8.I I O(Acceuory RuidenU�l Units) ❑ I 8.785�r��«�u�r����
❑ I a.370 n�ne;���,�� l� �a.T�5(Densiq Compunoons) [v� I 8.190 R�k�„��
❑ 18.380�coning N�p/fat Amendmenb) ❑ I H.7�O(Design(anp�bbi6ry Snnduds) [✓j I 8.195�r�,�a�«,�u�
� I 8.385�n�a��s r��al [J� 18.725�E������r��«,��sr�e�as� ❑ 18.T91�w�a����vrR�o,�r o���
I8390�n��g n��a���n so�ar� � ❑ I H.13O(Exapoons To Developme��sr�a�df� ❑ I 8.798 iw�c��ao�F�;wo�►
❑ I 8.41 O(�nt une ujusmx��) ❑ I 8.140��t«K o��r� [�� I S.E I O(Street&Uhliq Improvement Snnduds)
Qf 18.420�a ruoo�� ❑ I 8.742�«�o�P�o�r��a�
❑ I 8.430(wbemsans) � 18.745�dsopng&Saeening SGnduds)
dI E.S I O(Iksidenwl iming Districn) ❑ I 8.1SO�n���wnan+�i�k�c��
� I E.SZO(fairnerd�l Ioning Disaicn) � I 8.755�ixed�d wux/kryding sconqel
❑ �8.53�(Indusoul ioning Disoicts) ❑ I 8J60�����«,ry�g zm�o�:�
ADDITIONAL ITEMS:
1:lcurpinlrnasters�revisedVand use application completeness review.dot REVISED: 17-Jan-01
' PUBUC FACILITY PLAN Projecf: �ehman Partition East
COMPLETENESS CHECKLIST Dafe: 8/28/03
GRADING
❑ Existing and proposed contours shown. Proposed contours not shown
❑ Does proposed grading impact adjacent parcels? Can't te/l without proposed 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 to West Access easement does nof extend to west
property line.
SANITARY SEWER ISSUES
� Existing/proposed lines shown.
� Stubs to adjacent parcels required/shown?
WATER ISSUES
� Existing/proposed lines w/sizes noted? Existing public line nof 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 NA
provided?
❑ Water quality/detention facility shown on plans? --�rfa- � lo�U CA C�G NQT 5
❑ 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 submittal is hereby deemed ❑ COMPLETE � INCOMPLETE
By: Date: 8/28/03
REVISED: 08/28/03
lV��
KURAI IASHI :� �,,��..,.. , '� h.���
f3 ASSOCIATES, iNC.
I Civil Enrinrerin;; ..'.�V � ?po�
Walcr Rczourccs
Landscrpe Archifecture
p''"";"� "''OF TIGARD
Isu��Y��� `�'NC:IN�FRINC�
I 15580 SW Jay, Suite 200
Beaverton, Oregon 97006
503.644.6842 office
503.644.9731 fcxx
APPLICATION FOR LAND
USE REVIEW:
Type II Application
LEHMAN
PARTITIDN EAST
A Three Lot Partition
�`,5°�1
Location: -�0 SW Lehman Street
City of Tigard, Oregon
Prepared by Kurahashi&Associates, Inc.,ror:
Winwood Construction, Inc.
12655 SW North Dakota Street
Tigard, Oregon 97223
November 4, 2003
KAI!! 71(9
i
APPLICANT STATEMENT
PROJECT NAME: Lehman Partition East
REQIIEST: 3-Lot Partition
LEGAL DESCRIPTION: Tax Lot 3000 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: 0.43 acres
LOCATION: 9330 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 18.745 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
II. INTRODUCTION
Windwood Homes,the applicant, is requesting approval of a 3 lot partition of Tax Lot 3000 of Tax 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 3treet via a driveway in the northwest portion
of the site as shown on the attached Existing Conditions Map(see E�ibit 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. Currently,there is no storm water service for
the subject site.
The 0.43 acre subject site is zoned R-12 and is located within the City of Tigard. The properly generally
slopes down from the northwest to the southeast of the site and it currently has a few trees located in the
western and southern areas ofthe 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 sunounding 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 Exhibit 1). 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). The existing residence will access a separate 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 exhibits demonstrate how the applicanYs 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 STUDY
18.390.020: Description of Decision-Makin�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: Tvpe 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 Exhibit 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
�:,�:Y _;,,4�
SECTION 18.420: LAND PARTITIONS
18.420.050: Approval 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
COMMENT:
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 widt6 of the building envelope area shall meet the lot
requirement of the applicable zoning district.
COMMENT:
Table 18.510.2 dces 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 52.66 feet and building envelope width of 37.66 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:
The 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 for Parcel 1 is 6,809 s.f., Parcel2 is 4,470 s.f.and Parcel3 is 5,264 s.f..
Therefore,the proposal meets the lot area requirement of the applicable zoning district_
c. Each lot created t6rough the partition process s6a11 front a public
right-of-way by at least 15 feet or have a legally recorded minimum
15-foot wide access easement.
COMMENT:
As indicated by Exhibit 1,Parcel 1 has approximately 105 feet of frontage on SW Lehman Street.
Parcels 2 and 3 are each accessed along 15 feet of frontage from SW Lehman Street. As shown by the
attached plans,the applicant has provided off-street parking for each lot within a garage or on a driveway
serving the garage.
d. Setbacks shall be as required by the applicable zoning district.
COMMENT:
The applicant does not propose to vary any setback requirements of the R-12 zone with this land use
application. The attached Preliminary Development Plan demonstrates that the proposed lots can be
developed within the required setbacks of the R-12 zone(see E�►ibit 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 mazimize 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.
f. 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
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.
6
�
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 length 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 existing 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:
As demonstrated by the attached plans,Parcel 1 will be served by a slightly relocated driveway from
Lehman Street. Parcels 2 and 3 are served by a new shared driveway that will be maintained by an
agreement recorded with the approved partition map.
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 this section below. Also see the attached
Preliminary Plat for the location of the shared driveway that meets the above-mentioned standards.
6. Where landfill and/or development is allowed within or adjacent to the one-
hundred-year 1loodplain,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 elevatioo for the
construction of a pedestrian/bicycle pathway with t6e floodplain in
accordance with the adopted pedestrian/bicycle pathway plan.
COMMENT:
The subject site dces not contain a hundred-year floodplain,therefore this standard does not apply.
7
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:
No variances are requested with this proposal.
SECTION 18.510: RESIDENTIAL ZONING DISTRICTS
18.510.040: Minimum and Maximum Densities
A. Purpose
COMMENT:
The applicant is proposing to develop 2 lots on the net developable area of 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: Develoament Standards
A. Compliance required. All development must comply wit6:
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.
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 Parcel 2 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 an accessway will be landscaped to meet the 20%vegetation area
requirement. The applicant also does not propose to exceed the maximum building height standard of 35
feet. The applicant dces not request any variances or adjustments to City standards with this proposal.
8
2. All ot6er applicable standards and requirements contained in this title.
COMMENT:
This narrative addresses all other applicable standards and requirements as outlined by the attached Pre-
Application Conference Notes(see Eachibit 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 l 8.510.2 within the
response to this chapter above.
SECTION 18.630: WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS
18.630.010: Puruose and Applicability
C. All new developments,including remodeling and renovation projects resulting in
new non single family residential uses,are expected to contribute to t6e 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,and
participate in funding future transportation and public improvement projects
necessary within the Washington Square Regional Center.
COMMENT:
As mentioned previously,the subject site is zoned R-12 and is located within the Washington Square
Regional 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 dces address how the partition meets the Street and Utility Improvement Standards within the
response to Chapter 18.810 below.
9
SECTION 18J05: ACCESS,EGRESS,AND CIRCULATION
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 E�chibit I,the existing residence
_ within Parcel 1 will have a separate driveway and proposed Parcels 2 and 3 will share access on a 10 foot
wide common driveway that connects to SW Lehman Street. As identified by the Pre-Application
Conference Notes(see E�chibit 7),the minimum access width for the new lots is 15 feet and the minimum
pavement width to serve Parcels 2 and 3 is l0 feet,both of which have been provided with this
application. An access easement to allow the adjacent property to the west to use the accessway has been
identified on the attached plans.
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:
Since no curbs exist on SW Lehman Street,the curb cut for the proposed private street will be an asphalt
apron,which meets the applicable standards.
F. Required walkway Iceation.
COMMENT:
There are no required or proposed sidewalks along SW Lehman Street,therefore the proposed private
street 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 subsection.
10
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 and deceleration standards as set by ODOT,Washington
County,the City and AASHTO(depending on jurisdiction of facility.)
CONiMENT:
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 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 the nearest arterial street intersection. An Access Report has been attached
as Exhibit 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 a common driveway 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 on 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 Exhibit 1). As demonstrated by Exhibit I,the existing residence
within Parcel 1 will have a separate driveway and proposed Parcels 2 and 3 will share access from a 10
foot common driveway that connects to SW Lehman Street. As identified by Table 18.705.1 and Table
18.705.2 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 to
allow the adjacent property to the west access to the proposed private street.
2. Private residential access drives shall be provided in accordance with the
provisions of the Uniform Fire Code.
COMMENT:
The proposed private street is less than 150 feet in length. Therefore,access and tumaround
requirements for fire fighting apparatus are not required for the proposed partition. A new fire hydrant
is proposed at the intersection of the new common driveway and SW Lehman Street(see Exhibit 1).
4. Access drives in excess of 150 feet in length sball be provided with approved
provisions for the turning around of fire apparatus by one of the following:
COMMENT:
As mentioned above,the proposed private street is less than 150 feet in length,therefore this standard
does not apply.
SECTION 18.765: OFF-STREET PARKING AND LOADING REQUIItEMENTS
18.765.020: Applicabilitv of Provisions
A. New Construction.
COMMENT:
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 driveways.
12
18.765.030: General Provisions
A. Vehicle parking plan requirements.
C�MMENT:
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 each residence in accordance with applicable standards.
_ B. Location of vehicle parking.
COMMENT:
As demonstrated by Exhibit 1,proposed o�street parking spaces will be provided within each of the 3
lots on the subject site.
18.765.040: General DesiQn Standards
A. Maintenance of parking areas.
COMMENT:
As reyuired,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 the flow of traflic and provide
maximum safety for pedestrian and vehicular tra�c on the site:
COMMENT:
The proposed 10 foot common driveway 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 maximized 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, a minimum pavement width is 10 feet is required with this proposal partition. As
allowed,the applicant has proposed a 10 foot common driveway to serve Parcels 2 and 3.
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 common driveway will be defined through use of plantings and screening shrubs as
identified on the attached Preliminary Landscape Plan(see Exhibit 1).
4. Access drives sha116ave a minimum vision clearance in accordance with
Chapter 18.795,Vision Clearance;
COMMENT:
The attached Preliminary Landscape/Development 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 surface in accordance with City
standards.
18.765.050: Bicvcle Parking 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 E�chibit 1).
SECTION 18.715: DENSITY 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 area of the accessway when determining the net developable area.
5. A lot of at least t6e 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 6,809 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 the 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 18,538 s.f.. The net area of 9,739 s.f. for the subject site is determined
by subtracting 6,809 s.f.(Parcel 1 with the existing residence)and 1,990 s.f.(for the accessway). By
dividing 9,739 s.f.(Net Area)by 3,050 s.f. (Minimum lot size),the maximum number of residential units
allowed on the subject site is 3. The applicant is proposing 2 new detached dwelling units in the Net
Development Area,therefore this standard has been met.
IS
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 3 (Ma�cimum number of Dwelling units)by 80%(0.8),the minimum 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.
18.715.020 Residential Densitv Transfer
COMMENT:
The applicant dces not propose a Residential Density Transfer with this application.
SECTION 18.725: ENVIRONMENTAL 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 required 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
,��r.,�:.
SECTION 18.745: LANDSCAPING AND SCREENING
18.745.020: Apnlicability
C. Site plan requirements.
COMMENT:
As reyuired,the applicant has submitted a Preliminary Landscape Plan showing how the proposed
development meets the landscaping and screening requirements of this section(see E�chibit 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.
COMMENT:
The proposed development fronts SW Lehman,a public street,therefore street trees are required with
this proposal. The attached Preliminary Landscape Plan proposes 3 street trees along the SW Lehman
Street frontage(see Eachibit 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 E�ibit 1).
17
2. The specific spacing of street trees by size of tree shall be as follows:
b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide
branching at maturity shall be spaced no greater than 30 feet
apart;
COMMENT:
The proposed Red Maple trees will grow at least 40 feet tall and 35 feet wide at maturity and are spaced
at approximately 30 feet on center as shown on the attached Preliminary La�dscape 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 specified
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 E�ibit 1).
Table 18.745.1 indicates that there are no required 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 does not propose any buffering between the
subject site and abutting lots.
SECTION 18.755: MIXED SOLID WASTE AND RECYCLABLE STORAGE
18.755.040: Methods of Demonstrating Comnliance
A. Alternative methods of compliance.
4. Franchised hauler review and sign-off.
18
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.
18.755.050: Location,Design and Access Standards for Storaee Areas
B. Location standards.
COMMENT:
Proposed storage of mixed solid waste and recyclables is in the garages of the new residences in Parcel 2
and 3. The storage area for the existing residence will be against the western exterior wall of the
residence where it can be screened from SW Lehman Street.
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 I will be of an adequate size to
accommodate the mixed solid waste and recyclable storage containers.
D. Access standards.
COMMENT:
As indicated on the attached letter from the Franchise Hauler,the proposed private street 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 Requirement
A. Tree plan required. 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.
19
COMMENT:
As required,the applicant has attached a Tree Plan prepared by a certified arborist as Exhibit 3.
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 aze identified on the attached Tree Plan(see Exhibit 1).
2. Identification of a program to save ezisting 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�chibit 3, 136 caliper inches of healthy existing trees will be
cut with this proposal. Approximately 40%of the existing trees are dead,dying,diseased,or dangerous
(DDDD). The City mitigation standard is 67%of the healthy tree removal,requiring 91 inches of new
trees to be planted. The applicant proposes to mitigate the tree removal with forty-six(46)2"caliper
trees,however the site size will not allow this many trees to be planted with the proposed development.
Therefore,the attached Preliminary Landscape Plan proposes 20 trees to be planted on-site and an
additional7 will be planted on the adjacent property to the west(see Lehman Partition West application).
The applicant proposes to pay a fee-in-lieu to mitigate the remaining 37 caliper inches required with the
proposed tree removal for this site.
3. Identification of all trees which are proposed to be removed;
COMMENT:
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
t6e 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
identified.
20
C. Subsequent tree removal.
' COMMENT:
As required,all trees removed with a period of one year prior to the proposed deve(opment are
inventoried as part of the attached Tree Plan(see Exhibit 3).
18.790.050: Permit Applicability
A. Removal permit required. Tree removal permits shall be required for the removal
oi 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 dces 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.
21
SECTION 18.795: VISUAL CLEARANCE AREAS
18.795.030: Visual Clearance Requirements
A. At corners. Except wit6in the CBD zoning district a visual clearance area s6a11 be
maintained on the 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.
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 common
driveway serving Parcels 2 and 3 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 w6ere 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 suc6 lots and a
straight line joining the right-of-way or property line at points which are 30
feet distance from t6e intersection of the right-of-way line and measured
along such lines.
COMMENT:
As mentioned previously,the applicant is proposing a 10 foot common 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).
22
_ ' !`�
SECTION 18.810: STREET AND UTILITY IMPROVEMENT STANDARDS
18.810.030: Streets
A. Improvements.
COMMENT:
The applicant has proposed a 10 foot wide common driveway from SW Lehman Street to serve Parcels 2
and 3. An easement will also be recorded with the final plat to allow the adjacent property to the west to
_ access the common driveway. No improvements to the existing SW Lehman Street are required or
proposed with this application.
C. 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 and trees on the adjacent 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 on the site will be 10 feet wide and paved with asphalt.
The proposed private street fronts SW Lehman Street and is more than 500 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 E�ibit 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
23
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 an accessway from SW Lehman Street to serve 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 shall be no more than 330 feet,except where
precluded by environmental or topographic constraints,existing
development patterns,or strict adherence to other standards in the code.
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 an accessway from SW Lehman Street to serve 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 exceed 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;
24
COMMENT:
The average lot depth is 88.07 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 Exhibit l, Parcel 1 has approximately 105 feet of frontage on SW Lehman Street.
Parcels 2 and 3 are accessed along 15 feet of frontage on 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.
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.
25
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 Exhibit 1).
Detailed drawings will be submitted to the City Engineer for review prior when the applicant applies for
building permits.
18.810.10(1: Storm Draina�e
A. General provisioos. The Director and City Engineer shall issue a development
permit only where adequate provisions for storm water and flood water runoff
have been made,and;
1. T6e storm water drainage system shall be separate and independent of any
sanitary sewerage system;
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 Exhibit 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. Preliminary storm water
calculations have been provided as Exhibit 9. 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"�storm water main
(see EaLhibit 1). Ifthis 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. In order to make this second option work,the applicant will have to build a 5-6 foot
retaining wall in the southeastern portion of the site so that treated storm water can flow northward to
SW Lehman Street.
2. Where possible,inlets shall be provided so surface water is not carried
across any intersection or allowed to tlood any street; and
COMMENT:
As shown on the attached plans,the applicant will provide inlets so that storm water will not stand along
the proposed common driveway or its intersection�vith SW Lehman Street.
26
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 along SW Lehman
street, but have been proposed along the interior private street.
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 dces not propose to place the existing
overhead lines along SW Lehman Street underground. However the applicant dces propose to install the
lateral electric and communication lines to Parcels 2 and 3 underground.
The applicant is currently in negotiation with the owner ofthe adjacent lot to the east to obtain a public
storm water easement across his property so that the subject site's 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.
B. Information on development plans.
COMMENT:
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.
27
D. Fee in-lieu of undergrounding.
1. The City Engineer shall establish utility service areas in the City. A1 I
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.
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 wi11 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.
28
�"
18.810.170: Plan Check
COMMENT:
As reyuired,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
COMMENT:
As required,the applicant will not begin work until the City has been notified in advance.
18.810.190: City Inspection
COMMENT:
As required,the proposed improvements 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
LIST OF EXHIBITS
1. Development Plans
Sheet 1 - Existing Conditions/Vicinity Map
Sheet 2- Preliminary Plat
Sheet 3- Preliminary Utility Plan
Sheet 4- Grading Plan—Option 1
Sheet 41 - Grading Plan—Option 2
S6eet 5- Future Street/Off-Street Parking Plan
Sheet 6- Preliminary Landscape/Development Plan
2. Impact Study
3. Tree Plao
4. CWS Service Provider Letter
5. Trash/Recycling Service Provider Letter
6. Access Report
7. Preapplication Meeting Notes
8. Ownership Information
9. Preliminary Storm Water Report
30
DEVELOPMENT PLANS
EXHIBIT 1
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KURAHASHI
I I I I dc ASSOCIATES, INC.
C5W l�iwaio�•ht<r Remurea
. i�nd�e.p 4ehil«inrc . pyadM ..
I i I FL�rtonm�nW.Sunsry�
15580 S�Je�9tr�al,Sufte 200
Be�rluo.0'qoo P7U06
. (SM�/1-6M2 f¢ 503�41-9771
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— I I I OPA�IT PLAN ,
NORTH SGALE: I'�30T-0" �T"a s
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IMPACT STUDY
EXHIBIT 2
I
IMPACT STUDY
A. INTRODUCTION
Windwood Homes,the applicant, is requesting approval of a 3 lot partition of Tax Lot 3000 of Tax Map
1 S 126DC. The 0.43 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 18390.040(2xe)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 currently accesses SW Lehman Street via a driveway in the northwest 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 existing residence remaining on Parcel 1 is not currently served by the public storm system along
SW Lehman Street. T'he 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 92"�Avenue.
The applicant is currently in negotiation with the owner of the adjacent lot to the east to obtain a public
storm water easement across his property so that the subject site's storm water system 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 the existing storm water system in SW Lehman Street. Preliminary storm water
calculations have bee provided as Exhibit 9. These calculations have determined that with on-site
detention,the existing storm water system can accommodate the runoffgenerated 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 10-15 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 tax lots created with this
development will generate additional tax revenue to help fund the existing park system.
4. WATER SYSTEM IMPACT
COMMENT:
T'he 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 E�chibit 1). Preliminary engineering
investigations indicate that the proposed development can be served by the existing City water system.
5. SEWER SYSTEM IMPACT
COMMENT:
The existing residence remaining on Parcel 1 is currently 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
TREE PLAN
EXHIBIT 3
Thursday, November 06, 200312:28 PM Walter H. Knapp 503-265-8117 p.p2
Walter H. Knapp
Silvicx/txr�� Urbax Forestry
November 6, 2d03
Tree Protection and Remnvxl Plan
9314 SW I..ehman Street Partitiou
Tigard,OR
Ten trces larger than 12-inches in diameter are grawing on the rroperty. The enclosed map
shows their location. Tree species and charac;teristics are shown on tabte 1. This table also
includes a cakulation of tree mitigation needed to meet City of"1'igard code requirements.
Specific miligation details wial.be determined later, but couid include tree planting on site or
at another suitable location m the City, or gayment to tbe Tigard tree fund.
Table I.Tree species,chat'acteristics,and rniti ation calculations. _
DDDD
'ree# cies DBH (Cut) Leave Cut scription __
1 re on ash 14 14 lose to building envelope_ __
2 p le 24 24 tem decay
3 egon ash 1 S 18 close to buildin envclo c
4 awthtxn l6 l6 i er stem decay,basal split,included bark
5 igleaf rna le 22 22 em decay,{owet trunk
6 ur_ o�ean white birch 24 24 'm acted b drivewa _ ___
7 igleaf maple 24 24 asal decay,predominant lean to west
8 �uro ean wfiite birch 20 20 'mpacted by driveway
9 igleaf ma le 36 36 'm acted b drivewa
10 uli�tree 24 24 'mpacted b driveway
l0 4 0 6
itigation Su�mary
umber of trees>12 Inches: 1� _
nrn ber of DDDD a�d l.eave Trees>12 inchcs:
/o irees DDDD 8r Leave >12 inchcs: 0% ___
i of Ti ard Miti ation: 7%
�--g- g -
umber of inches cut: _._ �3� _--- -
umbcr of inches to miti ate: __ � -
umber of 2-inch trees: _. - 5-- _- —
Wahcr H. Knapp
Certified turester, SAT 406
Certified.4rborist, ISA PN-0447
761 S SfY Dwrsmr�ir Lane,Beavertox, OR 97007
Phowe:(503)6�6-4349 Fax:{503)265-SI17
Page 2 Of 2
8/10/I003
Wa/!er N.Knapp
Tree Protection Requirements. The trees planned for retention on the property 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 azborist shall designate the Tree Protection Zone
(TPZ). Where feasible,the TPZ shall be established at the tree dripline as a
minimum. If infrastructure (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 apart, 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 arborist shall be on site to discuss
methods of tree removal and tree protection prior to any construction.
4. Storage of Material or Equipment. 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 axe
available. If excavation within the TPZ or dripline area is unavoidable,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 shall monitor construction
activities and progress, and provide written reports to the developer and the City of
Tigard at regular intervals.
7. Final Report. After the project has been completed,the project arborist shall
provide a final report that describes the measures needed to maintain and protect the
remaining trees.
Walter H. Knapp
Certrfied Forester,SAF 406
Certifted Arborist, ISA PN-0497
7615 SW Dunsmuir Lane,Beaverton, OR 97007
P/ione:(503)646-4349 Fax:(S03)265-8117
CWS SERVICE PROVIDER LETTER
EXHIBIT 4
ZOOI�j (8C9L OH %2I/%.Lj 05=CT �lH.L COOZ/ZZ/50
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Map 3 Tax Lot S �C � 4 Owne� ' '
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Based on s rsrlo�w of�ahove�nFo+mativn and the nqul�w�sAls�d Gaaw�"�wvices
D�alpn afld Cor�strut�ian Standards ibCSO�ution and Or�No.00-7:
❑ Se�siliw a�s�e pobf�t�lty e�dst nn alte or wlthln�oo�eFttq l�e�.THE APPt.ICANT MUST
PERF01tMl A StTE CER71�lCATION PRIOR TO�MCE OF A 86i�fCE'1lDVIDER
LE71'6R OR STORIAWATEI�CONNECTION r�!lM�T'.��vo Ae+oas mtiot on q�e�I�e or
within Z00 f�et on aJ�rK Pro�Ya�s,'N��1 R�u�a/1ss�ssrw�wt R�port ne�y�Iso
be raequlnd.
�„ Senaiti�re ar�de not appe-ar tv eodst oA�ite or wltl�iil Z00'of th�sl�.Thl�pr�
scr�nMp sibe a�sarnd�t doea NOT�IN111n�b N1��IMd bD svaivafs a�d prvi�ct Mrater
4��J1 s�rt�itivc areas�they�n subt�uMttly disoaM�d on ynur prap� NO
FURTMER SI'�E AS�MENT OR�VICE PROVi�LETI`�IB 1'i��.�FM3
FORM WILL SERVE AS AUTHORp�►T10N TO 1sSYE A STORMWATER GONNEGT'lON
PERMfr,
❑ The propoeed aclivit�/cloes�ot m�et thr dvfinidon d d�rslopmwrt NO 81R'E
ASSESSIMENT OR Si1�Y10E PROVIDER L,ETTER Is REQU�RE�.
Comrner�ts;
Rewiewed By: Dits: S��'�D '3
Posbir Fax Note 7671 �' a.t�/s3 "�° �.Z �le.�a�ru
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TRASH/RECYCLING
SERVICE PROVIDER LETTER
EXHIBIT 5
06/02/2003 13:26 5036256" PRIDE DISPOSAL 1PM PAGE 01/01
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15SSU SW Jay St,Ste 200
Beaverten, O�tego�t 9700G �AX 1VUMBER: 503�6Z5-63.�9
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Fax:(503)b44-9731 Nnnnber o�Pagea(tncladiag t�aheet): 1
FRUM: S�+eve Ka
11�E.9SAGT:
As 'ousl discu t�e davela r is s' to devclo a ]0�'oot wide dri�ve„ya to so�,e o,ne
existin resideuoe anc�2 ncw sin l�fac�.il detached residences ax 9330 SVU Lehw�n Strcot in
Ti . Refuse erated b eac6 residebcc will bc stored in a coacx.�ed locatio�$s r uired b
Ci of� ataadarde. How�ver,due to the
nan�ow width ofthe m sEd dzider�va futwe
owncrs of atl r�den<•x,�will hdve to si an
cut that states that cti ard deb�es snd
ar e refusc will have to be brou out to 3W L,ehman S�eck for colle�tiaa. 'fhc collectiou area
fm tiha ro sed develo ent wili consist of a d ' tcd 18 foot wid��rca��,��g,, 5 �
awa fxom the ed of ineat
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Recycle
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ACCESS REPORT
EXHIBIT 6
August 11, 2003
TIGARD, OREGON
Community Development Department
Planning Division
13125 S W Hall Boulevard
Tigard, Oregon 97223
Attention: Brad Kilby
RE: Lehman Partition 9314 SW Lehman—
Access ReportlSight 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 standard 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
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OWNERSHIP INFORMATION
EXHIBIT 8
FROM :�IRST �MERICRN TITLE 20 93-28 14:38 #19� P.06/10
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zos75 Sw l.ebeau Raad
StterWOOd,OR 97140
unR9 a a�aru�a��qu�stee ad tsoc st�tements �
shal be sent ta the faBowhg ad�YS:
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20675 SVY Lebeau ROdd � ,��, YY,'�t�tF+��TON�OClhTY
ShervMood,OFi 97140 �7���'S� �.r R�!.F�Hn'�rAX
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�.No.:7034-103506{Ti.S) . •.�� F�PAlo D�t�
D�ate: March 10,2fl03
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� STATUTQRY WARRANTY D�p
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�a Da�id]ames Knipht and Deanna]ean 7ohnwn as te�wnts b the e�d
and w�r�ants to M.Dala Wchards and Heatl�er M.Adams,the frdbwa�g desc�bed real���free
O cf liens and ena,mbrances►e�ocePt as�iW1Y se�tartf�herein:
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� See t,egat Destrip�Gat attad�ed her�a as�lchb�A�nd by t�is referenoe inaorporat�herein.
� Thss propetty Is tr�ee from li�s and encumbrances,IXCEPT:Ca�venants,condltloas,
Q �strittians and easem�tis of reoord
+Q YHIS INSTRUMf.�fT WII.I. NQT A1�OW U5E �F THE PR�PERTY QESC7tIBED IN THIS INSTRUM�JT IN
LL YIOlA1IOIV OF APPiICA6lF lAND USE LAWS AND REC,UlATiONS. Bff"�ORE SZGNING OR AC�P'iING
� THIS INSTR(N�fENT,'TNE PER.SON A�CQUIRING F�TlTLE TO THE PitOPERTY S'�10UI.d q-l�pG WIT}�TFlE
APPROPRIATE C1TY OR C�OUNTY PLMqVING DEPARTMENT TO Y�tIFY APPRON� USES AND TO
. DE7�RMINE ANl( LIMnS ON LAWSLJITS AGAINST FARMIIVG UR FORES� PRAG7ICF5 AS D�INED IN
ORS 30.930.
� The true ronsideratbn for t�is t�onveya�oe is�Z00,000.00 pald by an accommodator put�uant bo
an YAC iQ31 exchange. (Hae oompy wltfi.eyu�rema,ts or oas 93A3o)
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Oa�iel James Kr►ight nna Jea� son
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FROM :F I RST 1�1ER I CFNJ T I TLE 2E 03-28 14:38 tt 193 P.07/10
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STATE OF O�egott )
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This Ir�stnxs�ent was ada�owled�ed before me on thls I ��Oay of 1" W C� � 20�
by Daniel 7ames Knight and Deatufa 7ean
��� Tamara L Ste�tn Np{ary?u �
a�o�w"s�e�a�►� ��n�on e�i►es Aa�@e4 �/10�(�3
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FROM :FIRST Ah�RICRN TITLE 20 93-28 14:38 #193 P.08/10
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LEGAL D�P'fION:
l.ot 8,B�odc D,IBiMAN ACRF TRACT,In the City of Tpard,Cour+ty oP Washingt,o�and Sta�e of Oregaa,
EXCEPT TNEREFROM the East 85 feat as ca�veYed bY deed�eccrded December 1,1964 I�Book 438.
page 332,rbca�ds�Washingaon County,Uregon.
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Preliminary Stormwater Report
Lehman Partition
Prepared For
Win wood Construction, Co.
12655 SW North Dakota St.
Tigard, OR 97223
10/3/03
Kurahashi and Associates
15580 SW Jay St. Suite 200
Beaverton, OR 97006
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KLTR.A�IA S HT
�' ASSOC:lATE�^�,, IN�_
' Brad Kilby
Associate PIanner
City of Ti�ard
13125 SW Hal!Bivd.
Tigard, OR 97223
Date: I 1/14/Q3
Subject: Lehman Partition
Clarification of Preliminary Stormwater Plan
Dear Brad
On October 3,2003, Kurahashi and Associates submitted to the City of Tigard a prel iminary stormwuter
plan for the Lehman Partition_ Subsequently,the site plan changed by relocating the private roads serving
the site.
In reviewing the road revisions, the amount of impervious road s�irface decreased by 900 i�2. This
insignificant reduction in impervious surface does not change the weighted CN, so the 25 year
postdevelopment flows remains at 0.52 cfs.
Except for a slight extension of a storm sewer,the storm drainage faeilities remain unchanp,ed. The
reduction in impervious surface or post development flow does not require upsizing the detention system.
At this time the October 3, 2003 Preliminary Stormwater Report reflects the necessary calculations for
land use approval.
Of course,a fina! stormwate�plan will be submitted with the final constnictian documen�s.
i hopc this responsc answers yovr concerns regarding the revising the stormwater report. If you havc any
qurslions,please contect me at 503-644-6842
Sincerely.
-�—� ��b� -
Greg Kurahash;PE
15580 SW 1ay Strect,Suite 200;Beaverton,Oregon 9'1006 —
Phone: (503)644-6842; Fax:(503)644-9731
Lehman Partition
Preliminary Stormwater Report
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 Barbaza 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
Totai 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 83 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
� _ . _ - a , .�z�,,,:. : . . . �:�u
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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 700-Yr
1 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 Hydrographs by Intelisolve
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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) (ft) (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 Hydrographs by Intelisolve
-`"¢�
Hydrograph Report Pa9e�
Hydraflow Hydrographs by Intelisolve
Hyd. No. 1
Lehman Predevelopment
Hydrograph type = SBUH Runoff Peak discharge = 0.19 cfs
Storm frequency = 2 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. = 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 -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (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 0.01 920 0.07 12.60 0.05 16.00 0.04
5.9� 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 0.06 12.90 0.05 16.30 0.04
6.20 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
7.10 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 14.20 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 0.05 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 15.20 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 cfs)
19.10 0.04
19.20 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 0.03
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) (R) (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
Page 1
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 15.00 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 0.02 920 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.Q6 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 0.29 « 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 Hydrograph
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 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
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
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(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
4.70 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 0.1� 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
720 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 0.06
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.�6
Continues on next page...
��
�,
Lehman Predevelopment Page 2
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs)
18.10 0.06 23.20 0.05
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 �.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 Page 1
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 0.43 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 Page1
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.�1 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 1520 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 0.04 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.�8
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 10.2� 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 17.20 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
Continues on next page...
Lehman Predevelopment 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 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 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
20.20 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
--�
''I
7_,•,
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) (ft) (cuft)
1 SBUH Runo 0.55 6 480 7,995 — — — Lehman Predevelopment
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 Pa9e�
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 0.23 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 15.7� 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 16.20 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
1920 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
22.10 0.07
22.20 0.07
22.30 0.07
22.40 0.07
--.�
Appendix B
Post Developed Flow Calculations
i1ji
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
1 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 Hydrographs by Intelisolve
�
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) (ft) (cutt)
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 Hydrographs by Intelisolve
Hydrograph Report Page1
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 % 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 cfs)
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
5.20 0.01 8.60 0.11 12.00 0.06 15.40 0.05
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 Inflow Maximum Maximum Hydrograph
No. type flow interval peak hyd(s) elevation storage description
(origin) (cfs) (min) (min) (cuft) (ft) (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. 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 7.70 028 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 17.10 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 Development 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 Time Time to Volume Inflow Maximum Maximum Hydrograph
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 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 Page1
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
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. = 3.45 in Distribution = Type IA
Storm duration = 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 1 Q.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.�9 15.00 0.08
4.90 0.03 8.30 0.24 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 0.07 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 0.07
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
2020 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 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) (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
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 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. = 3.90 in Distribution = Type IA
Storm duration = 24 hrs Shape factor = N/A
Hydrograph Volume=7,467 cuft
Hydrograph Discharge Table
Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow
(hrs cfs) (hrs cfs) (hrs cfs) (hrs cfs)
3.30 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 8.60 022 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 �.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.Q0 0.10 16.40 0.09
6.30 0.09 9.70 0.14 13.10 �.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 0.08 22.50 0.06
17.50 0.08 22.60 0.06
17.60 0.08 22.70 0.06
17.70 0.08 22.80 0.06
17.80 0.08 22.90 0.06
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 0.08 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 Hydrograph
No, type flow interval peak hyd(s) elevation stora e
(origin) (cis) (min) (min) (cuft) 9 description
(ft) (cuft)
1 SBUH Runo 0.55 6 480 7,995 — — — Lehman Predevelopment
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
Flydraflow Hydrographs by Intelisolve
•
Hydrograph Report
Page 1
HydraFlow Hydrographs by Intelisolve
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 �.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 0.05 820 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 0.26 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 0.22 12.40 0.12 15.80 �.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...
. y
Lehman Post Development Page 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
18.70 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
20.80 0.08
20.9� 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 1
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 ��
0.55 100.55 00 13 24
0.73 100.73 00 18 q2
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 34 299
2.37 102.37 00 33 332
2.56 102.56 00 31 364
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 4 460
Culvert/Orifice Structures Weir Structures
[A] [B] [C] [D] [A] [B] [C] [D]
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 Coeff. = 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 Mutti-Stage = No No No No
Slope% = 0.00 0.00 0.00 0.00
N-Value = .013 .013 .000 .000
Orif.Cceff. = 0.60 0.60 0.00 0.00
MultiStage = n/a No No No Exfiltration Rate = 0.00 in/hr/sqft Tailwater Elev.= 0.00 ft
NWe:All outflows have been analyzed under inlet and outlet conVol.
Stage/Storage/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 ft cfs cfs cfs 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 -- - -- - -- -- __ p.pq
0.37 11 100.36 0.07 0.00 --- - - -- -- - -- 0.07
0.55 24 100.55 0.09 0.00 - - - - - - - 0.09
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 0.16 0.00 -- -- - -- - � - 0.16
1.64 195 101.64 0.17 0.00 -- -- - - - � , 0.17
1.83 230 101.82 0.18 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 --- --- --- - _- -- - 0.33
2.74 392 102.74 0.23 0.13 - - --- , -- --- -- 0.36
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 Page1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 3
Hydrograph type = Reservoir Peak discharge = 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 U.00 ---- - --- -- ---- ----- ----- -- 0.00
4.60 0.00 100.04 0.00 --- -=--- - --- ---- --- -- ---- 0.00
4.70 0.00 100.05 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 --- ----- ____ w__ �_ _____ ___ �__ 0.03
6.40 0.03 100.16 0.03 ---- -- - -___ �__ __M ___ ____ 0.03
6.50 0.04 100.17 0.04 --- ----- ----- - --_ ____ _____ ___ 0.04
6.60 0.04 100.17 0.04 --- ----- --_ __� ___ ___ _____ _� 0.04
6.70 0.04 100.17 0.04 ----- -- - - - - -- -- 0.04
6.80 0.04 100.18 0.04 -__ ___ ____ _� � ---- - -� O.p4
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 - - -- -- --- ---- - -- 0.06
7.50 0.08 100.35 0.07 - - --- ----- ---- -- -- - 0.07
7.60 0.12 100.46 0.08 ----- -- - -- --- ----- --- ----- 0.08
7.70 0.19 100.70 0.11 ----- -- ---- --- ---- --- ----- -- 0.11
7.80 022 100.93 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 «
Continues on next page...
Page 2
Hydrograph Discharge Table
Time Inflow Elevation Civ A Civ 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 0.15 ---- --- ----- ---- ____ __w w_ --_-- 0.15
8.80 0.11 101.14 0.14 - ---- ----- ----- ---- ---- -- --- 0.14
8.90 0.10 101.Ofi 0.14 -- ---- ----- ----- ---- ----- ----- ----- 0.14
9.00 0.10 100.98 0.13 --- ----- ----- --- ---- ---- ---- ---- 0.13
9.10 0.09 100.90 0.13 ---- --- --- --- ---- ---- ---- ----- 0.13
9.20 0.08 100.80 0.12 ----- ----- ----- ----- --- ---- --- ----- 0.12
9.30 0.08 100.72 0.11 ----- ---- ----- ----- -- ----- --- -- 0.11
9.40 0.08 100.63 0.10 -- ____ _____ w__ _____ _____ ___ _____ 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 0.07 100.39 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
10.40 0.07 100.34 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 -- ----- _- _____ _� ____ __w _____ 0.07
10.90 0.07 100.32 0.07 --- - __w _____ _____ � ___ _-- 0.07
11.0� 0.06 100.32 0.07 - - ----- --- - -- ---- ----- 0.07
11.10 0.06 100.31 0.06 - -- --- ---- - ----- -- - 0,p6
11.20 0.06 100.30 0.06 -_- ----- -- ---- ---- ---- ---- - 0.06
11.30 0.06 100.30 0.06 - - --- --- --- - --- - 0.06
11.40 0.06 100.29 0.06 -- ----- -- -- --- -- - --- 0.06
11.50 0.06 100.29 0.06 -- ----- ---- -- -- --- ----- --- 0.06
11.60 0.06 10028 0.06 --- --_ ----- --- -- --- --- --- 0.06
11.70 0.06 100.27 0.06 ---- ---- ---- --- W__ _____ ___ �- O.pg
11.80 0.06 100.26 0.06 -- -- ---- ---- -- -- -- -- 0.06
11.90 0.06 100.26 0.06 ----- ---- -- --- --- ---- - - 0.06
12.00 0.06 100.26 0.06 ----- ---- ---- ---- ---- ---- --- --- 0.06
12.10 0.06 100.26 0.06 ---- - -- ---- - ----- ---- --- 0.06
12.20 0.06 100.26 0.06 ---- - ___ w_ �_ _____ _� _� p_pg
12.30 0.06 100.26 0.06 -- --- -__ ____ �_ _____ _� � p.pg
12.40 0.06 100.26 0.06 -- ---- ---- ----- ---- -- ---- ----- 0.06
12.50 0.06 100.26 0.06 --- ----- -- -- -- --- --- ---- 0.06
12.60 0.06 100.27 0.06 ----- ---- --- - -- ----- - - 0.06
12.70 0.06 100.26 0.06 ---- --- - - -- --- --- ----- 0.06
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 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
13.40 0.05 100.25 0.06 ----- ----- ----- --- --- ---- ----- ----- 0.06
13.50 0.05 100.25 0.05 --- ---- w__ ____ ____ _____ ___ ____ 0.05
13.60 0.05 100.25 0.05 ---- ---- --- ---- ---- __W ____ _� 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 --- ____ ___ ___ _____ __� _� ---- 0.05
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 10024 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 ---- _____ _M_ _� _____ ____ ____ -w_ 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 -__ ____ ____ - W__ __� _____ -__ 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 10�.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 1�0.22 0.05 -- -___ ____ ____ ___ ____ ____ _____ 0.05
16.30 0.05 100.22 0.05 - -- ---- ----- --- ---- ---- ---- 0.05
16.40 0.05 100.22 0.05 --- ----- --- --- __w ____ ____ _____ 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 10021 0.05 ----- ----- ----- ---- ---- ---- ---- ---- 0.05
17.90 0.05 100.21 0.05 ----- ----- ----- ----- ---- ---- ----- ----- 0.05
18.00 0.05 100.21 Q.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 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
18.50 0.04 100.20 0.04 ---- ----- ---- -- ---- ----- --- ---- 0.04
18.60 0.04 100.20 0.04 ----- ---- ----- --- ---- ---- ---- ---- 0.04
18.70 0.04 100.20 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 ---- ---- ----- -- --- --- ---- ---- 0.04
19.40 0.04 100.19 0.04 ----- ---- --- ----- -- --- --- --- 0.04
19.50 0.04 100.19 0.04 --- --- _� _--- w_ _____ _____ _--- 0.04
19.60 0.04 100.19 0.04 ----- -- ---- -- ----- - ----- ----- 0.04
19.70 0.04 100.19 0.04 - --- ----- -- -- -_- - -- p.04
19.80 0.04 100.19 0.04 -- - -- ----- --- - ---- - 0.04
19.90 0.04 100.19 0.04 -- -- --- --- ----- - ----- ---- 0.04
20.00 0.04 100.19 0.04 -- --- --- - -- - --- - 0.04
20.10 0.04 100.19 0.04 --- - __� � ___ _____ �-- ----- O.p4
20.20 0.04 100.19 0.04 ---- ---- ---- - ---- --- --- ---- 0.04
20.30 0.04 100.18 0.04 ----- ----- ---- ----- --- ---- ----- ----- 0.04
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 -- -- -- -- -- ----- --- - 0.04
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 - -- - - ----- - - --- p.p4
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 ---- --_-- -- _- -- ---- ---- --- 0.04
21.60 0.04 100.17 0.04 ---- --- -- _____ _�_ w_ ____ ____ 0.04
21.70 0.04 100.17 0.04 ---- -- ----- --- --_ ----- ---- -- p.04
21.80 0.04 100.17 0.04 - --- ---- ----- -- ---- --- -- 0.04
21.90 0.04 100.17 0.04 ----- -__ _____ ___ W_ _�_ _____ _M 0.04
22.00 0.04 100.17 0.04 ---- -- ---- ---- -- ----- -- --- 0.04
22.10 0.04 100.17 0.04 -- --- -- ---- ---- --- -- -- 0.04
22.20 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 -- w__ ____ _____ _____ ____ ____ �__ 0.04
22.70 0.04 100.16 0.04 ---- --- ----- ---- ---- ----- ----- --- 0.04
22.80 0.04 100.16 0.04 ----- ---- ____ ____ �_ __- ___ �__ 0.04
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 0.03 ----- ----- ---- ---- ---- --- ----- ---- 0.03
23.50 0.03 100.16 0.03 ----- ----- ----- ---- ----- ----- ----- ----- 0.03
Contrnues 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
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 Page1
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 -- -- ---- ----_ _____ _w ____ _____ 0.02
4.90 0.02 100.11 0.02 -- -- - ---_ _____ w__ w__ ____ 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 ---- ---- ----- ---- ---- ----- ----- ----- 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 ---- -- ----- ----- --- ---- ----- ---- 0.04
5.90 0.04 100.18 0.04 ----- ---- ---- ---- --- ---- ----- ----- 0.04
6.00 0.04 100.19 0.04 ---- ----- ----- ---- ---- ----- ----- ---- 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 10026 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 --- ----- ----- ---- ---- ----- ---- ----- 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 10221 0.20 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 --- ---_ ____ _w_ __ _____ �_ �- 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
1020 0.10 100.75 0.11 -- - -- ___ ____ _�_ _____ _w_ 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 0.08 100.42 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
1220 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 10�.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 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
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 ---- ----- ----- ---- ----- ---- ---- ---- 0.07
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
14.20 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
15.3� 0.07 100.33 0.07 ---- ----- -- ----- --- - -- --- 0.07
15.40 0.07 100.33 0.07 -- --- ----- ---- -- --- ----- ----- 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 ----- -- ---- - - -- -- - 0.06
17.00 0.06 100.30 0.06 ---- --- --- - ----- -- - ----- 0.06
17.10 0.06 100.30 0.06 --- --_ � _____ _�_ ____ �_ ____ p.pg
17.20 0.06 100.30 0.06 ----- ---- ---- ----- --- ----- ----- --- 0.06
17.30 0.06 100.30 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 0.06 100.29 0.06 --- --- ---- ---- ----- ---- ---- ---- 0.06
17.80 0.06 100.29 0.06 --- ----- ---- ---- --- ____ �_ ____ 0.06
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 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 0.06 100.28 0.06 -- ---- -- --- ----- -- -- --- 0.06
1820 0.06 100.28 0.06 ----- _-- ----- ---- --- --- --- -- 0.06
18.30 0.06 100.28 0.06 ---- ----- --- -- ---- ----- ---- ---- 0.06
18.40 0.06 10028 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 0.06 100.26 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 -- ---_ __� _____ �_ _____ �__ ____ p.pg
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 --__ ___ _____ ____ �_ ____ _____ M_ 0.05
21.90 0.05 10022 0.05 --- ---- ---- ----- --- ----- ----- ---- 0.05
22.00 0.05 100.22 0.05 -- --- ---- --- ---- ----- -- ---- 0.05
22.10 0.05 100.22 0.05 - --- ---- ---- ----- ----- ---- ----- 0.05
2220 0.05 100.22 0.05 ---- ---- ---- -- ---- ---- ----- ----- 0.05
22.30 0.05 100.22 0.05 ---- --- ---- ----- ---- ---- ----- ----- 0.05
22.40 0.05 100.21 0.05 ----- ---_ ____ ____ ____ _M _____ _____ 0.05
22.50 0.05 100.21 0.05 --- ---- ---- ----- ----- ----- ---- ---- 0.05
22.60 0.05 100.21 0.05 ---- ____ W__ ___ �_ ____ ____ _____ 0.05
22.70 0.05 10021 0.05 ----- ----- ---- ----- ---- ---- ----- ----- 0.05
22.80 0.05 100.21 0.05 ----- ---- ----- --- ---- ----- ---- ----- 0.05
22.90 0.05 10021 0.05 ----- ----- --- ---- ---- ----- ----- --- 0.05
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
23.00 0.05 100.21 0.05 ----- ----- ----- --- ----- ----- ----- ----- 0.05
23.10 0.05 100.20 0.05 ---- ----- ----- ---- ---- ----- ----- ---- 0.05
23.20 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 0.04 100.20 0.04 ---- ----- ----- --_ ____ _____ ____ ____ 0.04
23.60 0.04 100.20 0.04 ----- ---- ---- ---- ----- ----- ----- ----- 0.04
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 ----- ----- --- --- ----- ---- ---- ---- 0.04
24.10 0.00 100.09 0.01 ----- ----- ----- ----- ----- ---- ---- ----- 0.01
...End
I
Hydrograph Report
Page 1
Hydraflow Hydrographs by Intelisolve
Hyd. No. 3
Hydrograph 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 -- -- ____ ___ __w _____ _� �- 0.00
3.70 0.01 100.05 0.01 - -- - - --- - ----- -- 0.01
3.80 0.01 100.Ofi 0.01 --- - --- _� ____ _� _� -M_ 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 --- --- _-__ _w ____ ____ ____ ---- 0.03
5.00 0_03 100.14 0.03 ----- - - --- -- -- ----- -- 0.03
5.10 0.03 100.15 0.03 ----- ----- --- -- -- ---- ----- ----- 0.03
520 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 0.04 100.20 0.04 -- ---- ----- --- ---_ ----- ---- ---- 0.04
5.70 0.05 100.20 0.05 ---- ----- -- ____ ____ ___ _�_ ____ 0.05
5.80 0.05 100.22 0.05 --- --- ----- --- ---- ---- ----- ---- 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 ---- -- ___ _____ ___ _____ �_ �_ p.pg
6.30 0.07 100.33 0.07 -- --- -- - ----- --- - --- 0.07
6.40 0.07 100.35 0.07 --- M__ _M_ _�_ ___ _�_ ____ _w 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 -- ___ _____ _____ _____ ___ _w ____ 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...
III
, , ,
Page 2 ,
Hydrograph Discharge Table ,
Time Inflow Elevation Clv A Clv B Civ C Clv D Wr A Wr B Wr C Wr D Exfil Outflow I
(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« 102.37 021 0.09 ---__ ____ __� _� _____ _w _� 0.30
8.10 0.37 102.55 0.22 0.11 --- ____ ____ ____ _____ � _---- 0.33 «
8.20 0.29 102.54 0.22 0.11 ---- ---- -- ----- ----- --- ---- 0.33
8.30 0.24 102.43 0.21 0.10 --- ----- ----- ---- -- --_ M__ 0.31
8.40 0.21 102.28 0.21 0.08 ---- ----- -_- - -- -- --- 0.28
8.50 0.19 102.15 0.20 0.05 ----- ---- ----- ----- ----- ----- - 0.25
8.60 0.18 102.06 020 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 ----- ---_ __� _____ � _M_ ___ �__ 0.19
9.00 0.16 101.88 0.19 ----- ---- ___ ___ ____ _____ �_ ___ 0.19
9.10 0.15 1�1.81 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
10.00 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 ---- ___ __W ____ _� _�_ ___ ___ 0.13
10.50 0.10 100.87 0.12 ---- ---- ----- ----- ---- ---- --- -- 0.12
10.60 0.10 100.82 0.12 --- -- ____ ___ � _____ - _____ 0.12
10.70 0.11 100.79 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 -- -- -__ _� ____ -__ � w__ 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...
;:��I
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
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 0.08 100.47 0.09 --- ---- ---_ _____ �_ ____ �_ ____ 0.09
13.00 0.08 100.46 0.08 --- �__ ____ ____ __ ____ ____ �__ p.pg
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 1�0.43 0.08 - -- _- ____ _� _____ �_ �_ 0.08
14.10 0.08 100.43 0.08 -- -- --- - ----- - -- - 0.08
14.20 0.08 100.42 0.08 ---- ----- --- --- --- -- --- --- 0.08
14.30 0.08 100.42 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 - - ____ ___ _� ___ W__ ____ 0.08
14.80 0.08 100.42 0.08 - - ----- -- - ----- ___ ____ 0.08
14.90 0.08 100.41 0.08 ----- ----- ----- --- - --- --- -- 0.08
15.00 0.08 100.41 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 1�0.39 0.08 ----- ----- -- --- -- ---- ---- ----- 0.08
15.90 0.08 100.39 0.08 ----- --_ __� _M _____ ____ ____ ___ p.pg
16.00 0.08 100.39 0.08 - ---- -- - - ----- - - 0.08
16.10 0.07 100.39 0.08 ____ ____ ____ __� w_ ___ ____ ___ 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
16.70 0.07 100.37 0.07 ----- -- ----- -- --- --- -- -- 0.07
16.80 0.07 100.37 0.07 --- ---- - -- -- -- -- ----- 0.07
16.90 0.07 100.37 0.07 ---- ---- - --- ----- ---- ---- ---- 0.07
17.00 0.07 100.37 0.07 -- ---- --- ----- -- ---- ---- - 0.07
17.10 0.07 100.36 0.07 --- ---- --- ----- - ---- ----- --- 0.07
17.20 0.07 100.36 0.07 ----- ----- ----- ---- --- ---- ---- ----- 0.07
17.30 0.07 10�.36 0.07 --- ----- ---- --- ----- ----- ----- ----- 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 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 •.
r
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
19.1� 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 -- ---- -- --- �__ ___ �_ W_ 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 O.Ofi ----- --- ----- --- --- ----- ----- ---- 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 ----- ----- - --_ �_ ___ ____ ___ 0.06
20.20 0.06 100.29 0.06 - -- -- --- ---- --- ---- ---- 0.06
20.30 0.06 100.29 0.06 ---- ---- ----- -- ----- -- ----- ----- 0.06
20.40 0.06 100.29 0.06 - -- ---- --- -- - - ----- 0.06
20.50 0.06 100.29 0.06 ---- - - -- ---- --- --- ----- 0.06
20.60 O.Ofi 100.28 0.06 ----- --- --- ----- ---- ---- ---- --- 0.06
20.70 0.06 100.28 0.06 ---- --- --- ---- ---- ---- --- --- 0.06
20.80 0.06 100.28 0.06 - - ---- ----- --- ---- ---- -- �.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 ----- ---- --- ---- ---- ----- ---- ---- O.U6
21.30 0.06 100.27 0.06 --- ----- --- --- --- ----- ----- ----- 0.06
21.40 0.06 100.27 0.06 ---- --- ---- ----- ----- ---- --- ----- 0.06
21.50 0.06 100.27 0.06 ___ _____ ___ __- ____ __� _- ____ 0.06
21.60 0.06 100.26 0.06 ----- ----- ---- ---- --- - - --- 0.06
21.70 0.06 100.26 0.06 ----- ----- --- -- -- -- --- --- 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 10026 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 0.05 100.25 0.05 ----- ----- ----- ----- ---- ----- ----- ----- 0.05
22.60 0.05 100.24 0.05 ----- ---- -- ---- ---- ----- --- ---- 0.05
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 �
22.70 0.05 100.24 0.05 ----- ----- ----- ----- ---- ---- ---- ----- 0.05
22.80 0.05 100.24 0.05 ----- ----- ---- -- ____ _____ _____ ____ 0.05
22.90 0.05 100.24 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.�5
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 --- ----- --_ _____ ___ _�_ ____ __w 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 Hydrographs 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 Exfil 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 --- --- - ----- ---- ----- -- ��a�
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 ---- --- ---- -- _M_ ___ _� ___ 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 ----- ----- --- - -- --- - -- �•�
5.00 0.04 100.18 0.04 - -- --- -- - --- ---- - 0.04
5.10 0.04 100.19 0.04 -- - ----- --- --- -- --- --- 0.�
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 10027 0.06 ---- ----- ----- ----- ---- -- ---- ---- 0.06
5.70 0.06 100.28 0.06 --- ---- - --- ---- --- --- ----- 0.06
5.80 0.06 100.30 0.06 ----- --- --- --- -- ____ _____ ____ p.pg
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 ---- --- --- --- --- ----- ----- ----- O.U8
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...
' • i
Page 2 ,
Hydrograph Discharge Table
i
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
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 --- --- --- --- ---- ---- ----- 020
7.90 0.51 102.48 0.22 0.10 ----- -- --- ---- ----- -- ---- 0.32
8.00 0.52« 102.87 0.23 0.15 ----- -- ----- ---- --- --- ---- 0.38
8.10 0.45 103.18 0.25 0.17 --- -- ---- ----- ----- ---- ----- 0.42 «
8.20 0.35 103.10 0.24 0.16 --- _____ �__ M__ _w_ ____ ____ 0.41
8.30 0.29 102.85 023 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 0.22 102.27 021 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 0.19 102.06 020 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 ---- ----- ----- ----- ----- ----- --- ----- 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 --- ____ ____ ___ ____ _w_ _�_ _____ 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...
.
f
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 �
12.20 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 -- ---- ____ ____ _� ____ _____ --w 0.10
13.10 0.10 104.60 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 --- --- ---- M__ _� _____ _--- -- 0.10
13.70 0.09 100.57 0.10 --_ _M_ �__ _�_ _� _____ _____ --W 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
15.50 0.09 100.51 0.09 ---- --- -- --- --- _M_ ____ �_ 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 --- ---- - - ---- r__ ____ --_ 0.09
16.40 0.09 100.48 0.09 ----- --- ---- ----- - _-_ -- -_- 0.09
16.50 0.09 100.48 0.09 ---- ____ ____ _w_
___ _--- ---- ----- 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 ---- ----- -- --- ---
---- ---- ----- 0.08
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 f�
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
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.Od 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 ----- -- ---- --- ---- -- ----- ----- 0.08
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 -- _� ____ __W �__ _� ____ _� 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
20.80 0.07 100.34 0.07 - ---- ---- ----- - --- -- -- 0.07
20.90 0.07 100.34 0.07 --- -- ---- - ----- --- ---- -- 0.07
21.00 0.07 100.34 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 --_ �_ _____ ____ �__ _� _____ _w_ 0.06
21.90 0.06 100.31 0.06 --- --_ _� _____ ____ ____ _� ___ 0.06
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 --- ----- ---- -- -- ----- ---- 0.06
Continues on next page...
Page 5
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
i
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 ----- ----- ----- ----- - --- ---- - 0.06 ��
22.90 0.06 100.28 0.06 ----- ---- --- --- ----- ---- --- ----- 0.06 �
23.00 0.06 100.28 0.06 ----- ----- ---- -__ ___ _� ____- - 0.06 �
23.10 0.06 100.28 0.06 ----- ----- ----- ---- --- ----- --- -- 0.06 :�
23.20 0.06 100.28 0.06 -- ----- --- -- ---- ---- ----- -- 0.06 �
�-
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 ----- --- ___ _____ _� _____ � _�_ p.pg
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 ----- ----- ----- - -- --- --- --- 0.06
24.00 0.06 100.26 0.06 ---- --- -- -- --- ---- --- - 0.06
24.10 0.00 100.12 0.02 ----- ---- --- ---- ----- ----- ----- ----- 0.02
...End
Appendix D
Preliminary Storm Drainage Facilities
Vicinity/Existing Conditions Map
°�a
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,
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�,WM / � ._VM � r :�-,VM WaiqnW Da1•
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1 / ( 10" CCP oo�.
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IE IN=233.09 � / � z21 IE IN=220.34 Ch�ck/Rwis� Dale
\ �Z��
222 REVISIONS
`'` RIM EL= '
IE IN W=�
W L� E H v A , T R E E S IEEOUTNE`
ry RIM EL= 2 8.28 " �
�— 2 �' ti �,' z�e XISTIN SANITARAY EWER LINE �E IN W=2 4.68 " �w /
� 1 =214.68 12" �4 �
12" CCP O� � � � � ;1�'OUT=219.95
IE IN=232.74 ,• 2" CCP ' E L �5064
N=227.86 � W� S T., TRANS " � � ivM
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` CITY OF TIGARD
PRE—aPPIICATION CONFERENCE NOTES �o m��y�De„°�p�nt
.S(rapin�A BetterCamrnunity
(Pre-Application Meeting Notes are Valid for Six (b) Months)
RESIDENTIAL
a��rv�c omE 3 _ _
����: �
APPLICANT: W��1D�,JO�D �nsTRJ�-'�"�O►� , I1JC. AGENT: �ALC ���I�A�DS
Phone: �Sc��) (�aS -(os2(, Phone: � )
PROPERTY LOCATION:
ADDRESS/GENERAL LOUlTION: �3�y '� 9�30 Sl,� L�HrnRN S}.
TA% MAP(S)/LOT #(S): �S 1 a(�DC TL 3�� 30o a
NECESSARY APPLICATIONS: (�'1lQ oR �l�B
PROPOSAL DESCRIPTION: }��al',ccrr� ��s ��oQOS�nQ -�'o C�.er�4p (j,�a-�s��n, �L.sa ex+s ���� I
Pc�r�E�.s ��,n� Co.w�,.�.�c� nr�e. 3'�a83•[� S� ',., �;ZE
COMPREHENSIVE PLAN
MAPDESIGNATION: I'��c�+�m DE.NS�Tti RG5�0�-`N��AIr
ZONING MAP DESIGNATION: R-�a
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: Ews�
i0NIN6 DISTRICT OIMENSIONAL REQUIREMEiiT'S [Refer to Code Secdon 18. S�o )
MINIMUM LOT SIZE: 3� sq. ft. Average Min. lot width: — ft. Max. building height: 3S ft.
Setbacks: Front l S ft. Side�ft. Rear�_ft. Corner J�ft. from street.
MAXIMUM SITE COVERAGE: �o % Minimum landscaped or natural vegetation area: � %.
GARAGES: �O ft.
[�NEI6HBORHOOD MEETIN6 [Refer to the Neighborhood Meeting Nandoutl 1� S�bd�����s�o�1
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. Meetinq is to be held prior to submittinq vour 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
ResidenGal ApplicaUon/Pl�ning Division Section
s
� [�NARRATIVE [Refer to 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 18.390.050)
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 larg e, 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 18J05 and 18.7651 QflRZ���a� /S UQ w��� b�e c�'�e�e"� 1��c�"sc °� �`�-��t R�
Minimum number of accesses: � Minimum access width: �S/
Minimum pavement width: �p'
❑ WALKWAY REQUIREMENTS [Refer to ode Chapter 18.7051
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.
[�RESIUENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE EI(AMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s)from the 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 riQht-of-way dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
ExAMPLE OF RESI�ENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT 51ZE)W�TH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Muld-Family
43,560 sq.ft.of gross site area 43,560 sq.ft. of gross site area
8,712 sp.ft. (20%)for public riqht-of-wav 6 534 sq.ft. (15%)for public riqht-of-way
MET: 34,848 square feet NET: 37,026 square feet
- .�050 �minimum lot area) - �9�2(minimum lot area)
= 11A Uniis Per Acre = 12.1 Units Per Acre
�itie Developmeat C�de r�uires Wat tl�e net stte area e�dst fK We nex[whole dweUipg uait NO ROUNDIN6 UP IS PESMITTEO.
�Mdiimum Pnlect Densiql ls 80X tl t�e maximum all�wed densiry.TO DETERMIME THIS STAl10AR0,MULTIPLY THE MIWMUM NUMBER OF BMITS BY.i.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residenfial ApplicatioNPlanning Division Section
�
� SPECIAL SEiBACKS [Refer to Cod�Secdon 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 f�om 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 BUILDIMG NE16HT PROYISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
BUFFERIN&AND SCREENIN6 [Refer to Code Chapter 18.7451 �I
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may only be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to vour proposal 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.c�s�`'��s
� DSCAPIMC [Refer ta 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.
[J�RECYCLIN6 [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 TIGARD Pre-Applica6on Conference Notes Page 3 of 9
Residential AppGcatiaVPlanning Division Section
. , �
� [� PAR10N6 [Refer to Code Chapters 18.765 a 18.705)
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 dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50°/a 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 appropriately located and dimensioned 'i
disabled person parkmg 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 appropriate sign shall be
posted.
❑ BICYCLE RACNS [Refer to Code Secd 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.
❑ SENSITIYE LANDS [Refer to Code Chapter .715]
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 responsibility to precisely
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 18.115.O70.C)
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.
�LEANWAi�R SERVICES[CWSI BUFFER STANOARDS [Refer to R a 0 96,44/USA Regulatlons-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve 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 ApplicationlPlanning Division Section
. 1
� TABLE 3.1 YEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESI6N AND CONSTRUCTION STANDARDS MANUAURESOLUTION�ORDER 96-44
____- -- _- -— _ _ _------ _-- --- _ __ �
SLOPE ADJACENT WIDTH OF VEGETATED '
SENSITIVE AREA DEFINITION � z I
TO SENSITIVE AREA CORRIDOR PER SIDE �
• Streams with intermittent 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 I
• Natural lakes and onds '
• Streams with intermittent flow draining: �25% I'
1 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 ravine3
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated weUand boundary, delineated spring
boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. InteRnittent springs, located a minimum of 15
feet within the riveNstream or wetland vegetated corridor,shall not serve as a starting point for measurement. -
2Vegetated corridor averaging or reductlon is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The 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 report confirms slope stabiliry shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or 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 Veqetated Corridor:
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 construction 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 Chapter 18.7801
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 REMOVAL PLAN REQUIREMEMTS [Refer to Code Secdon 18.790.030.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 ApplicationlPlanning Division Section
' 1
' THE TREE PLAN SHALL INCLUDE 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°/a 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 ove� 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 Sectlon 18.790.060.E1
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 VISION AREA [Refer to Code Chapter 18.7951 I c�c N����c °� P```�''~'�Qf'`d Q���n S
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN 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 clea� vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential AppficatioNPlanning Division Section
, ,
FUTURE STREET PLAN AND E1I1'ENSION OF STREEi'S [Refer to Code Secbon 18.810.030.f.1
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.
[,�]�ADDI110NAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601
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'/z times the minimum lot size of the applicable zoning district.
[�BLOCKS [Refer to Code Section 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.
CODE CNAPTERS
_ 18.330(Conditional Use) �H.6ZO(Tigard Triangle Desgn Standards) Y� �H.765(OffStreet PadcinglLoading Requirements)
_ �S.�O(Direaors Intetprietation) �C 18.630(washington Square Reganal Center) _ 18.775(Sensitive�ands Review)
_ 18.350(P�anned�eve�ment) � 18.705(Access�E9ress��ircu�aeon) _ 18.780(signs)
_ �S.3CO(Site Devebpment Review) 'I S.��O(Accessory Residential Unils) �18.785(Temporary Use Permits)
_ 18.370(variances�Ad�ustrnents) � 18.715(�ensiry�omputations) 18.790(Tree Removaq
_ 18.380(Zoning Maplie�Amendments) �S.72O(Design Compatibility Sfandards) ✓18.795(visua���earance Areas)
18.385(Misoellaneous Pem�ts) _� �S.TZS(Environmental Performance Siandards) �8.79H(Wireless Communication Faalities)
�18.3JO(Deasion Making Prooeduresllmpad Study) �S.T3O(Exceptbns To Devebpment Standards) �18.810(Street&uti�iry�mprovement Standards)
18.410{�ot�e Adjusanents) 18.740(Historic over�ay) -
�18.420(�and Partitions> �8.�42(Hane OccupaUon Pem�)
? 18.430�s���� � �H.745(�andscaping&Saeening Standards)
��8.5�O(Residen6al Zoning DisUicts) 18.750(Manutac�uredlMobil Home Regu�ations)
_ 18.520�co��i zo���o�mas� ' 18.755 trn��d sa�d was��ya��sco�e�
_ �S.53O(IndusUial Zoning D'strids) ' 18.760(Nonconf«ming Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicatioNPl�ning Division Section
ADDITIONAL COMCERNS OR COMMENTS:
� �UGT 1-I GCGsS c��EmEr.11S �rOvw (..G} (jreQS
�IE �10�1c IE�� �-�a� cx�s rna� �lcc-A To �- nn� ��' ..� �,.p� �, b.x���ss a►J G�e��bur�
1f� I�l i n ot� LA� �a c�.�;61� ' C.i`2,4�r n, � \Q G l Ot S
� N F�p -Cp cGre.eri GcCe s r�.a q l„S
"7F `t— �9 1.JE..E.`�5 �"`« C�an\�.GG�• � �cc �re�e�,. !'18�P.w.[�d C.Bwy,����'M�P i
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.
APPLICATION SUBMITTAL 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 . e Planninq counter c oses at :00 PM.
Ma s submitted with an a lication shall be folded IN ADVANCE to 8.5 by 11 inches. One (1),
Z x ma o a ro ose ro'ect— s o fd e su mitte or attac ment to t e sta re ort or
a ministrative ecision. Applicat�on wit un olded maps sha not e accepte .
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 TIGARO Pre-Application Conference Notes Page 8 of 9
ResidenGal AppC�catioNPlanning Division Section
� The administrative decision or public hearing will typically occur approximately 45 to 60 days after an
application is accepted as being complete by the Plannin� 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 '�„ (�F�; �er . 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 PIAT NAME RESERVATION [County Surveyo�°s Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re�ulfed 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 policv is to apply those svstem
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 develo p,ment of your site plan. Failure of the staff to provide
information required by the Code shall not constltute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and reatl the Community Development Code or
ask any uestions of Cit 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: � -'/�
fITY OF TIGARD PLANNING DIVISION - TAfF PERSON HOLDING PRE-APP. MEETING
PHONE: (S03) 639-4111 FAX: (503) 684-7291
E-MAIL• (suH's first name)@Ci.�iga�d.o�.ui
nnE�s((ITY OF TIGARD'S fOMMUNITY DEYEIOPMENT fODE)INTERNETADDRESS: WWW.CI.tigard.01'.IIS
H:IpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Applica6on Conference Notes Page 9 of 9
Residential ApplicabwJPlanning Division Section
PRE-APPLICATIOH CONFEREHCE NOTES
➢ ENGINEERIHG SECTION Q CCm�m'nng D°�°,r°°nt
ShapingA BetterCommunity
PUBLIC FACILITIES Tax Map[sl: �s�2sue
Tax lot[sl: 3100 a 3000
Use i�pe: 2 MLP's or 1 SUB
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Right-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
❑ SW 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.
CRY OF T16ARD Pro-Appllcatlen C��feronce N�tes Page 1�f 6
��i■••„.��.r.ruu�c a.en•.
�
� . .� Other. The app' t will need to hire a professional c� �nqineer to provide a preliminary
sight distance certificu..�n for the proposed driveway locatio�,�. If improvements are necessary_
in order to provide adequate siqht distance, then a post construction sight distance certification
from the engineer will also be required.
,�
�i�
�
❑ 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 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
CITY Of TIGARD Pro-Appllcatlm CeM�ronce Netea Page 2 N�-
���■.•„■��•nror•.t a•en.. �
• , . .❑ storm sewers arn her underground utilities I�
' ❑ -foot concrete sidewalk I
❑ 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:
��.) �'`� ��'�'�`� �•
(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:
CIT11 OF T16ARD Pro-Applicadea C�nteronce Notes Page 3�f 6
Ei�l�nrl�!���srt���t S�etl��
I
• .Tualatin Valley Fire and R� �e District (South Division) [Cont� Eric McMullen, (503) 612-7010] I
. provides fire protection ser,,,.;es within the City of Tigard. Th� �istrict should be contacted for I
information regarding the adequacy of circulation systems, the need for fire hydrants, or other ��I
questions related to fire protection. I
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 fal/s in a southeasterly direction. The applicanf musf provide a plan that
shows how each new lot will be drained to an approved drainage system. The applicant must hire a
professional civil engineer to assist fhem in developing a solufion for this site. There are no public
storm drainage /ines nearby. Drywells and ofher infiltration systems are not permitted.
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 surtaces.
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
CI'iY OF TI6ARD Pre-Appllcatloa C�Meronce M�tes Pag�4 of 6
E�,����d��eel��rme�t S�etl��
�
Ir� 199,0, Washington Cour �opted a county-wide Traffic Imp� -ee (TIF) ordinance. The Traffic �
. Impact Fee program colle�,_ fees from new development bas� on the development's projected ��
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon a
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 building 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 T!F 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 Permii is required,the applicant musi ohtain that
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, e�. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
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-Appllcadon Cemeronce Nues Page 5�f 6
E��lu.d����rur��n i�etln
I
• � �. �Building Permit (BU� This permit covers only the consf ion of the building and is issued i
� • after, or concurrently w�th, the SIT permit. ;
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit 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 shal!
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: . V Z � �3
ENGINE � G DEPARTM T STAFF ATE
Phone: [5031639�4111
Fex: [5031624-0752
iSeng\bnanrltemplates�preap notes-eng.dot
Revised: March 21,2002
CITII OF TI6ARD PraApplicad�n C�merence N�tes Pags 6 M 6
Eill���h����Partwnt S�etl��
PRE-APPLICATI4N
CONFERENCE REQUEST
CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: �^.��JbG�1� �d�7 �C-
Address: �/�(o 5�.�5�-�/�r�"h ��okPhone: rG��"=� S� Case No.: R���r �c��U
-�
City:�� �.�2 Zip: Q7�y� Receipt No.:
�j � / / Application Accepted By: %'v��r
Contact Person: �^ c' �ha•T,�� Phone: l� $=��� Date: 1�29f�
-7 d�-v3 �S�
Property OwnerlDeed Holder(s):�A�t/1 c��c./�:! .Z /����
DATE OF PRE-APP.: l
TIME OF PRE-APP.: 1 D'ODA�
Address: Phone: PRE-APP. HELD WITH:
Clty: Zlp: Rev.7nl2oo2 i:\curpin\masterslrevisedlPre-AppRequest.dx
Property Address/Location(s): � � /y � �1 .3 30
,J � �{/t n�vnn S{ REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s):�S�-.�� �i% T� 3/�D �3�b
Zoning: �^ / 2- ❑ Pre-Application Conf. Request Form
2 COPIES EACH OF THE FOLLOWING:
Site Size: � ���- � � � I
❑ 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 (1) week prior to officially schedulinq a proposed lots and/or building layouts
pre-ap�lication 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.
Tuesday 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
8:00-4:00/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 CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code}.
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE � Filing Fee $200.00
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cinr oF Ti���
�uiy �2, 2005 OREGON
Dal� 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)
2003-00016. 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,
p�J1�uZ^-����`'
Richard H. Bewersdo
Planning Manager
i:\curpin\dick\letters\MLP2003-00016 approval extension.doc
c: MLP2003-00016
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
��CEIVED
Windwood construction Inc ;� � � 2��5
12655 SW North Dakota Street
Tigard Oregon 97223 , ;.Y OF T�GARD
:_� ;�-� . . . .
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 required,
please call Dale Richards at 503-625-6526, or 503-780-4375.
Regards
Dale Richards, President
Windwood Construction Inc.